Boundary and Land Dispute

[George Kamerzan]

Hey friends! I'm pretty new to this and forums in general so I will try to keep it short and to the point. One year ago I purchased a duplex, my wife and I live in one half and we rent out the other. When we purchased the duplex the documents that came along with all the paperwork stated that my property is 110x115 feet(.33 acres). Zillow, Redfin, and public records all confirm that. Now when I went ahead and measured my property, street to fence and so forth, I continuously came up with  109x105, Roughly that is .29 acres, I measured and remeasured  and always come up short. I spoke to my neighbors and they confirm(obviously) that the fence line is the true marker. I know that the fence has been up for more then 7 years so technically if the rules of hostile takeover apply the neighbors are right. Since I purchased the house a year ago all the documents and the title company states that I have .33 of an acre. I'm 90% sure I have insurance with the title company for this scenario, but what they need me to do is do a survey, which would be 2k out of pocket expense. I don't really need that chunk if land, but Im just worried that it might hurt my resale value at some point. Also if perhaps there is a chance the title company would pay me out, I would much prefer that! Please, any thoughts, knowledge and or experience would help. Thanks, George!

[Tom Gimer]

Without a survey having been undertaken and reviewed by the title insurer prior to settlement, there is no chance that title insurance is going to respond here.