F.A.Q - Consulting Surveyors SA

What does a Surveyor do?

A Surveyor carries out the necessary field work, measurements and calculations to prepare the plans and documentation required for the specific survey requested.

What type of Boundary Survey do I require?

Buying a property is the most expensive purchase that most people with ever make. Identifying and marking the property boundaries is very important particularly when building, as is being aware of any encroachments that may exist. Property disputes can be a major issue and not easy to rectify.

A Licensed Land Surveyor can help you through the process and can explain the difference between an Identification Survey, a Plan for Information Purposes and a Lodged and Approved plan with the Lands Titles Office.

What type of Survey do I need?

A Consulting Surveyor offers many services so when explaining your situation they will be able to determine what sort of survey you require.

In many cases clients have been referred onto a Surveyor by a fellow professional such as an Architect, Building Designer, Solicitor or Conveyancer and already have some idea of what they require.

What are the different types of Certificates of Title available?

Torrens Title

The registered proprietor of a Torrens Title owns the land and all the infrastructure on that land. Parts of the allotment maybe shared with others in the form of easements.

Community Title

The ownership of a Community Title is the same as a Torrens Title except some land must be shared with all other Community Lots within the Scheme. The shared portions are Common Property and can be used for driveways, infrastructure, buildings, gardens or other shared uses. Such Common Property is managed and maintained by all Community Title owners within the Community Scheme.

Community Strata Title

Such a Title can only be issued if at least one lot exists above another and Common Property is created in a Community Scheme. This would be the case in a multi-storied building where lots exist above one another. By the physical nature of a multiple storied building, all walls, floors, ground and roof are Common Property.

Strata Title

Strata Titles can no longer be created. They can only be amended.

If the existing Strata Plan consists of all Units being on the ground without being above one another, they can be converted to a

Community Title.

The advantages of the Community Title over the Strata Title is that the Community Title can give ownership to the buildings, improvements and the land within the Title to the owner of that Title.

What is a Torrens Title with party wall rights?

Torrens Titles are generally the preferred option of owners. Therefore builders will create smaller totally independent allotments that share adjoining walls. These are called semi-detached dwellings. Reciprocal party wall rights are created on the final plan lodged with the Lands Titles Office to cover this situation.

The party wall rights are a type of easement which means that if at a later date one owner decides to demolish their house they are legally not allowed to touch the section of the existing party wall that is on their side of the boundary. This protects the owner of the adjoining property.

Fees for Surveyors

The cost involved to complete a project depends on many variables such as the type of survey, difficulty and extent of the survey, the availability of survey information in the vicinity of the project and the time involved to complete the work.

It would be best to talk to your chosen Consulting Surveyor who would be able to a determine the extent of the project and supply either a fixed quote or a price range depending on certain variables and this is generally an obligation free service.

How do I find the right Surveyor?

First, make sure the Surveyor is Licensed and qualified to complete the work you require.

You can check the list for current Licensed Surveyors or the list of Consulting Surveyors South Australia members.

You can then talk to a few Surveyors for some advice or you may have a recommendation from a trusted friend or associate.