Do I need a boundary survey?

[animha]

Hi, my solicitor has advised me to get a boundary survey on a house I'm purchasing in Stoneybatter. I was under the impression I would only need a structural survey so I got an engineering firm to do this. Now they are quoting me an incremental €400 + VAT to get a boundary survey done. The solicitor is asking for this because she said that no map came with the contracts, does anybody know if it's standard to get this done?

 

[gmas]

Get a boundary survey done now before you buy. we bought a derelict cottage 5 years ago. As soon as we developed the site we ran into problems with a neighbour who wanted ownership of the boundary even though it seems to be ours. €800 later for a boundary survey and with legal proceedings issued on our behalf we wished we had done a survey beforehand. The fact that the neighbour had no interest in the boundary until we ploughed money into the development is of no relevance.

 

[simp]

We're in the process of purchasing a terraced house in Dublin 8 - and I'd guess that animha is buying a terraced house as well, since it's in Stoneybatter.

Our solicitor was surprised that there was no map with the property and asked whether we had had a boundry survey done. We replied that we did not think we needed one, as the boundaries were well defined, since it's an old corporation terraced house.

But should we get one done, even if the boundary seems well-defined? And what can a boundary surveyor do, in the absence of a map officially defining the boundaries?

 

[simp]

<bounce> Sorry for bouncing this back up - but does anyone have any advice about the advisability of getting a boundary survey done on a terraced property, where the boundaries seem quite clear, but where there is no map... Thanks! </bounce>

 

[bacchus]

What's about contacting the ordnance survey?
See their PLACE maps at [broken link removed]

You give them your address, the scale of the map and they will send you a map which should clearly show the boundaries.

I used their service 2 years ago and got a Planning pack for planning application. The boundaries of my property were shown very clearly.

 

[Carpenter]

The OSI will supply you with a map alright but they state that their maps are not proof of boundaries etc where title is concerned, the only proof is the folio map that accompanies a title, if the property is registered. In the absence of such a map €400 would be money well spent in mapping the existing boundary condition before you purchase. This would be especially important in the case of boundaries defined by trees, hedges, old fences etc as the actual boundary line can be open to (mis) interpretation in these instances. In the case of solid boundaries like masonry walls etc I think this is of less importance. In the case of older properties the OSI maps may not be as accurate- if a neighbour has uprooted a hedge or put up a new fence for example. Your solicitor's advice is important in this matter.

 

[simp]

So - in the case of solid boundaries - one would probably not need to worry about having a boundary survey done?

Morevover, in the absence of a folio map with the deeds - what would a boundary surveyor have to go on, aside from the OSI map and the solid boundary?

 

[Carpenter]

So - in the case of solid boundaries - one would probably not need to worry about having a boundary survey done?

Morevover, in the absence of a folio map with the deeds - what would a boundary surveyor have to go on, aside from the OSI map and the solid boundary?

If the boundaries are solid and "look" to be correct (i.e. where you'd expect to find them) and presuming they weren't thrown up in a hurry (after a "For Sale" sign went up for example!) I'd be happy that they represent the legal boundary.

An OSI map could be out of date, may not have hedgelines/ tree lines or fences indicated (especially if these were put in place after the survey) so cannot be relied upon absolutely. Where plots of land are subdivided after survey these will not be on the OSI maps obviously. A surveyor will measure the locations of the boundaries as they appear on site, relevant to the built structure, triangulating his measurements to create an accurate site plan. This drawing can be used to register the title with the Land Registry and is attached to the title as a folio, this is my understanding of the matter in any case. However if you are in any doubt you can contact the Land Registry, I've found their staff to be very helpful when queries arose regarding mapping etc in the past.

 

[simp]

Thanks Carpenter - my solicitor reckons we'll be okay, as the boundaries are solidly constructed - but has advised me to revert to my surveyor for a final opinion.