LEGAL MAPPING

In acknowledgement of the fact that in many instances the base mapping that the Land Registry uses is often outdated, Murphy Surveys recognise the importance for the requirement of accurate legal mapping for ownership clarification, registration, purchases and subdivision.

THE SERVICES WE PROVIDE:

Whether sub-dividing land and providing contract maps for vendors, or clarifying the general boundaries of a parcel of land, the importance of the correct legal boundaries is paramount.

The title plan shows the general position of the boundaries; it does not show the exact line of the boundaries. Measurements scaled from this plan may not match measurements between the same points on the ground.

Owing to the scale of development and re-development in Ireland & UK today, the need for accurate legal mapping is greater than ever. Our experience in provision of legal maps and our understanding of the land registry system coupled with our use of the latest technologies enable us to provide legal mapping solutions to both public organisations and private clients.

We specialize in Mapping. Any mapping needed for the transfer of assets, we can provide. A survey will determine whether other people are entitled to partial use of your property through easements for utilities or rights-of-way. A survey will determine whether fences, trees, buildings, building overhangs, gardens, driveways, sidewalks, swimming pools, house additions, and other property improvements actually lie on your property.

An examination of title documents will determine whether your deed accurately describes the property you occupy. Murphy Surveys can provide an updated deed description for the property you are purchasing. This will allow you (or your legal representative) to file your deed in the Property Registration Authority, thereby registering the transaction and preserving your property rights in the future.

Since a survey provided by the vendor may be old, it may not reflect changes to the property or its boundaries. A survey protects you by bringing potential legal problems to your attention so you can address them before you make your purchase.

Explanation of Legal Mapping Services

Property Registration

When a property or part of a property requires a new title, the new plot needs to be lodged and approved by the Property Registration Authority (Land Registry). We provide the complete service of site survey, area certification and production of title maps for submission to the PRA.

Lease Plans
Provision of Floor Plans of Actual Net Lettable Area of a Commercial Unit which Ground Rents and Management Fees are based upon.

Independent Measurement Of Floor Areas
Net Internal Areas (NIA), Gross Internal Areas (GIA), Gross External Areas (GEA)/Mapping For Valuations
Assessed and quoted for all building levels, NIA,GIA and GEA are the basis of measurement for valuation, marketing and property management.
We provide area referencing for projects across a broad range of sectors providing offices, retailers, industrial, leisure and residential clients with accurate special information relating to their properties, be it an individual building or a nationwide property portfolio.

Conveyance Plans-Land Areas For Sale Or Purchase
We provide a service of accurately measuring and certifying the area of land for sale on behalf of the purchaser or vendor. This service is of major benefit to clients due to the value of land both in urban and rural sites in Ireland today.

Reconciliation of Historic Record Plans
We provide a service of updating old title deed maps of properties to digital format acceptable by the Land Registry utilising modern surveying technology and Ordnance Survey digital vector maps.

Boundary Definition
When two parties are not in dispute but require adjoining boundaries to be defined on the ground as identified in the title deed maps, we can facilitate the parties by objectively interpreting both title deed maps and physically defining the boundary on site.

Boundary Verification Surveys
Land boundary surveying is the process requiring sufficient study, investigation and evaluation affecting the location of the occupation lines, boundaries, recorded title lines and may include right of way and easements within or surrounding a certain lot or parcel of land. Additional title research is often required, and we are considered experts in our trade, with expanded ability to search the available records at both public and private agencies.
The purpose of a boundary survey is to establish, or re-establish on the ground, the physical or theoretical location and extent of the title lines. This typically includes comparison to existing lines of occupation as well as displaying any improvements such as buildings, sheds, fences, etc. and their relationship to the monumental boundary line.

Resolving Boundary Disputes
Murphy Surveys Ltd. may be nominated by agreement between the disputing parties or by one party only to undertake a survey and produce an objective and independent report which defines the boundary between adjoining properties as per the title deed maps. Such a report can be used as evidence in any Litigation or Arbitration and Murphy Surveys can be called upon as expert witnesses to stand over and affirm such reports.

Accident Scene Mapping
Using 3D Laser Scanning, we combine the most up to date point and image based data collection techniques to provide our client with a comprehensive and fully integrated data capture and visualization service.

Mapping Physical Evidence for Adverse Possession Claims
Where a trespasser remains in possession of land for a period of time (generally 12 years) then that person may have acquired ownership of the land.
This doctrine prevents someone who has used land for a long period of time, believing it to his/her land, from being ejected by someone who discovers a technical defect relating to the original boundaries.
A typical example is where a fence is incorrectly placed inside the proper boundary of a property. The properties on either side of the boundary may have been sold numerous times before someone discovers the mistake. The owner of the land that has "lost" because of the mistake cannot now force the owner of the land that has "gained" to move the fence back to the original boundary. Making a claim on the basis of adverse possession is no simple matter, and the services of a qualified surveyor will be required.
We perform what is known as a "check survey", to determine the proper boundaries of the property according to the original plan of subdivision or survey plan. Our drawings will show the boundaries according to the plan, together with the fencelines as they appear "on the ground", so that a comparison can be made.

RELATED SERVICES

CASE STUDIES