When you order an ALTA land survey, you expect clear boundaries, mapped easements, and solid documentation. However, right before closing, another question often appears:
“Who needs to be named in the certification?”
At first, this sounds small. Yet this single detail can delay funding, require revisions, and create stress during closing week. So let’s break it down in simple terms. If you understand who belongs on an ALTA land survey certification—and why—you can avoid last-minute problems.
What the Certification Really Means
Every ALTA land survey includes a certification section. This section states who the survey is prepared for. In plain language, it answers one important question:
Who can legally rely on this survey?
That matters because commercial property deals involve serious money. Lenders rely on the survey before they release funds. Title companies rely on it before they issue coverage. Buyers rely on it before they sign final documents.
Because of that, listing a name in the certification gives that party legal reliance. That is why surveyors treat this section carefully. It is not just paperwork. It defines responsibility.
The Core Parties That Usually Belong
In most commercial transactions, three parties almost always appear in the certification.
First, the purchaser or new property owner. The buyer takes title, so the buyer must rely on the ALTA land survey. This part is straightforward. However, you must use the exact legal entity name. Even a small spelling error can force a correction.
Second, the lender. If financing is involved, the bank must appear in the certification. The lender reviews boundaries, access, and easements before approving the loan. Without the lender listed, funding can pause.
Third, the title company. The title insurer uses the ALTA land survey to confirm access, easements, and encroachments. Therefore, the issuing title company normally appears in the certification.
When these three names appear clearly and correctly, most closings move smoothly.
Where Confusion Starts
Although the standard list seems simple, extra requests often appear near closing. For example, someone may ask to add the parent company, an investor group, or “successors and assigns.”
At that point, questions arise.
Parent companies sometimes control the buying entity. However, if the parent does not hold title or fund the loan, it may not need reliance. Still, clients sometimes request inclusion for comfort.
Investor groups also appear in many Kansas City deals. While investors may fund part of the purchase, they do not always take title. Because of that, surveyors must consider whether listing them makes sense.
Attorneys and brokers occasionally get mentioned too. However, these professionals guide the transaction. They do not rely on the survey for ownership or lending decisions. As a result, they rarely belong in the certification.
The phrase “successors and assigns” creates another issue. It sounds harmless, yet it expands reliance beyond the original deal. Because of that, many survey firms review that language carefully before approving it.
The broader the certification, the broader the exposure. And broader exposure usually means more internal review.
Why Timing Causes Most Problems
Here is the key point: adding a name is not always the issue.
Adding a name late is.
When someone requests changes a few days before closing, the survey firm must review the request, update the certification page, re-sign the survey, and re-issue the final copy. After that, the lender and title company may review the document again.
This process does not take weeks. However, it can shift a closing by a day or two. In a busy market like Kansas City, even a short delay can affect funding windows or construction schedules.
Therefore, the real risk is poor timing, not the request itself.
A Simple Way to Decide Who Belongs
If you feel unsure about who should be named, ask four simple questions.
Is this party taking title to the property? Is this party funding the loan? Is this party issuing title insurance? Does a contract require them to rely on the survey?
If the answer is no to all four, that party likely does not need to appear on the ALTA land survey certification.
This simple filter prevents over-listing and reduces confusion.
Why This Happens Often in Kansas City
Kansas City commercial deals often involve multiple entities. Developers create layered LLC structures. Out-of-state lenders enter the transaction. Multi-parcel acquisitions add more names to the mix.
Because of that, entity names move around during negotiations. Emails pass between lenders, attorneys, and investors. Then, during closing week, someone notices a missing name.
Pressure builds quickly at that stage. However, a calm review usually narrows the list to the true reliance parties. Once everyone agrees, the certification updates and the deal moves forward.
How to Prevent Last-Minute Changes
Fortunately, you can avoid most certification issues with early coordination.
Review the title commitment as soon as it arrives. Confirm the buyer’s exact legal name. Then request the lender’s full legal name instead of using an abbreviation. Next, confirm the issuing title company’s proper name.
After that, ask the surveyor to share a draft certification page before final delivery. This allows everyone to approve names in advance.
Finally, avoid open-ended language unless the lender clearly requires it.
When you take these steps early, your ALTA land survey stays clean and predictable.
Final Thoughts
An ALTA land survey protects buyers, lenders, and title insurers. However, the certification section controls who can rely on that protection.
Most smooth transactions include only the purchaser, lender, and title company. Problems arise when additional names appear at the last minute.
Therefore, clarify certification parties early. Use exact legal names. Keep the list focused on true reliance.
In the end, the strongest ALTA land survey certifications are not the longest ones. They are the ones agreed upon before closing week.
