Boundary Surveys and Titling

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Boundary Surveys and Titling

A Boundary Survey accurately determines where the legal limits of your property are. It commonly involves calculating the position of your boundaries from survey marks and monuments referenced on registered plans, then physically marking those boundaries on site. Having this work completed by a Registered Surveyor is critical if you intend to improve or develop your property, or erect a structure, wall or fence adjacent to a boundary. It is also essential in avoiding or resolving legal disputes with your neighbours.

Titling relates to the registered easements, restrictions and other interests benefitting or burdening your property. The location of existing interests can also be calculated and physically marked by a Registered Surveyor. We can also assist in the creation and registration of new Title interests.

Why choose SurveyPlus?

We’ve successfully completed thousands of Boundary Surveys throughout Sydney, the Northern Rivers, Gold Coast and beyond. Our team of Registered Surveyors are experts in all forms of Boundary Surveys, Titling and relevant cadastral legislation in NSW and QLD. We’re regularly engaged as expert witnesses in legal disputes over boundary locations.

Different types of Boundary Surveys and Titling

A Boundary Marking Survey accurately determines where the legal limits of your property are. It involves calculating the position of your boundaries from survey marks and monuments referenced on registered plans, then physically marking those boundaries on site. Having this work completed by a Registered Surveyor is critical if you intend to erect a structure, wall or fence adjacent to a boundary. It is also essential in avoiding or resolving legal disputes with your neighbours.

A Boundary Redefinition Survey (Plan of Redefinition) is a comprehensive boundary survey to accurately determine the location and dimension of boundaries for a Lot where discrepancies may exist. Once the survey is completed, a Deposited Plan is lodged and registered at NSW Land Registry Services (LRS). A Boundary Redefinition Survey is important when the current property boundaries are defined by a compiled plan, where an excess or shortage in the boundary dimensions has been identified, where the boundary definition of a site is uncertain or unreliable (usually due to the age of the registered plan and lack of existing survey reference marks) or where the current registered plan is not a satisfactory base plan for a Strata Subdivision development.

A Boundary Redefinition Survey must be completed by a Registered Surveyor. It is strongly recommended to have this plan lodged and registered at the earliest stage of your development as the correct dimensions of your land and setbacks to proposed structures are critical to development compliance.

A Lot Consolidation Survey (Plan of Consolidation) is required when two or more Lots are being combined into one Lot and a new single Certificate of Title. Depending on certain conditions, this may be done by compilation or by survey. Once the work is completed, a Deposited Plan is lodged and registered at NSW Land Registry Services (LRS).

An easement is a section of land registered on a property Title which gives you or a third party the right to use that section of land for a specific purpose even though you/they are not the owners of that land. Examples of easements include an Easement to Drain Water, Easement for Services or a Right of Access.

An 88B Instrument is a document that accompanies any new plan for registration where a property easement, right, restriction or covenant is being created (or removed). The 88B Instrument defines the parties that are benefitted and burdened and identifies the terms of the easement, right, restriction or covenant. A right or easement creation must be by either registration of the appropriate Dealing and Annexures or by the registration of a Deposited Plan and 88B Instrument at NSW Land Registry Services (LRS).

Our Registered Surveyors can advise the best way to create an easement or right to suit your requirements or the requirements of Council.

A Preservation of Survey Infrastructure (POSI) Survey is required when construction work (typically civil works within a road corridor) may result in the destruction or disturbance of Permanent Survey Marks and/or cadastral reference marks. The loss of these marks can significantly degrade the integrity of legal property boundaries and negatively impact development projects that depend on position and height. A rigorous surveying process must be adhered to as per the Surveyor-Generals Direction No.11 to identify, locate and replace any affected marks.

A Lease Survey defines the lettable extents of a parcel of land or building and confirms the lettable area. A registered lease of land must be accompanied by a plan or diagram showing the extent of the land to be leased. The requirements of the Lease Survey are determined by the length of the lease. Generally a lease with a total term of less than 5 years can be prepared with a diagram which forms part of the lease documentation, and a lease of 5 years or more is treated by Council as a subdivision and requires a Plan of Survey to be registered.

For lease of all or part of a building, whether a Retail Lettable Area Survey (GLAR), a Commercial Lettable Area Survey (NLA) or Industrial Lettable Area Survey (GLA), the Lease Plan will need to be prepared using the Property Council of Australia (PCA) guidelines and Building Owners and Managers Association (BOMA) guidelines. Having a Lease Plan prepared by a Registered Surveyor avoids future disputes or conflicts relating to the exact lease area and extents. We’re experts at preparing Lease Plans and show clear and accurate areas and structures that can be used for calculating rental rates.

An Identification Survey identifies and locates the structures and improvements on your property. It shows the distances from structures to the boundaries of your land. Existing easements, covenants and restrictions are also identified and any encroachments documented. To protect against potential disputes, it’s recommended (and usually a requirement of the mortgagee) to have an Identification Survey Report completed prior to purchasing a property. An Identification Survey Report must be prepared and signed by a Registered Surveyor.

A Building Information Certificate Survey identifies and locates the structures and improvements on your property that have been completed without formal approval from Council. It is effectively an Identification Survey Report tailored to the work that has been undertaken. It shows the distances from the unapproved structures to the boundaries of your land. It may also show finished levels related to Australian Height Datum (AHD). Existing easements, covenants and restrictions are also identified and any encroachments onto neighbouring land is documented. A Building Information Certificate Survey must be prepared and signed by a Registered Surveyor.

Land Title (Certificate of Title), in simple terms, is a legal document that outlines ownership of a parcel of land. It also outlines any easements, restrictions or other interests benefitting or burdening the land. Land Titling advice involves a Registered Surveyor taking a strategic and holistic approach to a development to ensure the best outcomes are achieved for the prospective owners of the property as relates to the use of the land and the rights of all future stakeholders. Effective Land Titling advice by an experienced Registered Surveyor is crucial to any land development project as it can provide significant cost savings or create significant land value that may not otherwise be realised.

I’m not sure what type of survey I need?

Still not sure what type of survey you need? Click here and let us help you find the right type of survey for your project.

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Examples of what we’ve done

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Glenhaven Aged Care

93 Glenhaven Road, Glenhaven
Arcare
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UNSW Gate 9 Project

University of New South Wales, High Street, Kensington
UNSW
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Hawkhurst Ridge, Glenorie

Hawkhurst Ridge, 1 Vesperman Road, Glenorie
Trident Vesperman Pty Ltd
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Yallaroi Parade, Dangar Island

Yallaroi Parade, Dangar Island
Home Owner
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Warriewood Aged Care

23-27 Warriewood Road, Warriewood
Knowles Group & DSA Contracting
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Fernhill Estate, Mulgoa

Fernhill Estate, Mulgoa
Department of Planning, Industry & Environment
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Crown Land, Lower Portland & Blaxlands Ridge

Lower Portland & Blaxlands Ridge
Crown Lands NSW
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Easement Creation – Aircraft Landing Area

Nobbys Creek | Tweed LGA
Landowner
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Boundary Marking Survey – NBN Infrastructure

Tweed Heads | Tweed LGA
Downer Group
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Boundary Marking Survey – Currumbin Waters residential project

Currumbin Waters | Gold Coast City LGA
Landowner
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FAQs

Got questions? We’ve got answers. Explore our FAQs for quick and clear information on
everything you need to know about our services and processes.

A Registered Surveyor has been assessed and certified as being professional and competent to perform cadastral surveys by the Board of Surveying and Spatial Information (BOSSI) in NSW and/or the Surveyors Board Queensland (SBQ).

To be deemed competent, a Registered Surveyor must hold a tertiary qualification, gain the required practical experience, have passed a series of Board examinations and comply with continuing professional development (CPD) requirements set by BOSSI.

In Australia, only a Registered Surveyor can perform cadastral surveys and Registered Land Surveyors are the only Surveyors who can prepare and sign survey plans for lodgement at the NSW Land Registry Services (LRS) or Titles Queensland.

If you need a Registered Surveyor, click here to get a free quote or click here to find out more about our services

The only way to accurately determine whether your neighbour has built upon your land is to engage a Registered Surveyor to undertake a Boundary Survey. This could be a Boundary Marking Survey (where the boundaries of your land are physically marked), preparation of an Identification Survey Report (where the relevant structures are located and setbacks to boundaries determined), or both.

If you need a Boundary Survey, click here to get a free quote or click here to find out more about our services

An Easement gives someone the right to use a section of land for a specific purpose even though they are not the land owners. An Easement is registered on the property Title once created. There are many different types of easements, including:

  • Easement for Access or Right of Access
  • Easement to Drain Water
  • Easement for Electricity Purposes
  • Easement for Services
  • Easement for Support
  • Easement to Permit Encroaching Structure to Remain

Private easements are created for the owners of two or more parcels of land. Easements in gross are created in favour of the Crown or a public or local authority (such as Council or Sydney Water).

If you need an Easement created, click here to get a free quote or click here to find out more about our services

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Completing your survey is as easy as 1, 2, 3…

1. We give you a free quote

Complete and submit this simple form and we’ll email you a free quote.
Alternatively, feel free to call or email our friendly team.

2. We complete the site survey

Once our quote is accepted, we’ll reach out to schedule a convenient time for the site survey.

3. We deliver your survey plans

We’ll complete the calculations, plan drafting and quality assurance to deliver what we promised, on time and on budget.