Title Assistance

Title specialists with SRLS can provide current surface ownerships, mineral interests, encumbrances and complete chains or abstracts of title. Each county, parish agency or other entity in each state may have different systems of recording and indexing land documents and transactions. SRLS employs experienced title specialists who are familiar with these systems and can conduct manual or electronic research.

SRLS prepares title reports that disclose and document the current ownership, type of conveyance and a description of the land conveyed. SRLS can determine mineral interests, current leaseholders, expiration dates of leases of record and encumbrances such as mortgages, liens and judgments to suit your company needs. SRLS can also provide complete title curative work. Many times real estate has been mortgaged through lending institutions and/or is encumbered with liens, which have been filed of record on the property. SRLS will obtain tenant releases, as well as any other curative documentation necessary, to obtain sufficient title to construct these projects for the agency. Once mortgage releases or subordination agreements are obtained, they will be filed of record at the appropriate County Courthouse. SRLS can also assist in obtaining a right of entry after ownership of the involved properties is determined to address any special requirements or conditions. These may include environmental inspections and tests, archaeological studies, ground and biological surveys, etc.

Legal Description Preparation and Review

SRLS can prepare all necessary legal descriptions for the right of way acquisitions. Should SRLS be selected for this project, the legal descriptions will be reviewed by a third party for not only their accuracy, but to determine if they match or agree with the construction plans or right of way drawings. It is always desirable to have an independent review of all legal descriptions. This review often prevents many unnecessary errors and additionally sets the stage for subsequent processes such as title investigations and appraisals before being signed and filed of record.

Appraisal & Appraisal Review

All appraisers are certified and all appraisal reports are prepared in strict conformity with State and Federal Regulations, in addition to nationally recognized professional appraisal standards. It is always desirable to have all appraisal reports reviewed by a review appraiser for consistency, proper analysis, techniques, and proper methodology and to ensure the appraiser is arriving at the Fair Market Value. This service may or may not be required by the Client; however, it will be available upon request.

Appraisal activities consist of:

• Preparing comparable sales information, including data on similar properties and other related market information.
• Contacting property owners or their designated representative.
• Preparing appraisal reports in accordance with the applicable format and the requirements of the Client or other responsible agency.
• Notify Client of any site issues, which may warrant investigation for environmental contamination or other hazards.
  
  Third party review appraiser will be assigned to review the appraisal report to ensure all appropriate requirements and techniques are used in arriving at Fair Market Value.

Coordination of Surveying and Mapping

SRLS has the capability to provide surveying across the United States and retains surveyors who provide reliable, accurate and timely service. SRLS can select a local surveyor or coordinate activities with a surveyor chosen by the client. SRLS has coordinated many projects with surveyors to assure that survey permission has been obtained, documented, and that survey restrictions are observed. SRLS also performs quality control to assure that maps, plats and parcel sketches are accurate.

Acquisitions

Acquisition services typically include all contacts and negotion with the property owners for the purpose of acquiring the interest needed in the real property. On the initial contact, the field agent will seek donations. If the property owner is unable or unwilling to donate the property, the acquisition agent will determine the value on uncomplicated acquisitions where the compensation will not exceed the maximum authority allowed by the Client. If the applicable agency or client does not provide for this policy, then the appraiser will proceed to appraise the property. If possible, the acquisition agents will meet with each owner to review and explain in detail the project, the acquisition, the offer, and to secure the necessary documentation upon acceptance of the offer for processing through the agency. The agents will respond to all requests made by the owners, verbally and in writing, and maintain individual files and contact logs for each parcel to be acquired. The agents can also utilize a variety of other tools for negotiation in order to acquire the necessary parcels. These may include donations, uneconomic remainders, and surplus property exchanges. When successful, SRLS will prepare the instruments of conveyance and assist with necessary title curative before closings on the property. If negotiations are unsuccessful, SRLS will then prepare final offers before submitting the files for condemnation.

Relocation Assistance

SRLS has the expertise to provide relocation assistance to all property owners and tenants in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended. This includes advisory services and individual contacts to determine the needs and preferences of displaced persons and businesses. In addition to preparing all necessary calculations and related documentation, SRLS will monitor the entire process and attend closings. Monitoring will include, but not be limited to, coordination with acquisition agents, maintenance of contact logs, creation of property listings, and coordination and verification of moves. It is the intention of SRLS to ensure the timely relocation of each displacee and to make the move as smoothly as possible.

Condemnation Assistance and Support

Although every effort is made to acquire each property by negotiations, often condemnation proceedings may be required to complete the acquisition of those properties, which cannot be negotiated and/or otherwise secured due to the quality of title. SRLS has an attorney and other experienced personnel to assist in all phases of condemnation support. SRLS can provide the Client with assistance by filing any and all condemnations, appointment of commissioners, filing jury demands (if necessary) and obtaining legal rights of entry required for this project.

The condemnation assistance services provided in this regard include:

• Preparation and filing of all legal documents for the procurement of any and all necessary rights of way.
• Appointment of commissioners and coordination of the property inspections to ensure timely commissioners award deposits and legal right of entry.
• Provide all documentation necessary in file format to assigned legal counsel for eminent domain proceedings.
• Make sound settlement recommendations to the Client, when necessary.
• Preparation of complete parcel file, including the title report, legal description, document of conveyance, agents log and all correspondence.
• Serve as a liaison with Client or other agency personnel on matters related to condemnation.

Environmental Services

SRLS can assist the client with due diligence environmental assessments of real property by reviewing the chain of title and obtaining records from governmental agencies. SRLS personnel are adept at interviewing landowners and their neighbors to ascertain past use of the land. SRLS can also work with environmental testing companies to assure that environmental concerns are addressed and that public safety is given priority.

Utility Relocation Coordination

When requested, SRLS can assist on projects involving utility relocations and/or rearrangements. SRLS may assist the Client in negotiations and coordination with affected utility owners, including written correspondence, conversations, and/or field meetings with affected utility owners. Furthermore, decisions regarding utility relocations or rearrangements will be in accordance with existing Federal and State statutes, policies, and procedures. SRLS will use sound judgment and due care in determining the most acceptable method of relocation or rearrangement of affected utilities for both the Client and the owners or companies.

Financial Status Reporting

SRLS can provide detailed accounting personnel in the handling of payments associated with any project. Additionally, SRLS can administer funds as approved by the Client or other responsible agency, to appropriately coordinate any aspect of right of way or utility relocation services.

Financial Status Reporting services may include monthly summaries of project expenses, including amounts authorized, amounts paid and budget forecasts. In addition, SRLS can prepare and issue the required IRS Form 1099 to property owners for land acquisition payments.

Project Management

SRLS may provide the Client with an array of project management assistance, including:

• Attendance at project review meetings with the Client and other agency representatives.
• Maintaining current status reports of all parcels and projects.
• Providing weekly or monthly summaries of projects expenses, including amounts authorized, amounts paid, and budget forecast.
• Providing schedules for all project activities including starting and ending dates.
• Performing quality control and review of all transactions prior to transmitting to the Client.
• Monitoring the financial position against the progress of the project to ensure completion of the work within the budget and schedule.