A Step-by-Step Guide from McSteen Land Surveyors
In the fast-paced world of real estate, every detail matters, especially when it comes to title insurance and closing timelines. For buyers, sellers, lenders, and title professionals in Ohio, one of the most important (yet often misunderstood) steps in the closing process is the Mortgage Location Survey (MLS).
At McSteen, we perform thousands of these each year across all 88 Ohio counties. Whether you’re a seasoned processor or a first-time buyer, here’s what you need to know.
What Is a Mortgage Location Survey?
A Mortgage Location is a type of location report, commonly used in Ohio real estate transactions, that provides a visual representation of a property’s key physical features—including structures, fences, driveways, and potential encroachments—overlaid on the legal property description.
🛑 Important: A Mortgage Location Survey is not a boundary survey and should not be used to define legal property lines or for construction. It’s a tool for risk assessment, not legal resolution.
Learn more about Boundary Surveys, What to Expect, and When You Need One >>
When Is a Mortgage Location Required?
Mortgage Locations are typically triggered by a lender or title company during the mortgage or refinancing process. It’s often a requirement to issue title insurance, especially when there is no up-to-date or valid survey already on file.
Without this survey, the title policy may exclude coverage for property-related defects, like structures built over lot lines or violations of setback requirements.
Step-by-Step: How the Process Works in Ohio
1. Survey Request
The process starts when a lender or title agency orders a Mortgage Location Survey—usually during loan underwriting or the title search process. In some cases, real estate agents or even homeowners proactively request one to avoid surprises at closing.
Learn Why Title Insurance Often Requires a Location Survey >>
2. Engaging a Licensed Surveyor
In Ohio, only a licensed professional surveyor may certify a Mortgage Location. McSteen’s team of survey professionals covers all counties in Ohio and delivers rapid turnaround times using our proprietary Survey Tracker job management system.
3. Field Work: Site Visit + Data Collection
A member of the field crew visits the property to collect data. This includes:
- Locating existing improvements (home, garage, decks, sheds, etc.)
- Identifying driveways, fences, retaining walls
- Noting any visible easements or encroachments
The crew also confirms the legal description provided in the deed or title commitment matches the site conditions.
4. Mapping the Property
Using the field data, the drafting team draws a professional map, the Mortgage Location survey map, that shows:
- Property lines (based on legal description, not boundary calculations)
- Dimensions and placement of all visible improvements
- Any violations, such as structures over property lines, setback intrusions, or overlapping fences
5. Final Verification + Quality Control
Before delivery, the Mortgage Location goes through McSteen’s internal quality checks by the Licensed surveyor to ensure all details are accurate, clearly labeled, and meet lender/title expectations.
If any red flags arise—like an encroaching structure or missing legal description—we’ll flag them and consult with the ordering party on next steps, which may include a full boundary survey.
6. Survey Delivered to Lender and Title Company
The final Mortgage Location is delivered digitally—often within 2 to 3 business days thanks to McSteen’s integrated tech and statewide team. The document becomes a key tool in confirming:
- The legal description matches physical conditions
- Structure is located on the land described in the deed transferring
- There are no obvious encroachments or conflicts
Understand How to Read a Mortgage Location >>
What Happens If the MLS Uncovers an Issue?
McSteen will clearly mark concerns on the map and include explanatory notes. Depending on severity, this could trigger:
- A pause in closing until the issue is resolved
- A title exception or policy endorsement
- A recommendation for a full boundary survey to confirm legal lot lines
Why McSteen Is Ohio’s Trusted Partner for MLS
With over 50 years of land surveying experience, McSteen is Ohio’s leading provider of Mortgage Locations. Title companies, lenders, and agents trust us for:
- Rapid turnaround
- Statewide coverage in all 88 Ohio counties
- Advanced in-house tech, like Survey Tracker
- Responsive, professional team that keeps deals moving
Need a Mortgage Location in Ohio? Let’s Get Started
Whether you’re a title processor working through a tight deadline or a homeowner refinancing your property, McSteen is ready to help.