C & A Surveyors service the broader Sydney metropolitan area from Newcastle to Wollongong to the Blue Mountains.

Our qualified surveying specialists are committed to providing the highest quality and safety standards, ensuring your project is delivered on time and to budget.

Deposited Plans & Strata Plans

Plan of Consolidation

These plans are prepared when a new lot is to be created consolidating 2 or more lots into 1 lot

Plan of Delimitation

Some Certificates of Title are limited by the fact that the parcel boundaries have not been examined by NSW Land Registry Services (LRS). To remove this limitation a plan of survey, which satisfactorily defines the boundaries of the land needs to be lodged and registered at LRS. This is often referred to as a “plan of delimitation” as once this plan of survey is registered the limitation on the Title is removed.

Hint: If you are planning a development or building it is wise to have your plan of delimitation lodged and registered as early as possible. This has several benefits: it creates certainty as to the location of the boundaries both for the designer of the project and the builder; it avoids expensive delays at the end of the project when costs are at their highest; it eliminates doubt for any prospective purchaser allowing for a better return on investment.

Plan of Redefinition

Redefinition Plans are prepared when a parcel of land is resurveyed to confirm the location of property boundaries. 

Plan of Easement

The easements or restrictions may be created as part of a plan for subdivision or consolidation purposes, or alternately, a plan lodged may be prepared for easement purposes only.

Plan of Subdivision

These plans are prepared when a parcel of land is to be divided land into 2 or more new parcels of land that can be disposed of separately

Strata Plan

Strata Plan allows the subdivision of buildings and structures on a single allotment of land into multiple Strata lots and shared Common Property. 

Stratum Plan

Stratum Plan is designed to designate areas or units for separate ownership within a building group of buildings.

Setout

Extensions

Survey and Calculate the location of the boundary and Setout the structure in accordance with the approved plans.

Unit Buildings

Survey and Calculate the location of the boundary and Setout the structure in accordance with the approved plans.

Granny Flats

Survey and Calculate the location of the boundary and Setout the structure in accordance with the approved plans.

Duplexes

Survey and Calculate the location of the boundary and Setout the structure in accordance with the approved plans.

Lot Boundaries

We undertake boundary markings for various reasons including erection of new fences, boundary disputes and to determine the position of structures close to the fence line.

Residential Setout

Survey and Calculate the location of the boundary and Setout the structure in accordance with the approved plans.

Other

Section 88B Instruments to accompany Deposited Plans and/or Strata Plans

Section 88B Conveyancing Act 1919 enables the creation and release of affecting interests (only easements and profits à prendre may be released) upon the registration of the plan. The Plan must be accompanied by a section 88B instrument in accordance with clause 29(3) Conveyancing (General) Regulation 2013.

Detail and Level Surveys for design purposes

A Detail & Level Survey is completed for design and assessment purposes and is typically required for a Council Development Application

Transfer Granting Easement documents and sketches

An easement put simply is typically a right for one owner (the dominant tenement) to do something on, or use part or all of, another owners land (the servient tenement). The most common forms of Easements we create are Rights of Way and Easements for Services. There are 4 ways to create easements however the easiest and most cost effective way is by Transfer and Grant. This is called this a Dealing.

Transfer granting easement – A transfer granting easement can be created using the 01TG Form. The form must be correctly executed, typically by both owners and their Mortgagee’s (lenders) if they possess a Mortgage. The easement must also be described, if it is an easement that is over part of land then the description is typically shown on a plan annexed to the Dealing. Plans annexed to Dealings must comply with certain conditions that can be met by your surveyor.

Not all easements can be created by Transfer and Grant, those involving structures or that are complicated in nature may require a plan of survey to be drafted and be created by a Section 88B instrument.

Hints: We will need a copy of the design or DA plans to correctly draft the location of the easement, the sooner we get these the sooner we can get the process started.

If the easement is going to be over buried pipes or infrastructure we need to locate what’s in the ground before it is covered up. Please coordinate with our staff to have them locate the structures in the ground.

Positive Covenant and Restriction on Use documents (Section 88E)

Councils often include in their DA conditions the creation of Positive Covenants and Restrictions on Use of land. These are documents that are most easily created under section 88E of the Conveyancing Act and are called Dealings. Once the documents are prepared and signed in the correct manner they need to be lodged at NSW Land Registry Services (LRS) together with the original Certificate of Title of the subject land. Please note the LRS is transferring to an Electronic Titling System so notice to deal in Titles will be given by the banks or those in possession of the Title.

Positive Covenants create conditions that require something to be done, for example the maintenance of a Stormwater System. They are most commonly created by a 13PC form, which typically must be signed by: the owners, the relevant Council, and their Mortgagee (lender) if the property is the subject of a Mortgage.

Restrictions on Use restrict the owner from something, for example altering the levels of an overland flow path. They are most commonly created by a 13RPA form, which typically must be signed by: the owners, the relevant Council, and their Mortgagee (lender) if the property is the subject of a Mortgage.

Hint: These processes take time, however many Councils will allow the creation and registration of these Dealings early in the project, long before pressure mounts to comply with all the other Conditions of consent and gain Occupation and Subdivision Certificates.

Gross Lettable Area

Gross Lettable Area is the amount of floor space available to be rented within a tenancy.
• Positive Covenant and Restriction on Use documents (Section 88E)
• Transfer Granting Easement documents and sketches

Nett Lettable Area

Nett Lettable is a measurement of the total occupiable floor space taken from the inside surfaces of the exterior walls and/or the mid-line of any shared walls and excludes areas such as common stair wells, toilets, lift lobbies and vertical service ducts. 

Identification Survey/Final Survey

This is a check survey of any structures that have been erected on a job checking to see if it has been built in accordance with the approved plans

Work as Executed/Drainage as Constructed

This is a check survey of the Stormwater Plan prepared by the stormwater engineer to ensure all things were constructed correctly in accordance with the plan.