Pipeline Scope of Services
Computerized, Updated Records and Line Lists
Coates has developed software programs to meet pipeline companies' particular needs. Coates can generate progress reports, line lists, acquisition records, budget forecasts and other data that can be transferred to the client's permanent right-of-way records. Coates has assisted many clients in developing efficient database programs to update ownership, locate and identify encroachments, note new subdivision locations or extract key information from old documents and satisfy Internal Revenue Service reporting requirements. This information can be used for projects involving the repair and replacement of existing pipelines and also during emergencies such as spills and other pipeline accidents.
Coordination of Survey and Mapping
Coates has associated with survey companies across the United States and maintains files on preferred surveyors who provide accurate, cost-efficient and timely service on pipeline projects. Coates can select a local surveyor or coordinate activities with a surveyor chosen by the client. Coates has coordinated many projects with surveyors to assure that survey permission has been obtained, documented and that survey restrictions are observed. Coates performs quality control to assure that plats and maps are correct.
Title Search, Title Curative and Right-of-Entry
Coates Title Specialists can provide current surface ownerships, mineral interests, encumbrances and complete chains of title. Each county, parish or other political subdivisions in each state may have different systems of recording and indexing land documents and transactions. Coates employs experienced Title Specialists who are familiar with these systems and can conduct manual or electronic research.
Coates prepares title reports that reveal the source of current ownership, kind of conveyance and an accurate description of the land conveyed. Coates can determine mineral interests, current leaseholders, expiration dates of leases of record and encumbrances such as mortgages, liens and judgments. Coates can also provide complete title curative work.
After ownership of the involved properties is determined, Coates Right-of-Way Agents contact the owners to obtain permission to enter the property for any and all preliminary project inspections. These include environmental inspections and tests, archaeological studies, ground and biological surveys, etc.
Appraisal and Land Value Studies
Coates employs experienced appraisers to determine fair market value, using the latest available information to support accurate cost estimates. They use the approved appraisal formula of income approach, replacement cost and comparable sales, combined with current market trends, to establish fair market value.
Coates' capabilities include raw land, commercial, industrial and residential properties and appraising linear miles of right of way for mortgage and sale purposes.
Coates can also supervise or coordinate efforts with subcontracted Appraisers by assisting them in obtaining recorded information or contacting landowners to assure clients that deadlines are met.
Coates offers the option of land value studies when formal appraisals are not required.
Coates works with cultural resource and archaeological study teams and environmental testing groups to assist clients in completing applications for submittal to the Federal Energy Regulation Commission.
Coates can assist the client with due diligence environmental assessments of real property by researching the chain of title and obtaining records from governmental agencies. Coates personnel are adept at interviewing landowners and their neighbors to determine past use of the land. Coates also works with environmental testing companies to assure that environmental concerns are addressed and that public safety is given priority.
Preparation of Legal Descriptions
Coates has the technical capabilities to prepare mathematical computations of land areas, write land descriptions, draft plot plans of plan sheets including all associated materials and conduct field investigations of land conditions. The resulting document pinpoints the right-of-way take area and assures that the legal description is complete, accurate and correct.
Negotiation and Acquisition
Coates' goal is to obtain a satisfactory settlement, based on a valuation in the best interest of the client and the property owner. The client's price schedules are strictly observed.
Coates Right of Way Agents conduct negotiations professionally, tactfully and efficiently. All contact is carefully documented and becomes a part of the permanent records. Coates Agents are available whenever and wherever a landowners can be met. Some landowners are approached only through an attorney or other representative. Coates Agents will negotiate through any intermediary in order to reach an agreement.
All Coates Agents are carefully screened and selected for each project. Whenever possible, Agents are assigned to areas where they have previously lived or worked so that they are familiar with the geography and population.
Route Selection Assistance
By interpreting aerial photographs, topographical maps and right of way plans, Coates can assist the client and design engineers in selecting routes that are cost effective and environmentally sound. Coates can detect desirable areas of terrain and recognize problem areas of acquisition that could involve time consuming and expensive negotiations. Coates employees are skilled at working with engineering, survey and construction personnel during route investigation and are familiar with the technical aspects of pipeline installation.
When alternate route studies are required, Coates employees exercise care to select the preferred route. Historical and archaeological areas are crucial in pipeline route selection and unless these areas are identified and properly located, much preliminary work can be wasted. Coates employees are respectful of both the land and the landowners.
Construction Liaison and Damage Settlements
The ability to successfully satisfy claims against a client can result in substantial savings in time and money. Coates Agents can fairly assess the various damage factors and arrive at an acceptable settlement, thereby avoiding adverse publicity and negative feelings. The agents act as liaison between the property owner, survey teams, construction crews and cleanup personnel. The positive relationship developed between Coates Agents and the property owners can significantly reduce potential damage settlements and enhance public opinion of the pipeline project.
Coates Agents realize that the period between the time of the alleged damage and settlement of the claim is more critical to the one damaged, so prompt and courteous attention is given each case. Coates Agents investigate all charges, land or crop damage, restorations and replacement costs and any other aspects of a claim. They evaluate these items and present their findings to the client. The Agents negotiate damage settlements and process the necessary documents and payments in accordance with the client's instructions.
This service is available before, during and after construction and for specific and unusual claims.