In the context of property development, a diagram and a general plan are critical cadastral records that help identify the land and surveyed rights recorded in South Africa’s cadastral system. Specifically, these records may be especially essential when purchasing, transferring, subdividing, and/or developing property, or when investigating boundaries, servitudes, and other surveyed real rights.
If an existing diagram or general plan is required, there are several possible routes to obtaining either record – with the appropriate option dependent on whether a user simply needs to view an existing image or requires a formally certified copy.
Search for a scanned diagram or general plan online
The Chief Surveyor-General (‘the CSG’) provides public online access to a cadastral information system. This includes a component containing scanned images of diagrams, general plans, sectional title plans, and survey records.
The CSG provides two principal ways to search for a scanned document:
- By SG or document number: The current SG key search requires the province and the relevant SG key in its exact format.
- By property description: The current property search allows users to select the province and whether the property is rural or urban, and to search using the town or region, parcel number, and portion. A farm name can also be entered where relevant.
The CSG’s own usage guidance explains that, for an urban property, the parcel number will ordinarily be the erf, lot, or stand number, while for rural land it will ordinarily be the relevant farm or land parcel number. A search result can then identify the document number, document type, and available scanned image.
For those looking specifically for an existing diagram or general plan, this scanned document search is the preferred online facility.
This search tool is distinct from the CSG’s separate spatial cadastral information portal, which maps land parcels and related cadastral features – and is useful for understanding the property’s position and relationship to surrounding parcels.
An electronic image obtained through the CSG system, however, should also be distinguished from a formally certified copy issued by a Surveyor-General.
For requests that yield no results for scanned images, it is advised to contact the relevant SG offices.
Request a certified copy of the diagram or general plan
The Land Survey Act authorises a Surveyor-General, at the request of any person and on payment of the prescribed fee, to prepare, certify, and issue copies of diagrams, general plans, and other documents filed in the office and available to the public. It also covers copies of diagrams and general plans registered in a Deeds Office within the relevant area.
Where a certified copy is required, a request can be made to the Surveyor-General’s office responsible for the area in which the land is situated.
The Land Survey Regulations impose additional requirements where a certified copy is requested before registration. In general, the consent of the land surveyor concerned is required unless one of the prescribed exceptions applies, including unreasonable withholding of consent, failure to respond within a reasonable time, production of an original copy, or the passage of five years from approval.
Once the document has been registered, that pre-registration consent requirement no longer applies.
Obtain the diagram or genera plan through the Deeds Office
Diagrams and general plans associated with registered land may also be available via the Deeds Office, which enables access to public registers and other public records subject to prescribed conditions and fees.
This can be particularly useful where the cadastral document needs to be considered together with the title deed or other registered documents affecting the property.
Commercial property information services, including DeedsWeb, may also provide access to computerised SG images.
In some circumstances, new survey may be required where an existing cadastral record is absent or defective.
Concluding remarks
The right cadastral record can be critical to understanding the legal identity and configuration of land, particularly property intended for subdivision or development. Before relying on a diagram, general plan, or related property information, confirm that you have the correct record and obtain professional assistance where the position is uncertain, incomplete, or disputed.
For expert legal assistance with property and property development matters, contact our team of real estate attorneys today.
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