What Allen Makela Land Surveyors Does and When You Need Them

Allen Makela Land Surveyors provides boundary surveys, topographic mapping, and property line documentation for South Carolina landowners and developers

Allen Makela Land Surveyors is a licensed surveying firm operating in South Carolina that handles the technical work of determining property boundaries, measuring land features, and creating the official documents that establish where your property begins and ends. When you buy land, build a structure, settle a boundary dispute, or need to subdivide a parcel, a surveyor translates deeds and legal descriptions into physical markers on the ground and detailed maps that courts and government agencies recognize.

The firm works with residential homeowners, commercial developers, municipalities, and attorneys. Their services include boundary surveys (the most common type, which locate the corners and lines of your property), topographic surveys (which map elevation changes and existing features like trees, buildings, and utilities), and subdivision plats (which divide one property into multiple parcels). They also prepare the documents required to record property changes with your county register of deeds.

Key Takeaways

• Allen Makela Land Surveyors determines property lines using field measurements and legal documents, then marks corners with physical monuments or flags.
• A boundary survey costs more than a topographic survey but is required before you can legally sell, subdivide, or build on most properties in South Carolina.
• The firm works with county assessors, title companies, and courts, so their survey becomes part of the official record when you record it with the register of deeds.
• Turnaround time depends on property size, complexity, and how quickly the county records are available, but most residential boundary surveys take two to four weeks.

When a boundary survey becomes necessary

You need a boundary survey before you can legally transfer property, build a structure that sits near a property line, or resolve a dispute about where your land ends and your neighbor's begins. South Carolina law requires a current survey for most real estate transactions, and title companies will not insure a property without one. If you are buying land, the seller typically pays for the survey, but you can request one at your own expense if you want independent verification.

Boundary disputes often arise when neighbors disagree about a fence line, a tree that straddles the line, or an old deed that conflicts with current landmarks. A survey by a licensed professional like Allen Makela creates a legal record that a court will recognize. If you are planning to subdivide land—splitting one parcel into two or more—a survey is mandatory before you can file the subdivision plat with the county.

Developers and municipalities also use surveys to plan roads, utilities, and building sites. A topographic survey, which shows elevation and existing features, helps engineers design drainage systems and foundations. These surveys are less formal than boundary surveys but still require professional measurement and documentation.

How the surveying process works

The surveyor begins by researching the property deed, previous surveys, and county records to understand the legal description of the land. They then visit the site with equipment—typically a GPS receiver, theodolite, or total station—to measure distances and angles from known reference points. They locate the corners of the property, often marked by old monuments (metal stakes or concrete markers set by previous surveyors) or natural features described in the deed.

Once measurements are complete, the surveyor creates a map showing the property boundaries, any structures or features on or near the line, and the location of monuments. This map is called a survey plat. If the survey is for a subdivision, the plat shows how the original parcel will be divided and assigns new lot numbers. The surveyor then prepares a written report describing the work performed, any discrepancies found, and the location of monuments.

You receive a copy of the plat and report. If you are selling or refinancing, you submit the survey to the title company or lender. If you are subdividing, you file the plat with the county register of deeds, which makes the new lot lines official. The surveyor may also set new monuments at the corners if the old ones are missing or damaged.

Cost and timeline for a survey

The cost of a survey depends on the size of the property, how easy it is to locate the corners, and whether the work is a simple boundary survey or a more complex topographic or subdivision survey. A small residential lot in an established neighborhood typically costs less than a rural property with unclear boundaries or a large parcel that requires extensive fieldwork. You can contact Allen Makela directly for a quote based on your specific property.

Most boundary surveys take two to four weeks from the time you place the order. The timeline depends on how quickly the surveyor can access the property, obtain county records, and locate existing monuments. If the property is remote, heavily wooded, or has unclear boundaries, the work may take longer. Subdivision surveys and topographic surveys may also require additional time if they involve multiple parcels or detailed feature mapping.

How surveys connect to property records and title

A survey is not just a map for your own use—it becomes part of the official property record when you record it with the South Carolina register of deeds. Once recorded, the survey is public information and is referenced in future deeds, title insurance policies, and property transfers. If a boundary dispute arises years later, the recorded survey provides evidence of where the line was established.

Title companies use surveys to confirm that the property you are buying matches the legal description in the deed and that no structures encroach on neighboring land. If a survey reveals an encroachment—such as a fence or building that crosses the property line—the title company may require it to be corrected or may issue a policy exception, which means the title insurance does not cover that particular issue. Resolving encroachments before closing protects you from future liability.

Working with Allen Makela on your project

To begin, contact the firm with details about your property: the address, the reason you need a survey, and the approximate size of the parcel. They will ask for a copy of your deed or a legal description. If you do not have these, the firm can often retrieve them from county records. You may also need to provide access to the property and permission for the surveyor to set monuments if needed.

Once you receive the survey, review it carefully to confirm that the boundaries and features match your understanding of the property. If you have questions about the map or the report, the surveyor can explain the findings. If you are using the survey for a transaction or filing, make sure you have the number of copies you need—title companies, lenders, and county offices each may require their own copy.

Frequently Asked Questions

Do I need a new survey if I already have an old one?

Most lenders and title companies require a survey dated within the last few years, depending on the transaction. If your old survey is more than five to ten years old, or if the property has changed (new structures, boundary disputes, or subdivision), a new survey is usually necessary. Contact Allen Makela to determine whether your existing survey is acceptable for your purpose.

What if the surveyor finds that my fence is on my neighbor's land?

This is called an encroachment. You have several options: move the fence to your actual property line, obtain a written agreement from your neighbor allowing it to remain, or purchase an easement that gives you the right to use that strip of land. A surveyor can explain the options, but resolving the issue typically involves negotiation with your neighbor or consultation with an attorney.

Can I use a survey from a different state or a different surveyor?

South Carolina recognizes surveys performed by any licensed professional surveyor, whether they are from another state or another firm. However, if the survey is old or was performed for a different purpose, a new survey may be more reliable. Title companies and lenders have their own requirements, so check with them before relying on an existing survey.

How do I know if a surveyor is licensed in South Carolina?

Licensed surveyors in South Carolina are registered with the South Carolina Board of Registration for Professional Engineers and Surveyors. You can verify a surveyor's license on the board's website. Licensed surveyors must follow state standards for accuracy, documentation, and professional conduct, which protects you if a dispute arises later.