A Matter of Land | Clarifying land surveying matters (Part 2)

This week, we continue our response to a reader who has numerous issues which she wants clarity on.

Here is a repeat of the questions.

Good day, Mr Francis,

I would like get some clarity on the following:

1. What is the difference between a ‘surveyor’s identification report opening of boundaries’ and a ‘survey diagram’?

2. What is a reserve road?

3. If one buys a property and has a road leading in from the main as the entrance to the property and is now being told that it is a reserved road, what does that mean?

4. How much does a land surveyor normally charge to survey a 30-acre property?

Regards,

Melissa

 

Melissa, I hope that you and the readers are now aware of the differences between a surveyor’s report, opening of boundaries and the survey diagram from the response to the first part of your question last week.

As to your question as to what is a reserved road, here is the answer.

A reserved road is a portion of land in a subdivision designated (left) to be used as access to lots. A reserved road can be of varied width, depending on the developer and the approval given by the local authority.

They are usually not less than 9.14 metres (30 feet)wide. A reserved road is not owned by any one person. The ownership is usually in the name of the developer if it’s a subdivision development, and/or in the name of the owner of the land from which the reservation is taken.

Despite this, no one owns the reserved road and therefore does not have sole right to use, access and enjoyment of same. It is for use of all who would benefit from it as a means of access.

Reserved roads may be shown on survey plans/diagram or subdivision plans, but is not actually a road on ground.

This means the reservation may be made on the plan but not built on ground (no asphalt or hard surface applied).

NOT FOR OWN ENJOYMENT

No one person can fence any section of the road to restrict any other person from using the reserved road. The reserved road will continue to keep that designation until it is taken over by the local authority. When the local authority becomes responsible for its maintenance and upkeep it then ceases to be a reserved road.

If you are told that the land leading to your property is a reserved road then all mentioned above would apply to it. So despite it being your means of access it may also be the means of access by other landowners. Also, it is important to note that you are not able to fence it to restrict the use by anyone as it’s not for your sole use or enjoyment.

Finally, Melissa, the cost to conduct such a survey will vary as we operate in a free-market atmosphere and the Fair Competition Act prevents us from acting like a cartel, so there are no fixed fees.

So depending on the commissioned land surveyor you speak to, you will get varying prices that should be within reasonable range.

There are some factors land surveyors consider in arriving at a cost. Things such as the acreage, terrain, location and in some instance the value of the property.

You can do some shopping around and the place to start is with the list of land surveyors published inThe Gleaner by the Land Surveyors Board. The National Land Agency and the Land Surveyors Association of Jamaica and the telephone directory should have their contacts.

I hope the answers have helped you, Melissa, and other readers.

Keep sending your questions and comments and let’s continue to exploreA Matter of Land.

Until next time, traverse well.

- Craig Francis is a commissioned land surveyor and managing director of Precision Surveying Services Ltd. He can be contacted for questions or queries at craig_r_francis@yahoo.com or Precision Surveying Services.