Attorneys & Title Companies

Today’s commercial real estate transactions are often complex. At Compass Surveying, we know the ALTA surveys we prepare for your real estate closings must be of high quality, accurate and detailed. They must also address all survey-related issues as disclosed by title and be delivered prior to closing.

For decades, we have specialized in performing ALTA surveys for the purchase, sale, financing or development of raw land; residential, commercial and industrial projects; schools and church sites; and corporate facilities.

We work closely with attorneys and title companies to identify any apparent legal description or schedule B issues – or special exceptions – before they become problems at closing. And during the closing, you’ll be able to count on at least one of our professional land surveyors being available to answer any questions that may arise at the 11th hour.

At times, ALTA surveys or boundary surveys may disclose a “gap” or “overlap” situation or a line of long-term possession that conflicts with written title lines. At Compass, we provide the accurate and thorough background, research and land boundary consultation that helps owners, attorneys and title companies resolve boundary issues.

Our long-term clients recognize us as their preferred consultant because of our reputation; our commitment not only to the profession of land surveying, but to the most accurate and current technology; and our knowledge of their fields, allowing us to respond quickly and properly to their needs and challenges.

If you need an ALTA survey for your client’s project or help resolving a land boundary issue, contact us today.

Proposed High School Site for School District 99

“I see Compass as the go-to expert for virtually any land use or development issue. They know their business, and they know ours, and that's an invaluable combination that saves everyone time and money.”

– Martin Jablonski,

Real estate advisory and investment firm Newcastle Limited

THE CHALLENGE: Forgotten “gap” parcels separate land from perimeter road, hurting the value of land offered for sale

Downers Grove High School District 99 purchased a 44-acre tract of land in 1972 for a future high school site without the benefit of a land survey. In 2005, the district decided to sell the land. The land’s highest value was for its development potential, but that was threatened because, as Compass uncovered, a forgotten 10-foot-wide strip of land prohibited legal access to the dedicated roadway.

THE SOLUTION: Research, fact-finding and land boundary expertise

Compass went well beyond the traditional work of a surveyor. We began by researching prior surveys, historical maps, title commitments and dedication plats of adjoining roadways. We discovered the existence of “gap” parcels (10 to 15 feet wide) deliberately created and shown on 1972 roadway dedication documents. Through further research, Compass identified the owner of the “gap” parcels as a Chicago Title Insurance trust.

We prepared redlined copies of all documents and identified the suspected owner of the gap parcels, a trust number, and approximate year the gaps were created, and forwarded that information to the title company and real estate attorney. Since the trust had been closed, no land was thought to have been left in the trust. However, title to the problem gap parcels was still vested in the trust.

Compass helped both the title company and attorney by preparing new legal descriptions for the proper conveyance documents, giving the school district “free and clear” ownership of the gap parcels, eliminating the access issue to the dedicated road and maximizing the land’s development potential and value.

THE BENEFITS: Client avoided potential costly litigation and time delays by using Compass

By going above and beyond the service of other surveyors, Compass identified problem issues, conducted the in-depth research that uncovered mistakes that had occurred in the past, and provided solutions for correcting those mistakes to the satisfaction of all other professionals involved in the process.

In addition, because of Compass’ strong relationships with all affected parties and the company’s ability to work with all professionals involved in land boundary issues, Compass saved the school district:

the time and money it would have cost to litigate a solution in court
the expense and energy associated with hiring additional consultants to protect everyone’s interests
the time and resources the district would have spent identifying the problem itself or finding someone else to identify and resolve the problem.