Buying land, whether commercial or residential, is definitely an expensive endeavor, even though prices have eased somewhat lately. This is the reason finding a parcel that you want and making an offer for it without conducting a land survey on the region is most likely the biggest mistake you could make.
Here's why it's very important that you have land surveying done first:
Land surveyors can determine if you're actually getting what you are going to pay for. This means find out whether the sidewalks, trees, driveways and also the bird bath is section of the property you're going to buy. Land surveying would also determine if the neighbors are encroaching in to the property, which may then mean you're going to have problems later on with your neighbors.
Hiring a land surveyor doesn't only mean they know what you are getting or not getting - land surveyors will be the experts, and they can help with building regulations, wetland regulations, etc. Take notice that these regulations can transform anytime, but land surveyors should be updated on these regulations, or they'll refer you to somebody who is.
What if the current landowner (the main one selling the land) can provide you with old land survey documents? You need to still hire your own land surveyor determine if the boundary monuments are still set up. Also, land surveying done a couple of years back may not show recent changes to the land. If the existing survey is over the age of about ten years, you should get a totally new survey. Technology and surveying standards are both better now and should provide you more confidence in the survey work.
Second, that survey was completed for that owner. He may have instructed the surveyor not to show certain things on the drawing. At the very least have a land surveyor go out and review the parcel with this particular survey in hand. Mobile Mapping Tidworth have seen numerous cases in which a new land survey would save the buyer thousands so don't turn into a victim.
I've heard lots of people say hiring a land surveyor is nothing but unnecessary expense. I'll tell you what's unnecessary: the stress caused by paying thousands of dollars for something and ending up not getting what you were expecting. Should you be smart, you'd hire a certified land surveyor prior to making any land purchases. Believe me, it's all worthwhile and you would be glad you'd the land surveyed.