Surveyors
–    Licensed
–    Standards for survey should be specified: American Land Pile Association (STRICT) or Texas Surveyors Association Standards and Specifications.
–    Survey includes monuments, written description of the land, map, marked boundaries, designated encroachments, water forces, etc.
–    Important because need to determine access, utilities, etc.
–    Certification (warranty) from the surveyor as to what they are giving you.  Surveyors hate these and often resist.
–    Survey was actually done on the land.  Want it “on the ground”, not in their office.
–    Addressed to all parties who will want to enforce the Certification – buyer, seller, lender, and title company.
–    Date is important, representation that description and area are true and accurate.  Want the surveyor to locate any underground easements, etc. that a party may assert.  Is it in a flood zone?
–    Reviewing a survey: Compare a written description of the property to a survey description.  Boundaries, Call.  Closure (equation title company does to ensure there are no holes in the property).
–    Legal description is always construed most favorable to the grantee.