CADASTRAL (LAND) SURVEYS

Cadastral surveying involves accurately defining property boundaries with an understanding of the laws of land

ownership, such as;

 

• The identification of residential or rural boundaries,

• Re-establishing boundaries that have been previously surveyed or

• Creating new boundaries as part of the land subdivision process.

 

Surveyplan has the skill and knowledge to interpret and advise on the location of your boundaries and if there are any restrictions or rights concerning the property. We take the information and measurements and record the data on a survey plan which we lodge with the relevant government agency.

“In Queensland, only registered cadastral surveyors can perform a boundary survey, and place a survey mark that defines a property boundary. Only a registered cadastral surveyor can certify survey plans for lodgement with the government.”

(SBQ, Cadastral Surveying, 2014)

Surveyplan are local surveying consultants for the Toowoomba Region. We provide quality surveying services, specific to the Region.  Equipped to assist property developers, land holders, local business,  local & state Government, community groups, engineers, architects and builders, contact us to get your project underway the right way.

Committed to building strong relationships, we love what we do and take pride in how we do it.  Contact us today to find out more about how we can assist you with your project.

OUR LAND SURVEY SERVICES

Amalgamations

Amalgamation of lots can be done on most occasions with a compiled plan (no field survey necessary), as no new boundaries are being created.  We are able to produce survey plans when amalgamating 2 or more lots to create a smaller number of lots.

Local Government Approvals

No local government approvals are required for a plan of Amalgamation.

 

Compiled Plans

Where changes to lot boundaries do not require field survey, ( all lines have been previously surveyed in the past), a survey plan may be compiled from previous survey information.  This reduces the cost to prepare the survey plan significantly.

Local Government Approvals

Any applicable Local governement approvals required for the associated development still apply.

 

Boundary Identification Survey

In Qld, a boundary Identification Survey is where a Registered Cadastral Surveyor reinstates and remarks the existing legal title boundaries of a property. The survey would show any structures that may be visibly encroaching over the boundaries.

You should obtain a boundary identification survey, when:

  1. purchasing a new property or
  2. building, extending, constructing a fence, pool or shed.

Finding your boundary locations:

Knowing where your property boundaries lie, is critical.  Existing fences or even existing boundary pegs or stakes do not necessarily represent the location of your boundary.  Unless you have had the boundaries surveyed by a Qld Registered Cadastral Surveyor (through the QLD Surveyors Board), there is a real chance of disaster.

Put yourself in this position, you have just: purchased the entirely wrong block of land;  purchased a house and land that encroaches onto adjoining land; built a house or an extension over the boundary or  the new shed is sitting over your neighbors land.  These things happen more frequently than you would think.

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Boundary Identification Survey

In Qld, a boundary Identification Survey is where a Registered Cadastral Surveyor reinstates and remarks the existing legal title boundaries of a property. The survey would show any structures that may be visibly encroaching over the boundaries.

You should obtain a boundary identification survey, when:

  1. purchasing a new property or
  2. building, extending, constructing a fence, pool or shed.
  3. Finding your boundary locations:

Knowing where your property boundaries lie, is critical.  Existing fences or even existing boundary pegs or stakes do not necessarily represent the location of your boundary.  Unless you have had the boundaries surveyed by a Qld Registered Cadastral Surveyor (through the QLD Surveyors Board), there is a real chance of disaster.

Put yourself in this position, you have just: purchased the entirely wrong block of land;  purchased a house and land that encroaches onto adjoining land; built a house or an extension over the boundary or  the new shed is sitting over your neighbors land.  These things happen more frequently than you would think.

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Easement Survey

Most Easements generally require a Surveyor to mark the associated Easement boundaries, and prepare a plan of survey for registration.

The survey of Easements must be conducted in accordance with the  Survey & Mapping Infrastructure Act 2003 & associated regulations and standards.   As Survey Plan, are Registered Cadastral & Consulting Surveyors,  we are legally able to Act as the Surveyor, to reinstate the  necessary underlying encumbered parcel boundaries, then mark proposed Easement boundaries.

We produce and quality assess the survey plan showing relevant encumbered lot boundaries,( as well the  Easement dimensions, area or volume, on a Standard or Volumetric format survey plan). The plan is then certified and endorsed, ready for further processing and lodgement by your solicitor.

Understanding Easements

An easement is a right annexed to land to utilise other land in a particular manner. It does not involve the taking of any part of natural produce of the land or any part of its soil. It may, however, prevent the owner of the other land from utilising his/her land in a particular manner.

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Lease Survey

A lease is a contract between a lessor and a lessee whereby the lessor as registered proprietor grants to the lessee an estate or interest in land for a fixed term in consideration of the lessee paying rent.

The lessee acquires exclusive possession of: all or part of a lot;

A Lease may cover:

  • ​The whole of a lot.
  • ​Part of a lot.
  • ​The whole of a building erected on a lot;
  • ​Part of a building erected on a lot;
  • ​The whole of a lot in a building units plan or group titles plan;
  • ​Part of a lot or the common property in a building units plan or group titles plan;
  • ​Part of the common property in a community titles scheme.

When do you need a Lease Survey?

Survey of the Lease area by a Cadastral Surveyor may be required If:

  • ​Part of a lot is leased, a plan of survey or explanatory format plan identifying the part of the land must be.
  • Lodged.
  • ​Part of a building and part of the lot outside the building is leased, a sketch of the part of the building must be.
  • Deposited and a plan identifying the part of the land is required to be lodged.
  • Part of a building is leased and the lease is (i) of high value (more than $ 1,000 per month rental); and/or (ii).
  • Long term (more than ten years).

We work with your Solicitor to deliver the RIGHT solution to your leasing arrangement.

We can assist with Local Government Approval.

Survey Plan, are also able to assist with Local Government Approval of Leases. Local government approval is required for leases and some instruments that affect leases of any part of a lot external to a building.

​ Approval is required to lease:

  • ​Part of a lot.
  • ​Part of the common property in a community titles scheme.
  • ​Part of a lot or part of the common property in a building units or group titles plan.
  • ​If the term of the lease (including option/s to renew) is more than ten years.
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Road Closures

The state of Qld has many declared road reserve areas that do not actually contain any roads or tracks and do not provide access to lots.

These road reserve areas may be intended for, future road, transport corridor, some other unknown purpose for council or government body, or provide a legal access to otherwise landlocked properties.  When an adjoining landowner wishes to purchase that land from the State Government, and amalgamate with an adjoining parcel of land, a road closure plan can be prepared to execute this transaction.  There is an application process to follow, and associated costs.

Costs

Costs involved with road closure depending on how the land is to be allocated could include: 

  • Application fees
  • ​Payment of the purchase price
  • Payment of first year’s rent
  • ​Payment of stamp duty on the sale
  • ​Survey costs
  • ​Lodgement of a plan of survey
  • ​Payment of all regulatory fees and charges (if needed)
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Resumptions

Survey Plan have a solid background working with the Qld Department of Transport & Main Roads, and Local Governments, to deliver Resumption Survey Plans.

Why Government Departments Choose to Work With Us

Aside from  supporting quality, local small business in the Sunshine Coast, Toowoomba & Gympie Region, they deal directly with the Cadastral Surveyor in charge of the project, who will also be responsible for conducting the survey, preparing and endorsing the Survey Plans.   Survey Plan guarantees  quality work and real customer service.

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Surveyor Certification

Survey Plan  are Registered Cadastral & Consulting Surveyors, and are able to provide any Cadastral Surveyor Certification requested by local government, building certifier or other party.

Common Examples

  • ​Australian Height Datum (AHD) Level Certificates for flood or tide related floor levels
  • Building Height Certificate
  • Building Set Out Certificate
  • As-Constructed Survey Information

The certificate, is not a standard letter, it requires the Cadastral Surveyor to conduct a field survey, to physically measure any levels or locations that require certification.  If you have had our Cadastral Surveyor on the project from the start, and through construction, he may have already taken the necessary measurements to provide certification.

Costs will vary, depending on the location and extent of works required.

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Subdivisions

As our name indicates, the production of Survey Plan’s is our core business, and subdivisions form an exciting part of this.

Subdivision is the most rewarding part of our job, helping people add value to their property.  This vision excites us, and in turn rewards our customers.  We are looking for ways our clients can profit from transactions in property.

The Toowoomba Regions  are predominately a rural lifestyle community, and quality Rural Residential land is highly sought after.  In the Toowoomba Region, Survey Plan deals mainly with private landholders and small – medium sized developers.  Whether it’s one additional lot or one hundred, we have the equipment, experience and resources to cover it.

Our many years in the region, dealing with rural residential subdivision and Toowoomba Regional Council, means we are able to provide a high level of insight and understanding into land development in the Region.

We work hard to ensure: your development is approved efficiently; any obstacles are dealt with effectively; and you get the best possible result.

Surveyplan, has been involved in many major residential developments in the Toowoomba Region over past years.  

If you are a developer or land owner, and looking for a local Surveying firm to deliver your residential development, Surveyplan is your best choice.  Our level of customer service, attention to detail, and use of the latest technology, is what sets us apart from the rest.  We respect people and their projects, we work hard to deliver quickly and efficiently, while maintaining the most competitive fees available in the Region.

Having a highly experienced and qualified town planner on board when dealing with complex local and state government planning policy, and development approval processes, is critical. Our Principal Town Planner, will ensure your project, is in the best hands possible.

Our Surveyors are also highly skilled and experienced in delivering industrial and commercial projects, locally.

Since the inception of the Government NRAS scheme, there has been a large influx of affordable housing projects, such as Duplex subdivision in the Region.  We are working with Investment groups to deliver these projects successfully.

Duplexes are a great way, even for individual property investors, or self managed superannuation funds, to make a positive returns from your investment. We have worked hard, and fine tuned our processes, to cut the cost of surveying related costs to an absolute minimum. Contact us know to get the lowest fixed fee price for Building Format Survey & Plan, Exclusive Use Plan & Service Location Diagram.

Town house complexes, blocks of units, retirement villages, and resorts, require attention to detail and often have tight schedules.  Our focus on quality and customer service, make us the only local choice.  We guarantee you will be impressed.

Our wealth of experience working on high rise developments and large scale communities in Brisbane, has laid the foundation for Survey Plan to deliver any size project you have in mind.

Town house complexes, blocks of units, retirement villages, and resorts, require attention to detail and often have tight schedules.  Our focus on quality and customer service, make us the only local choice.  We guarantee you will be impressed.

Our wealth of experience working on high rise developments and large scale communities in Brisbane, has laid the foundation for Survey Plan to deliver any size project you have in mind.

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Strata Titling/Building Format Plans

Survey Plan are experts in preparing  Building Format Plans to accompany Community Management Statements  for the titling of multi-unit dwellings. We  are able to Building Format Plans for  multiple dwelling developments such as; High Rises, Unit Developments, Retirement Villages, Duplexes and Townhouses.

What is a Building Format Plan (BFP)

A building format plan is a type of subdivision that usually occurs within a building. While the term ‘strata title’ is not used in Queensland, most building format plans are a subdivision in ‘strata’, that is, each level of the building is subdivided to create the lots (units) in the scheme.

A suburban “6 pack” or multi-story residential unit block are both examples of community titles schemes normally established under a building format plan of subdivision.

A building format plan of survey defines the boundaries between lots and the common property using the structural elements of a building, including, for example, floors, walls and ceilings.

(Queensland Government, The Department of Justice Attorney General., 2014)

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