1. ALTA/ACSM Land Title Surveys ~ An Introduction to the 2011 Standards~

2. Background ALTA = American Land Title Association Survey standards developed to meet the needs of title insurance companies Provides drawing of property lines, features and assets being transferred – shows facts 2

3. Brief History 1962 - American Title Association (ATA) and American Congress on Surveying and Mapping developed minimum standard detail requirements for land title surveys Revised in 1979, 1986, 1988, 1992, 1997, 1999, 2005 and 2011 Indiana Land Title Association also promulgated standards that were more common than national standards until early 1990’s 3

4. Purposes Required by title companies to remove exceptions from insurance policy and provide endorsements Provides assurance to seller they are transferring the intended property Provides assurance to buyer they are getting desired property along with necessary rights for their operations 4

5. Various Users Title Company  Evidence for title insurance Attorneys for buyer and seller  Review for adequate title and property rights Banks  Ensure adequate collateral for loan Real Estate Brokers  Due diligence obligation 5

6. 1962 – 1 st version 1986 – Min. Angle & Dist. Req. 1988 – Table A 1992 – Misc. revisions 1997 – Positional Tolerance 1999 – Table A changes, etc. 2005 – Effective 1/1/2006 2011 – Effective February 23, 2011 ALTA/ACSM Land Title Surveys A Brief History of the ALTA/ACSM Standards

7. 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys Section 1 – Purpose Section 2 – Request for Survey Section 3 – Surveying Standards & Standards of Care Section 4 – Records Research Section 5 – Field work Section 6 – Plat or Map Section 7 – Certification Section 8 – Deliverables Table A- Optional/NegotiableItems

8. Section 1 - Purpose ALTA/ACSM Land Title Surveys The “Standard Survey Exception” “Rights or claims of parties in possession, boundary line disputes, overlaps, encroachments, and any matters not shown by the public records which would be disclosed by an accurate survey and inspection of the land described in Schedule A.”

9. Section 1 - Purpose What comprises a complete ALTA/ACSM Land Title Survey? Field work – Section 5 Plat or Map – Section 6 Relationship to Record Docs Any selected Table A items Certification – Section 7 ALTA/ACSM Land Title Surveys

10. Section 2 – Request for Survey Written authorization Title Company not responsible for payment Request shall include desired Table A items Discuss scope of work with client on atypical properties Client to secure access where necessary ALTA/ACSM Land Title Surveys

11. Section 3.D. – Boundary Resolution “The boundary lines and corners of any property being surveyed as part of an ALTA/ACSM Land Title Survey shall be established and/or retraced in accordance with appropriate boundary law principles governed by the set of facts and evidence found in the course of performing the research and survey.” ALTA/ACSM Land Title Surveys

12. 3.E.i.- Relative Positional Precision “ the length of the semi-major axis, expressed in feet or meters, of the error ellipse representing the uncertainty due to random errors in measurements in the location of the monument, or witness, marking any corner of the surveyed property relative to the monument, or witness, marking any other corner of the surveyed property at the 95 percent confidence level (two standard deviations). ALTA/ACSM Land Title Surveys

13. (1) the availability, condition, history and integrity of reference or controlling monuments ALTA/ACSM Land Title Surveys 3.E.ii.- Uncertainties in boundary corners and lines occur as a result of…

14. (2) ambiguities in the record descriptions or plats of the surveyed property or its adjoiners ALTA/ACSM Land Title Surveys 3.E.ii.- Uncertainties in boundary corners and lines occur as a result of…

15. (3) occupation or possession lines as they may differ from the written title lines ALTA/ACSM Land Title Surveys 3.E.ii.- Uncertainties in boundary corners and lines occur as a result of…

16. (4) Uncertainties in measurement (Relative Positional Precision) Angles Distances GPS ALTA/ACSM Land Title Surveys 3.E.ii.- Uncertainties in boundary corners and lines occur as a result of…

17. 3.E.iii.- 4 Types of Uncertainty The first 3 relate to evidence – How do we interpret the evidence and where do we want to place the lines and corners? ALTA/ACSM Land Title Surveys

18. 3.E.iii.- 4 Types of Uncertainty Measurement Uncertainty (Relative Positional Precision) has to do with how precisely surveyors can mark and describe those locations Precise measurements do not necessarily equate to an ‘accurate’ survey ALTA/ACSM Land Title Surveys

19. 1962 ATA/ACSM Standards Positional Tolerance measurement standard: 0.02 feet in urban areas where buildings can be erected along the property line 0.04 feet in urban or suburban areas 1 foot per 5000 feet of perimeter in rural areas ”The surveyor shall note on the plat or map of survey the following: “Maximum positional tolerance of corners is.” ALTA/ACSM Land Title Surveys

20. 1962 ATA/ACSM Standards “When the surveyor has doubt as to the location on the ground of street or lot lines … for such reasons as street and lot lines being undefinable or indefinite because of insufficient monuments … or where errors are found to exist in the descriptions…, the surveyor shall clearly indicate the nature of the difficulty or discrepancy and give his professional opinion as to [the] range and scope of differences possibly involved and the effect, under the circumstances, of same on surveyed positions.” ALTA/ACSM Land Title Surveys

21. 1962 ATA/ACSM Standards “It is expected that the exercise of professional judgment by the surveyor will minimize differences of opinions with other professional surveyors exercising equally prudent judgment in such situation.” ALTA/ACSM Land Title Surveys

23. Section 4 – Records Research Order to include record description Complete copies of record documents to be provided: Most recent title commitment Adjoiner descriptions Easements (benefitting and burdening) Cross-referenced documents Documents to ascertain Jr/Sr relationships where necessary (See 6.B.vii.) ALTA/ACSM Land Title Surveys

24. Section 5 – Field Work On the Ground (except per Table A item 15) ALTA/ACSM Land Title Surveys

25. Section 5.A. – Monuments 5.A.i.- Location and descriptions of controlling monuments 5.A.ii.- Location, size, and type of monuments found or set ALTA/ACSM Land Title Surveys

26. Section 5.B. – Rights of Way & Access 5.B.i.- Distance to nearest right of way line if no abutting right of way 5.B.ii.- Name, width and location of traveled way for abutting streets ALTA/ACSM Land Title Surveys

27. Section 5.B. – Rights of Way & Access 5.B.iii.- Visible evidence of physical access to abutting streets 5.B.iv.- Location & character of all forms of access by other than the apparent occupants ALTA/ACSM Land Title Surveys

28. Section 5.B. – Rights of Way & Access (continued) 5.B.v.- Encroaching ways of access onto the surveyed property 5.B.vi.- Parcel corners that might indicate the width or location of right of way lines 5.B.vii.-Access to/from waters ALTA/ACSM Land Title Surveys

29. Section 5.C. – Lines of Possession & Improvements along Boundaries 5.C.i.- Possession or occupation 5.C.ii.- Improvements within 5 feet of boundary lines 5.C.iii.- Encroaching structural appurtenances and projections ALTA/ACSM Land Title Surveys

30. Section 5.D. – Buildings Location of all buildings expressed to the appropriate degree of precision ALTA/ACSM Land Title Surveys

31. Section 5.E. – Easements and Servitudes 5.E.i.- Evidence of easements disclosed in Record Documents 5.E.ii.- Evidence of easements not disclosed in Record Documents, but observed ALTA/ACSM Land Title Surveys

32. Utilities vs. Evidence of Easements

33. Section 5.E. – Easements and Servitudes 5.E.iii.- Surface indications of underground easements 5.E.iv.- Evidence of use by other than apparent occupants ALTA/ACSM Land Title Surveys

34. Section 5.F. – Cemeteries Location of cemeteries, gravesites, and burial grounds (i) disclosed in the Record Documents provided to the surveyor, or (ii) observed in the process of conducting the survey. ALTA/ACSM Land Title Surveys

35. Section 5.G. – Water Features 5.G.i.- Location of springs; location of water features bordering on or running through the property 5.G.ii.- Location of any water boundary Attribute located should be congruent with described water boundary ALTA/ACSM Land Title Surveys

36. Section 6 – Plat or Map 6.A.- Evidence and locations gathered in field work outlined in Section 5 ALTA/ACSM Land Title Surveys

37. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.i.- Record description and any new description prepared Avoid new descriptions unless necessary Avoid new descriptions of lots/blocks in platted subdivisions 6.B.ii.- Location & description of elements that control boundaries or that were relied upon ALTA/ACSM Land Title Surveys

38. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.iii.- All distances and directions in record description and in any new description Where a measured/calc dimension differs from record show both ALTA/ACSM Land Title Surveys

39. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.iv.- Dimensional data necessary to compute a mathematical closure of the surveyed boundary. A note if record description does not mathematically close Basis of bearings and difference from record ALTA/ACSM Land Title Surveys

40. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.v.- Show remainder of surveyed tract where it is part of a larger existing parcel 6.B.vi.- A note regarding the nature of water boundaries. A note on any changes in water boundaries ALTA/ACSM Land Title Surveys

41. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.vii.- Relationship of boundaries to adjoiners Gaps and overlaps between parcels where surveyed property is composed of multiple parcels Disclosure of gaps/overlaps to title company and client prior to completion of plat or map ALTA/ACSM Land Title Surveys

42. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.viii.- Notes on face of plat or map When results differ significantly from the record When a fundamental decision cannot be clearly reflected graphically ALTA/ACSM Land Title Surveys

43. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.ix.- Note on face of plat or map Explaining site conditions that resulted in R.P.P. exceeding 2 cm and 50 ppm ALTA/ACSM Land Title Surveys

44. Section 6.B. – Boundaries, Descriptions, Dimensions & Closure 6.B.x.- Note on face of plat or map Identifying title commitment number, date and company ALTA/ACSM Land Title Surveys

45.  Section 6.C. – Easements, Servitudes, Rights of Way, Access and Record Documents 6.C.i.- Information on plottable rights of way, easements and servitudes Width Recording information ALTA/ACSM Land Title Surveys

46.  Section 6.C. – Easements, Servitudes, Rights of Way, Access and Record Documents 6.C.ii.- Notes regarding rights of way, easements and servitudes Location cannot be determined No observed evidence Blanket easement Not on or touching the subject property Limits access Which parcels are affected, when multiple parcels ALTA/ACSM Land Title Surveys

47.  Section 6.C. – Easements, Servitudes, Rights of Way, Access and Record Documents 6.C.iii.- Note on face of plat or map When no physical access to a public way observed ALTA/ACSM Land Title Surveys

48.  Section 6.C. – Easements, Servitudes, Rights of Way, Access and Record Documents 6.C.iv.- Width of abutting rights of way and source of information Where available from jurisdiction Where disclosed in record documents provided ALTA/ACSM Land Title Surveys

49.  Section 6.C. – Easements, Servitudes, Rights of Way, Access and Record Documents 6.C.v.- Identifying information of documents which the survey represents.e.g.- Recorded plats Filed maps Right of way maps Etc. ALTA/ACSM Land Title Surveys

50.  Section 6.C. – Easements, Servitudes, Rights of Way, Access and Record Documents 6.C.vi.- Names and recording information for non-platted adjoiners Recording data of subdivision where adjoiner is platted ALTA/ACSM Land Title Surveys

51.  Section 6.C. – Easements, Servitudes, Rights of Way, Access and Record Documents 6.C.vii.- Platted setback or building restriction lines Which appear on recorded subdivision plats Which were disclosed in Record Documents provided ALTA/ACSM Land Title Surveys

52. Section 6.D. – Presentation 6.D.i.- Drafting standards Not less than 8½” by 11” Legible, standard scale Scale in words and graphically Produced in recordable form when required Boundary distinguishable North arrow Legend Vicinity Map ALTA/ACSM Land Title Surveys

53. Section 6.D. – Presentation 6.D.ii.- Detail/supplemental diagrams when necessary 6.D.iii.- Note when no buildings ALTA/ACSM Land Title Surveys

54. Section 6.D. – Presentation 6.D.iv.- Surveyor’s Information Project number Name Registration/License Number Signature and seal Address, telephone number Email address Dates of revisions ALTA/ACSM Land Title Surveys

55. Section 6.D. – Presentation 6.D.v.- Sheet numbers, if multiple sheets 6.D.vi.- Captioned “ALTA/ACSM Land Title Survey” ALTA/ACSM Land Title Surveys

56. Section 7. – Certification Only the unaltered certificate contained in Section 7 Except as may be required by, for example, state rules (See Section 3.B.) Date of Field work Date of Plat or Map ALTA/ACSM Land Title Surveys

57. Section 8. – Deliverables Copies to the title company and client Other copies as negotiated Durable, dimensionally stable Digital copies allowed Produced in recordable form and recorded when required or requested ALTA/ACSM Land Title Surveys

58. Table A – Optional Items Requested with order Negotiated Surveyor may need to qualify Items 5 and 11b do not equate to an engineering design survey ALTA/ACSM Land Title Surveys

59. Table A – Item 1 (Monuments) Monumentation Required in most states (see introductory paragraph to the standards) ALTA/ACSM Land Title Surveys

60. Table A – Item 2 (Addresses) Address(es) If disclosed in Record Documents If observed ALTA/ACSM Land Title Surveys

61. Table A – Item 3 (Flood zone) Flood zone by graphic plotting ALTA/ACSM Land Title Surveys

62. Table A – Item 4 (Land area) Gross land area Other areas if specified by client ALTA/ACSM Land Title Surveys

63. Table A – Item 5 (Elevations) Vertical relief Source Contour interval Datum Originating benchmark ALTA/ACSM Land Title Surveys

64. Table A – Item 6 (Zoning) 6(a)- Zoning classification as provided by title company 6(b)- Zoning classification and setback, height, floor space area restrictions as provided by title company ALTA/ACSM Land Title Surveys

65. Table A – Item 7 (Bldg dimensions) 7(a) - Building dimensions 7(b) – Square footage of buildings 7b(1) – exterior footprint 7b(2) – other areas as specified 7(c) – Measured height at a defined location ALTA/ACSM Land Title Surveys

66. Table A – Item 8 (Other features) Substantial features in addition to those required in Section 5 Parking lots Billboards Signs Swimming pools Landscaped areas ALTA/ACSM Land Title Surveys

67. Table A – Item 9 (Parking spaces) Striping Number of parking spaces Types of parking spaces ALTA/ACSM Land Title Surveys

68. Table A – Item 10 (Party walls) 10(a)- Information on party walls as designated by client 10(b)- Plumbness of certain walls as designated by client Client to provide for access ALTA/ACSM Land Title Surveys

69. Table A – Item 11 (Utilities) Location of utilities 11(a) – Based on observed evidence 11(b) – Based on observed evidence together with plans and markings obtained from utility companies or provided by client A note to clients qualifying what surveyors can depict ALTA/ACSM Land Title Surveys

70. Table A – Item 11 (Utilities) ALTA/ACSM Land Title Surveys

71. Table A – Item 12 (other requirements) Governmental agency requirements as specified by the client.e.g… HUD BLM leases ALTA/ACSM Land Title Surveys

72. Table A – Item 13 (Platted adjoiners) Names of adjoining owners of platted lands ALTA/ACSM Land Title Surveys

73. Table A – Item 14 (Nearest Intersecting street) Distance to nearest intersecting street as specified by client ALTA/ACSM Land Title Surveys

74. Table A – Item 15 (use of other technologies) Use of alternative technologies and tools Parameters of use (a) Prior discussion with client, title company and lender (b) Note on face of survey explaining source, date, precision, etc. ALTA/ACSM Land Title Surveys

75. Table A – Item 16 (HUD) Current earth moving, building construction or building additions ALTA/ACSM Land Title Surveys

76. Table A – Item 17 (HUD) Proposed changes in street right of way lines, if info available from jurisdiction Observed evidence of recent street or sidewalk construction or repairs ALTA/ACSM Land Title Surveys

77. Table A – Item 18 (HUD) Observed evidence of site use as a solid waste dump, sump or sanitary landfill ALTA/ACSM Land Title Surveys

78. Table A – Item 19 (Wetlands) Location of wetland areas as delineated by appropriate authorities ALTA/ACSM Land Title Surveys

79. Table A – Item 20 (Offsite Easements) 20(a)- Locate improvements within appurtenant easements 20(b)- Monument appurtenant easements Client to provide access ALTA/ACSM Land Title Surveys

80. Table A – Item 21 (Insurance) Client may require professional liability (E & O) insurance in a specified amount Certificate of Insurance may be requested ALTA/ACSM Land Title Surveys

81. Questions and Answers ALTA/ACSM Land Title Surveys

82. The Schneider Corporation Gary R. Kent, L.S. Director, Integrated Services 8901 Otis Avenue Indianapolis, IN 46216 Phone - 317.826.7134 Fax - 317.826.7110 gkent@schneidercorp.com