In one sentence
A land title survey prepared to the ALTA/NSPS national standards, showing boundaries, improvements, easements, and encroachments in a form title insurers rely on.
The longer version
The ALTA/NSPS standard defines what the survey must show, and the negotiated Table A items define the optionals, such as parking counts, flood zone classification, and utility locations. The surveyor certifies the result to the lender, the buyer, and the title company.
Lenders order the survey early because it feeds two other workstreams: the title company uses it to delete or narrow survey exceptions, and counsel uses it to confirm the improvements sit within boundary and setback lines. Survey turnaround is a frequent long pole in diligence.
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