What Davis Timothy Land Survey Does and When You Need One

Davis Timothy Land Survey provides professional boundary mapping and property documentation for South Carolina real estate transactions, disputes, and development projects.

A land survey is a measured drawing of your property's boundaries, structures, and features—created by a licensed surveyor who uses specialized equipment to establish exact lines and distances. Davis Timothy Land Survey performs this work across South Carolina, producing documents that lenders require before closing, that courts need to settle boundary disputes, and that developers use to plan construction.

The survey itself becomes a legal record. It shows where your property line actually sits, whether fences or neighboring structures cross it, where utilities run, and what easements (rights others have to use parts of your land) exist. This matters because property descriptions in deeds are often vague—"the land north of the creek" or "the parcel formerly owned by Johnson"—and a survey pins down exactly what you own.

Key Takeaways

• A land survey creates a legal map of your property boundaries and is required by most lenders before they will fund a mortgage.
• Davis Timothy Land Survey documents existing structures, utilities, and easements so you know what rights others hold on your land.
• Surveys cost varies based on property size and complexity, and the process typically takes one to three weeks from order to final document.
• You will need a survey if you are buying property, refinancing, building an addition, settling a boundary dispute, or dividing land.

When a Lender or Buyer Requires a Survey

Most mortgage lenders will not fund a purchase without a current survey on file. The lender wants proof that the property you are buying matches the legal description in the deed and that no encroachments (structures from neighboring properties crossing your line) exist. If the property has not been surveyed in many years, or if the previous survey is outdated, the lender will order a new one—and you typically pay for it as part of closing costs.

Buyers sometimes order a survey even when the lender does not require it, especially if the property has unclear boundaries, sits on an irregular lot, or has a history of disputes. A survey gives you certainty before you sign. If the survey reveals that a neighbor's fence sits three feet over the line, you can negotiate with the seller to fix it, adjust the price, or walk away before you own the problem.

Surveys for Construction, Additions, and Development

If you plan to build a new structure, add a deck or garage, or subdivide your land, you need a survey to confirm you are staying within your own boundaries and meeting local setback requirements. Setbacks are the minimum distances your building must sit from the property line—typically 25 to 50 feet depending on your zoning—and building inspectors will ask for survey documentation before they issue a permit.

Developers and contractors also use surveys to plan site layouts, drainage, and utility placement. A survey shows where existing utilities (water, sewer, electric, gas) run underground, so construction crews know where to dig safely. Without this information, you risk hitting a line and creating a costly emergency.

Resolving Boundary Disputes and Encroachments

Disagreements over property lines happen when fences, driveways, or structures sit in unclear territory. A survey provides the legal evidence needed to settle the dispute. If a neighbor's shed sits on your land, the survey documents it with measurements and coordinates. You can then ask the neighbor to move it, file a claim with your homeowner's insurance, or pursue a legal remedy.

Some disputes are resolved through adverse possession—a legal doctrine that can transfer land to a neighbor if they have used it openly for a set number of years (typically 10 to 20 in South Carolina, depending on whether they paid taxes on it). A survey is essential evidence in these cases because it establishes exactly what land is in dispute and where the neighbor's use actually occurred.

What a Davis Timothy Survey Includes

A standard survey from Davis Timothy includes a drawn map showing your property boundaries with precise measurements, the location of all structures (house, garage, shed, pool), utility lines and their locations, easements and rights-of-way, and any encroachments or boundary issues. The surveyor will also note natural features like creeks, wetlands, or steep slopes that affect how you can use the land.

The final document is signed and sealed by the surveyor (who holds a state license) and becomes a legal record you can file with the county register of deeds. Lenders, title companies, and courts all recognize this sealed survey as authoritative proof of boundary location.

Timeline and Cost Considerations

The cost of a survey depends on property size, shape, and complexity. A simple rectangular lot in a developed neighborhood costs less than a large rural property with unclear boundaries, wetlands, or multiple structures. You should contact Davis Timothy directly for a quote based on your specific property.

The timeline from order to finished survey typically runs one to three weeks, though rush service may be available. Weather can delay fieldwork—surveyors cannot work safely in heavy rain or snow—so plan accordingly if you have a closing deadline. Once the surveyor completes the fieldwork, the office work (drawing and sealing the document) usually takes a few days.

How to Request a Survey from Davis Timothy

Contact Davis Timothy Land Survey directly with your property address and the reason you need the survey (purchase, refinance, construction, dispute). They will ask for details about the property size and any known issues, then provide a quote and timeline. You can typically order online or by phone, and they will coordinate access to your property for fieldwork.

Have your deed and any existing survey documents ready when you call—they help the surveyor understand the property history and may speed up the process. If a lender is ordering the survey, the lender will handle payment and delivery of the final document to you and the title company.

Frequently Asked Questions

How long does a survey stay valid?

A survey does not expire, but lenders typically want one dated within the last 10 years for a purchase or refinance. If your survey is older and the property has not changed, you may be able to use it; ask your lender. If you have done construction or the boundaries are in dispute, a new survey is safer.

Do I need a survey if I am just refinancing?

Most lenders will accept an existing survey if it is recent and the property has not changed. Some lenders require a new one, especially if the previous survey is more than 10 years old or if you are adding to the property. Ask your lender before ordering.

What if the survey shows my neighbor's fence is on my land?

You have several options: ask the neighbor to move it, negotiate a boundary line adjustment (a legal process that shifts the line with both owners' consent), or file a claim. If the fence has been there for many years and the neighbor has maintained it, adverse possession may apply—consult a real estate attorney about your situation.

Can I use an old survey instead of ordering a new one?

It depends on the lender and the reason for the survey. If the property has not changed and the survey is recent, many lenders will accept it. If construction has occurred, the property has been subdivided, or the survey is very old, a new one is usually required.

What is an easement and why does it show up on my survey?

An easement is a right that someone else holds to use part of your land—for example, a utility company's right to access underground lines, or a neighbor's right to cross your property to reach theirs. Easements are permanent and transfer with the property, so the survey documents them so you know what restrictions apply to your land.