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Cadastral integrity
Surveyors prepare plans of survey that determine the physical boundaries of new parcels of land and create their legal identity. Lands provides information and advice regarding the fixation of land boundaries as well as the resolution of related disputes.
Survey standards
The Board of Surveying and Spatial Information (BOSSI) www.bossi.nsw.gov.au sets and regulates competency standards for surveyors and surveying practices in NSW. These standards are designed to maintain the integrity of land boundaries across the State (ie. the State’s cadastre), which in turn maintains the integrity of the NSW property market and ensures community interests are protected. Lands implements and monitors these standards on behalf of the Board.
To ensure a high level of competency in surveying services in NSW, only surveyors registered with the Board of Surveying and Spatial Information can prepare plans of survey. Such plans of survey are required when new land parcels are formed through subdivision or when all or part of an existing parcel is to be used for a specific purpose (i.e. easement or lease).
To assist surveyors in the day-to-day delivery of surveying services, preparation and lodgment of plans of survey, Lands publishes Directions and detailed information kits and checklists, available online, on behalf of the Surveyor General and the Registrar General. These Directions ensure that registered surveyors apply the current guidelines to all aspects of survey practice in NSW.
Boundary disputes
The ever-increasing value of land has caused landowners to become more aware of their common boundaries. In addition, increased accuracy resulting from technological advancements has highlighted issues of boundary fixation, particularly arising from earlier surveys. In response to community needs, if you have doubts about the correct location of a boundary, you can, for a fee, consult Lands’ survey services to resolve any issues quickly and economically, thereby avoiding litigation.
The application may be made only by or on behalf of:
- an owner of land on either side of the boundary
- a purchaser under a contract for sale of land on one side of the boundary who has paid the purchase price in full or obtained the owner’s consent or
- a public or local authority or the Head of a Government Department.
For more information download How to Lodge an Application for a Boundary Determination (PDF 94 kb)
Investigation of Mean High Water Mark boundary definitions
Most lands below the average high water mark comprise Crown land. If a survey of a tidal waterfront freehold property reveals a variation in the position of the mean high water mark to that determined by an earlier survey, approval of the land is required, prior to the lodgment of the plan at Lands.
The NSW Maritime administers Sydney Harbour, Botany Bay, Port Hunter and Port Kembla Harbour. All other waterways are administered by Crown Land NSW.
Depending on the location, all applications for Lands consent to mean high water mark definitions, are dealt with by Crown Land NSW, or the NSW Maritime.
