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What Survey Will I Need?
You will require subdivision approval through either Council or a Private Certifier. In order to obtain approval, you will require a Preliminary Plan of Subdivision to submit with your application. Once approval has been obtained, we prepare the final Plan of Subdivision and associated documentation for lodgement to Land Registry Services. Our service includes obtaining required consent signatures and lodgements to authorities.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can prepare the necessary documentation to be registered with Land Registry Services to make the process as simple and smooth as possible.
Are you planning on putting up a fence or doing construction near your property lines? Do you and your neighbour disagree about where your shared border is?
A Boundary Survey establishes the exact boundaries of a property and involves setting up physical markers such as wooden stakes to show those boundaries. This helps to make sure that contractors put up fences or walls in the right spot and prevents problems such as disputes or having to rebuild structures.
It is advisable to get your boundary marked before putting up a fence or undertaking any construction close to the property line. You don’t want to waste your money by building a fence or structure in the wrong spot. Make sure it’s built in the right place from the start with a boundary survey.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your Boundary Survey.<
You may be allowed to build an additional dwelling on your land if it is zoned for residential purposes, depending on whether you satisfy certain planning conditions set out by your council.
In order to carry out any type of subdivision you will require approval from the local council or in some cases a Private Certifier. There are two possible methods for subdividing a Dual Occupancy:
1. Torrens Title Subdivision
2. Strata Subdivision
Depending on the council, the land could potentially be subdivided into smaller sections, each with its own title (Torrens Title Subdivision). Approval for subdivision can be sought as a standalone approval or in conjunction with a construction approval.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can prepare your Preliminary Plan of Subdivision for approval purposes to be lodged with your Development Application to Council.
When it comes to design , you will require either a Detail and Level Survey or a Detail and Identification Survey, depending on your Council area. A Detail and Level Survey includes existing features of the property, adjoining neighbouring properties, visible services and location of easements. A Detail and Identification Survey comprises all of the above, coupled with the exact location of the properties boundaries.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your Survey.
Yes. The boundaries of a property are not determined by the location of existing fences. A Registered Surveyor will determine the location of the boundaries by performing calculations using data obtained during the site visit, State Survey Marks and existing survey plans registered with Land Registry Services. The Registered Surveyor will perform a boundary survey, where they will physically mark the location of the boundaries and provide a signed sketch.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your Boundary Survey.
You will need to have the proposed works set out by us. This involves the surveyor attending the site and placing physical marks in accordance with the approved architectural plans. We provide a sketch showing where the marks are placed which is signed by a Registered Surveyor. Trades such as concreters and bricklayers follow the physical marks and the sketch to complete their work.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your Survey.
At the completion of the build, you will need us to attend the site to carry out a Final Survey. The purpose of a Final Survey is to confirm that the new build has been carried out in accordance with the approved plans. The Final Survey includes the position of the new build in relation to the property boundaries, roof ridge heights and floor levels. It is a mandatory requirement for the Principal Certifying Authority to issue the Occupation Certificate.
Depending on the nature of your project there may be other surveys required to obtain your Occupation Certificate. Our experienced team can advise you early on of the survey requirements as outlined in your Development Consent.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your Final Survey and any other required surveys.
You will require Strata Subdivision approval through either Council or a Private Certifier. In order to obtain approval, you will require a Preliminary Strata Plan of Subdivision to submit with your application. Once approval has been obtained, we prepare the Final Strata Plan of Subdivision and associated documentation for registration with Land Registry Services.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can prepare the plans and documentation required to be registered with Land Registry Services to make the process as simple and smooth as possible.
A drainage easement can be registered in one of two ways; either through a Plan of Easement or a Transfer Granting Easement (Dealing Form). The method of registration is dependent on a number of factors, these factors include the location of the easement and the features of the property. The location and drainage details of the easement will need to be designed by a Hydraulic Engineer.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can prepare the documentation to be registered with Land Registry Services to make the process as simple and smooth as possible.
If you’re looking for pre-construction land surveying services, here is what we offer:
Detail and Level Surveys
This type of survey is also referred to as a contour or topographical survey. As the name suggests, the purpose of this survey is to map out all the natural physical features and man-made structures within and around a lot as well as take levels over the land.
These surveys are required to enable the architectural design of a proposed project and are submitted as part of a Development Application (DA) or Complying Development Certificate (CDC) application to the Local Council or Private Certifier. C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and prepare your Detail and Level Survey.
If your project involves the subdivision of land, you will need to submit a Preliminary Subdivision Plan, provided by a surveyor, as part of your Development Application to your local Council for approval.
The Preliminary Subdivision Plan must include the proposed new lot layout, all proposed setbacks, and subdivision dimensions in square metres.
Approval for subdivision can either be applied for as part of a Development Application that includes approval for construction or as a separate stand-alone consent.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your Preliminary Subdivision Plan.
In the same vein as land subdivision surveying services, strata subdivision approval requires a Preliminary Strata Plan that your local Council or a Strata Certifier will need to approve.
Strata subdivision plans are necessary for buildings or structures that you wish to subdivide to achieve individual lot ownership and common property ownership.
Preliminary Strata Plans should include the entire proposed lot layout including living areas, parking lots, storage spaces, and communal areas.
Preliminary Strata Plans are also required where a development is being sold “off the plan” to ensure buyers are aware of the extent of their purchase.
C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your Preliminary Strata Plan.
3D Laser Surveys
3D laser surveys produce 3D models of a lot’s pre-existing features and structures. These models accurately display the dimensions and relative distances of all objects in a lot.
You can use these models to conceptualise new development designs as it’s easy to add and move around any proposed structures in the model.
You can easily adjust the layout, orientation, size, and shape of proposed structures as needed for a more interactive experience than the standard 2D drawings.
3D laser models are ideal for:
- conceptual designs
- shadow diagrams
- cost estimates
- energy estimates
- gross area plans
- structure/object coordination
- 3D understanding of the site
- Preservation of the condition of heritage-listed buildings
- While this survey isn’t mandatory, many developers appreciate the unique insight that they can gain by using a 3D model.
At C&A Surveyors, we also offer construction phase land surveying services, including the following:
Pegout surveys are vital to ensure that the proposed works are built in accordance with the approved architectural plans. Using the latest in surveying technology, the surveyor calculates the architectural plans and places physical marks on the site, which are then used by trades to construct the works.
Additionally, pegout surveys are also provided by surveyors to locate and physically mark the boundaries of a lot prior to the construction phase starting. C&A Surveyors are fully insured and have a team of Registered Surveyors that can carry out and sign your peg out survey.
There are a variety of authorities to which your plans and other necessary documents will need to be lodged for their endorsement prior to registration with Land Registry Services.
Lodgement to Councils
Council will need to endorse such documents as, Section 88B and 88E Instruments, Plans of Easement and Transfer Granting Easements where Council has an interest in the easement, Plans of Subdivision and in some cases Strata Plans.
Lodgement to Banks
If you have a mortgage against your property, your mortgage holder will be required to consent to any changes to the Certificate of Title, This means the bank will need to endorse documents such as Section 88E and Section 88B documents, easements and any types of plans. C&A Surveyors, collates, prepares and lodges the required documents to the mortgagee on your behalf.
Lodgements to Land Registry Services
Any plan that is to be registered with Land Registry Services must be lodged by the Registered Surveyor that has prepared the plan through their online portal. C&A Surveyors can also assist you with lodgement of dealings. C&A Surveyors, collates, prepares and lodges the documents on your behalf.
Lodgement to Strata Certifier
A Strata Certifier can issue an approval and a Strata Subdivision Certificate at the end of the development. There are other associated documents that will be required at the same time such as a Valuers Certificate. C&A Surveyors can assist you in engaging and lodging your documents.
Lodgements to Valuer
Unit Entitlements to accompany the registration of a Strata Plan with Land Registry Services must be determined and signed by a Registered Valuer. C&A Surveyors can assist you with arranging the valuer.
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