Services
SRLS offers a full range of Right of Way services to meet the increasing demands of our diversified clients. Our Utilities and Right of Way Engineering team works closely with agencies and developers alike to provide experts in easement and property rights. These individuals have the ability to plot legal descriptions, provide plan and profile drawings and prepare agreements under the direction of the client’s legal counsel.
The distinct advantage of retaining SRLS for Right of Way Engineering is that we are a full-service Land and Right of Way firm, and therefore provide a rare insight into project development. Our public agency and private clients alike find this expertise invaluable throughout their projects. Our Utilities & Right of Way Engineering Division includes a licensed Professional Engineer and former employees of large municipal utility companies, engineering firms and other public agencies.
Our Services
Acquisition
Acquisition services typically include all contacts and negotiations with the property owners for the purpose of acquiring the interest needed in their 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.
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 methodology as well as to ensure that 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.
Appraisal Review
Condemnation 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 commissioner 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.
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.
Project Management
Project Status Tracking
Smith-Roberts Land Services, Inc., currently tracks and posts project data on an online hosted database.
SRLS Project Database: SRLS has developed a custom-programmed database for tracking project progress and parcel related data. The database is cloud-based with a 99% uptime guarantee along with SSL encryption security. The database is fully customizable and is provided as a free service to each client. Whereas it is hosted in the cloud, it is accessible anywhere an internet connection exists.
Information Sharing: SRLS has the ability to customize the level of information distributed on a per client basis. Automatic alerts and notifications can be programmed into the database at the clients request. Automatic reporting speeds the information distribution process. Reports are available real-time on the web inside the database interface. These reports can also be exported out of the system into a format easily manipulated by the client such as MS Excel, html, or via API key to other applications.
Document Control and Standardization: We code and input client documents for each specific project to maintain standardization of legal instruments and important landowner communications. If a landowner requests a deviation from the standard instrument or agreement, we memorialize a change request that is then delivered to the client’s decision-making team. Approvals on change requests are monitored through the database.
Logging and Change Tracking: On the agent side, the database format encourages easy contact management and communication logging. The database is configured to automatically maintain an audit log that tracks each change to every record. This change log is maintained as long as the parcel is in the database whether active or not.
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.
Relocation 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 is able to 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.