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List of Forms by Chapter - Chapter 1 — Introduction
- Chapter 2 — Types of Surveys
- Chapter 3 — Survey Certifications
- Chapter 4 — Ordering the Residential Boundary Survey from the Surveyor
- Chapter 5 — Examining Surveys
- I. [5.1] Examining the Residential Survey
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II. [5.2] Examining the Commercial Survey - [5.3] The Survey Seal, Certification, and Notes
- [5.4] Seals
- [5.5] Certifications
- [5.6] Notes
- [5.7] Fences — An Introduction
- [5.8] Fences and the Rectangular Survey System
- [5.9] “Actual” and “Occupied” Boundary Lines
- [5.10] “Record” vs. “Measured” Distances of Land Boundaries
- [5.11] The Apportionment or Proportional Measurement Rule
- [5.12] Measured Distances from Improvements to Property Lines
- [5.13] Evidence of Adverse Possession
- [5.14] Tree Encroachments
- [5.15] Unrecorded Easements
- [5.16] Rectangular Coordinates
- Chapter 6 — Sample Survey Problems
- Chapter 7 — Advanced Survey Issues
- I. [7.1] In General
- II. [7.2] Water Boundaries
- [7.3] Navigable Waters — In General
- [7.4] Navigable Rivers and Streams
- [7.5] Nonnavigable Waters — In General
- [7.6] The Conveyance of Lands Abutting Creeks, Streams, or Rivers
- [7.7] Determining the Center of the Stream
- [7.8] Words That Carry Title to the Center of the Stream
- [7.9] Words That Do Not Carry Title to the Center of the Stream
- [7.10] Examples of “Attendant Circumstances” of the Transaction
- [7.11] Lakes and Ponds — In General
- [7.12] Navigable Lakes
- [7.13] Meandered Lakes
- [7.14] Non-Meandered Lakes
- [7.15] Nonnavigable Lakes
- [7.16] Artificial Watercourses
- [7.17] Islands
- [7.18] Boundary Changes of Riparian Land by Operation of Law
- [7.19] Definitions
- [7.20] Rules of Law
- [7.21] Surveyor Issues Concerning Riparian Land
- [7.22] Disclosures on Plats of Survey
- [7.23] Meander Lines
- [7.24] Title Insurance Company Issues Concerning Riparian Land
- [7.25] Further Reading
- III. [7.26] The Center-of-Section Problem
- IV. [7.31] The Gap/Overlap Problem
- [7.32] The Creation of Gaps and Overlaps
- [7.33] The Overlap
- [7.34] Title Insurance and the Overlap
- [7.35] Prorating the Overlap
- [7.36] The Gap
- [7.37] Title Insurance and the Gap: Insuring the Gap for Both Owners
- [7.38] Title Insurance and the Gap: Insuring the Gap for One Owner
- [7.39] Insuring the Gap for One Owner: Fact Situation Number One
- [7.40] Insuring the Gap for One Owner: Fact Situation Number Two
- [7.41] Insuring the Gap for One Owner: Fact Situation Number Three
- [7.42] Insuring the Gap for One Owner: Fact Situation Number Four
- [7.43] How To Insure the Gap
- [7.44] Further Reading
- V. [7.45] How Wide Is an Undedicated Road? Where Is Its Center?
- [7.46] Prescriptive Easements
- [7.47] Statutory Law and Prescriptive Easements
- [7.48] Statutory Law and Road Widths
- [7.49] Common Law and Road Widths
- [7.50] Width of Road = Surface + Drainage Ditches
- [7.51] Width of Road = Surface + Fence Lines
- [7.52] Width of Road = Surface + Six Feet on Either Side
- [7.53] Width of Road = Surface Only
- [7.54] Summary of Cases
- [7.55] Facts, Patterns, Questions, and Initial Conclusions
- [7.56] General Guidelines
- [7.57] The Center of the Road
- [7.58] Rushing to Judgment
- [7.59] The Width, the Center, and the Survey
- Chapter 8 — Commercial Survey Title Policy Endorsements
- Chapter 9 — Legal Descriptions in Illinois
- Chapter 10 — The Encroachment or Boundary Dispute
- Chapter 11 — Survey Strategy
- Richard F. Bales
Richard F. Bales
Richard F. Bales (2019) is Assistance Regional Counsel at Chicago Title Insurance Company in Lisle. He concentrates his practice in real estate law. He is a member of the American Land Title Association/National Society of Professional Surveyors liaison committee that drafts the national land title survey standards, was recognized as Northern Illinois University College of Law’s 2015 Alum of the Year, and the author of THE GREAT CHICAGO FIRE AND THE MYTH OF MRS O’LEARY’S COW. He received his B.A. from Illinois College and his J.D. from the Northern Illinois University College of Law.
- Michael Filipski
Michael Filipski
Michael Filipski is the President and Founder of Compass Surveying, Ltd., in Aurora, where he has been practicing as a professional land surveyor in northeastern Illinois for over 30 years. He focuses on construction surveying, land boundary problems, right-of-way determination, and land development for residential, commercial, and municipal projects. Having founded the company in 1983, Mr. Filipski has served as President of the Northeast Chapter of the Illinois Professional Land Surveyors Association and has been a member of the Illinois Land Title and the Illinois Professional Land Surveyors Associations, the Missouri Association of Registered Land Surveyors, and the National and Wisconsin Societies of Professional Land Surveyors. Mr. Filipski served as Editor of the book ILLINOIS LAWS RELATING TO SURVEYS, TITLE AND REAL PROPERTY and has also contributed to ILLLINOIS LAND BOUNDARIES and IICLE®’s RESIDENTIAL REAL ESTATE (2011).
Residential and Commercial Surveys in Illinois (ARCHIVED 2011 EDITION)
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