Most title professionals don’t spend much time thinking about surveys—until one uncovers a problem that could have delayed closing.
After working with title companies across Ohio and Indiana for more than 55 years, we’ve noticed that the same handful of issues tend to surface again and again. Sometimes it’s a fence in the wrong place. Sometimes it’s a legal description that doesn’t match what’s on the ground. Other times it’s simply a question that nobody thought to ask until the week of closing.
A Mortgage Location in Ohio or a Surveyor Location Report (SLR) in Indiana won’t solve every problem, but it can help uncover many of them while there’s still time to address them.
Key Takeaways
- Mortgage Locations (Ohio) and Surveyor Location Reports (Indiana) help identify visible property issues before closing.
- These reports commonly support residential real estate transactions and title insurance underwriting.
- Early identification of encroachments, easements, and legal description discrepancies can reduce closing delays.
- Mortgage Locations and SLRs are not Boundary Surveys and should not be used to establish legal property lines.
- Working with an experienced survey partner helps title professionals keep transactions moving with confidence.
What Is a Mortgage Location or Surveyor Location Report?
A Mortgage Location in Ohio and a Surveyor Location Report (SLR) in Indiana – collectively referred to as Location Reports – are limited-scope surveys prepared by a licensed surveyor to support residential real estate transactions.
These reports document the location of visible improvements—such as homes, garages, driveways, fences, and other structures—in relation to the legal description provided for the transaction. They can also identify visible encroachments, easement concerns, setback issues, and other conditions that may affect title insurance or delay closing.
Although the names differ by state, Location Reports serve essentially the same purpose: providing lenders, title companies, and buyers with greater confidence before closing.
Location Report or Boundary Survey: Which One Do You Need?
| If you’re trying to… | Recommended Survey |
| Close a home purchase or refinance | Mortgage Location / Surveyor Location Report |
| Support title insurance underwriting | Mortgage Location / Surveyor Location Report |
| Identify visible encroachments before closing | Mortgage Location / Surveyor Location Report |
| Install a fence or addition | Boundary Survey |
| Resolve a property line dispute | Boundary Survey |
| Establish legal property boundaries | Boundary Survey |
Choosing the appropriate survey depends on your goals. One of the most valuable services a survey partner can provide is helping clients understand which product best fits the situation.
1. Problems That Surface Too Late
Most closing delays aren’t caused by brand-new problems—they’re caused by problems that weren’t discovered until the last minute.
We’ve seen fences extending over property lines, detached garages sitting inside utility easements, and additions built years ago that violate setback requirements. None of these situations automatically end a transaction, but they’re much easier to resolve when they’re discovered before everyone is preparing for closing.
That’s where a Mortgage Location or Surveyor Location Report helps. Instead of relying solely on aerial imagery or public records, a member of our field crew visits the property and documents how visible improvements relate to the legal description provided for the transaction. That field verification often identifies issues while there’s still time for the title company, lender, and buyer to determine the appropriate next steps.
Pro Tip: Our standard turnaround at McSteen is typically four business days. During peak seasons, turnaround may extend slightly, and we’ll communicate realistic expectations upfront so clients can plan accordingly.
2. Not Every Delay Is About the Property
Sometimes the property isn’t the problem at all.
Financing changes. Buyers walk away. Inspection results change negotiations.
A Location Report can’t prevent a transaction from falling apart, but your survey provider’s policies can still affect the outcome.
One question worth asking before placing an order is what happens if the transaction never closes. Some providers charge cancellation fees, while others take a different approach. At McSteen, Mortgage Locations and Surveyor Location Reports can be canceled without a cancellation fee if work hasn’t been completed. Boundary Surveys involve a much different scope of work and follow a separate policy.
For busy title teams, knowing that upfront removes one more thing to worry about.
3. Unexpected Survey Fees That Delay Closing
Not every delay involves an encroachment or title issue.
Sometimes it’s the invoice.
Unexpected charges for acreage, outbuildings, mileage, or travel time can require revised closing disclosures and additional conversations with buyers. Even relatively small changes create more work for processors trying to keep files on schedule.
That’s why transparent pricing matters just as much as turnaround time. Before ordering any survey, it’s worth asking exactly what’s included—and what isn’t—so there are no surprises later.
4. Legal Description Errors That Continue for Years
Some of the most significant problems are invisible until someone physically compares the legal description with what’s actually on the property.
We’ve encountered situations where recorded documents carried the same mistake through multiple transfers because no one realized anything was wrong.
In one Ohio transaction, a home had been built on the wrong lot nearly seventeen years earlier. In Indiana, we found a home occupying two lots while the deed referenced only one. In both cases, the discrepancies were identified before another transfer occurred, giving the title company an opportunity to resolve the issue before issuing title insurance.
That’s one of the biggest advantages of field verification. Errors in recorded documents rarely correct themselves. More often, they’re repeated with every transfer until someone finally uncovers them.
5. Communication Still Matters
Technology has made the closing process faster, but it hasn’t made communication any less important.
Title professionals don’t want to spend part of their day calling for status updates on open files. They want to know where an order stands and have someone available when questions come up.
That’s why we continue investing in both technology and people. Survey Tracker gives clients real-time visibility into their orders, while our customer service team is available to answer questions, explain findings, and communicate proactively when something needs attention.
It’s not just about delivering a survey. It’s about making the entire process easier to manage.
What a Mortgage Location or Surveyor Location Report Is Not
Understanding what these reports do is just as important as understanding what they don’t.
A Mortgage Location or Surveyor Location Report is not a Boundary Survey.
| Mortgage Location / SLR | Boundary Survey |
| Supports residential real estate transactions | Establishes legal property boundaries |
| Documents visible improvements | Determines boundary locations through survey calculations |
| No monuments are set | Property corners may be located or set |
| Used for lending and title insurance | Used for construction, property improvements, and legal disputes |
If a homeowner plans to install a fence, build an addition, subdivide property, or resolve a boundary dispute, a full Boundary Survey is the appropriate solution.
Helping clients choose the right service is part of McSteen’s commitment to education and long-term partnerships.
View Our Mortgage Location | SLR v. Boundary Survey Infographic
A Note for Our Indiana Partners
Indiana underwriters don’t always require a Surveyor Location Report before issuing title insurance.
As a result, buyers sometimes decide whether to obtain an SLR during the purchase agreement process.
While an SLR may not always be required, understanding what it does—and what protections it provides—helps buyers make informed decisions before closing.
To support those conversations, McSteen created a Buyer’s Guide to Survey Protection, a simple comparison of available survey products that buyers can review in about ninety seconds.
If you’d like printed or digital copies for your office, we’re happy to provide them.
Frequently Asked Questions
Does every real estate transaction require a Mortgage Location or SLR?
No. Requirements vary depending on the lender, title underwriter, property type, and state.
Can a Mortgage Location identify encroachments?
Yes. Visible encroachments involving structures, fences, and other improvements may be identified during the field inspection.
Is a Mortgage Location the same as a Boundary Survey?
No. Mortgage Locations and Surveyor Location Reports support lending and title insurance. Boundary Surveys establish legal property boundaries for construction projects, property improvements, and boundary disputes.
How long does a Mortgage Location usually take?
Turnaround times vary by location and seasonal demand. McSteen typically completes Mortgage Locations within approximately four business days, with rush scheduling available when possible.
Your Proud Partner for Land Services
Mortgage Locations in Ohio and Surveyor Location Reports in Indiana help title companies identify visible property issues before closing. While they are not Boundary Surveys, they provide valuable documentation that supports title insurance, reduces unexpected delays, and helps residential real estate transactions move forward with greater confidence.
For more than 55 years, McSteen has partnered with title companies, lenders, attorneys, and real estate professionals across Ohio and Central Indiana by providing responsive communication, experienced licensed surveyors, transparent expectations, and technology designed to keep files moving.
If you’re unsure which survey product is right for a specific property, we’re happy to help—even if the answer isn’t one of our services.