{"id":1286,"date":"2021-03-10T06:00:34","date_gmt":"2021-03-10T11:00:34","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1286"},"modified":"2024-04-25T23:20:03","modified_gmt":"2024-04-26T03:20:03","slug":"real-estate-legal-descriptions-for-deeds","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/real-estate-legal-descriptions-for-deeds\/","title":{"rendered":"Real Estate Legal Descriptions for Deeds"},"content":{"rendered":"\n
\"Aerial<\/figure><\/div>\n\n\n\n

What\u2019s the real estate legal description that goes on a deed?\nA real estate legal description for a deed is not<\/em> made up of the glowing\nwords in a real estate marketer\u2019s flyer \u2014 as grand as that would be! It is not<\/em>\nsimply a street address, or a tax description copied from the home county\u2019s\nwebsite. None of these make a deed legally able to transfer a piece of real\nestate from one person to another.<\/p>\n\n\n\n

A legal description is a precise, legally meaningful and\nbinding summary of a property survey. You can find it on the existing deed \u2014\nthat is, the last deed used to transfer the property.\nThe legal description may have a border around it, or it might be\nindented to make it easy to spot. Sometimes it appears on an attached exhibit,\nincorporated by reference on the face of the deed. The description on a\nmortgage agreement or title insurance commitment should match the legal\ndescription on the deed. <\/p>\n\n\n\n

Whenever an interest in property is transferred from one\nparty to another, the real estate legal description is representing the\nproperty exactly. It is proof to lenders that the property is just as it\u2019s shown\non the deed, to be valued accordingly. And it allows a future surveyor to\nprecisely trace a property\u2019s angles, corners and borderlines.<\/p>\n\n\n\n

It\u2019s a hard rule that deeds have to include the property\u2019s\ncomplete legal description. Each county has specific requirements for how that\ndescription is made, but the point is to submit the right description for the\ndeed being prepared. That might be all you really want to know! <\/p>\n\n\n\n

But if you are curious about the main types of legal\ndescriptions, and the components that form them, read on.  <\/p>\n\n\n\n\n\n\n\n

The Elements of a Legal Description of Property for a Deed<\/h2>\n\n\n\n
\"Illustration
Public Land Survey System (PLSS).<\/figcaption><\/figure><\/div>\n\n\n\n

You\u2019ll hear about metes and bounds, and also about lots and\nblocks. These are two different formats, the latter being a simpler\nrepresentation of the same information. If you don\u2019t hold the deed, you can\ncheck with the county recorder\u2019s office to find out which is used.<\/p>\n\n\n\n

\u00a0The traditional description is based on a surveyor\u2019s record of metes and bounds<\/em>. Metes are\u00a0borderlines.\u00a0Bounds\u00a0are the distances between them. The legal description starts with a landmark, which could be a point identified in the USGS Public Land Survey System<\/a>. Starting from that recognizable feature or point of beginning<\/em>,\u00a0the description maps the property\u2019s layout by a line that comes back around to the starting place.<\/p>\n\n\n\n

For properties in cites and developments, the descriptions\nare briefer. Lot and block<\/em> identifications refer to subdivision plats<\/em>\nthat contain the property descriptions. Surveyors create plats to map out the property\u2019s\nboundaries and dimensions, taking note of natural and constructed markers.\n<\/p>\n\n\n\n

Thus, properties in developments have book and page numbers showing\nthe location of their plats. The legal description may identify the size, the\nlot(s), the block in which the lot exists, the county, state, and subdivision,\nand the original grant. It may contain a reference to a more complete\ndescription, in metes and bounds. <\/p>\n\n\n\n

A legal description for a condo identifies the unit, and sets\nforth the elements described in the association\u2019s master deed, including all\namendments. <\/p>\n\n\n\n

Fixing Mistakes in Real Estate Legal Descriptions<\/h2>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

A mistake in the real estate legal description on (or\nattached to) a deed is a big deal. It means the deed itself is defective. This\ncreates a cloud on the house title. Because accuracy is so important, proofread\nthe legal description you supply for a deed. Check that the digits and every decimal\npoint are all in place. Read and follow the line in a metes and bounds\ndescription. Does the description make geographical sense? Do the measurements come\nto their closing point where they began? <\/p>\n\n\n\n

If the legal description doesn\u2019t correctly trace the\nproperty line, or if it has directional errors or refers to the wrong lot,\nor some other substantive problem is present, a correction deed is\nnecessary. Mistakes in legal descriptions impact taxation, appraisals, and loan\napprovals. Unless it has a full, error-free legal description, a deed should be\ncorrected and recorded anew. <\/p>\n\n\n\n

If a new description must be created, a professional surveyor stakes and maps out the property. Cautious buyers have stake surveys done before closing, to verify the actual boundaries \u2014 rather than assume fences are in all the right places.<\/p>\n\n\n\n

When a correction deed is necessary, it will repeat and\ncorrect the information recorded on the problematic deed. It will include the full\nand correct legal description. Of course, it\u2019s never OK to use a correction\ndeed to add new owners to the deed, create new property interests, or change the\ndeed\u2019s substance beyond the correction at issue.<\/p>\n\n\n\n

An erroneous deed should not simply be re-recorded together with\na re-written real estate legal description. Generally, the same people who\nsigned the faulty deed must also sign the corrective deed, and have their\nsigning notarized. If a mistake is found after closing, it should be fixed\npromptly, while the transaction is fresh in everyone\u2019s mind, and while everyone\nis available to participate. If a party to the problematic deed\u2019s conveyance\nargues against the correction, the matter could wind up in court in a deed\nreformation<\/em> case.<\/p>\n\n\n\n

Correction deeds are handled through the submission of\ncompleted forms and filed in the public records. Each state has a set of legal rules for correction\ndeeds<\/a>. In some states \u2014 for example, Pennsylvania<\/a>\n\u2014 each county within the state publishes a unique set of rules to follow.<\/p>\n\n\n\n

Minor ambiguities can be more easily repaired, using a scrivener\u2019s affidavit.\n<\/em>This document gets attached to the deed to clarify ambiguous language in\nthe legal description. It cannot be used to repair any error that would\nmaterially alter the property or its value.The scrivener\u2019s affidavitalso has to meet all applicable rules set by the county and state, but it is\nnot considered an actual correction to the prior deed.<\/p>\n\n\n\n

\u261b<\/strong> <\/strong>Need to correct a deed? Read more details on correction\ndeeds and important rules for using them here.<\/a><\/strong><\/p>\n\n\n\n

Every Detail Matters<\/h2>\n\n\n\n

To be valid and to withstand potential challenges, deeds\nmust be precise. Nowhere is that more critical than in the real estate legal\ndescription you supply for your deed. <\/p>\n\n\n\n

Sometimes, in the rush to get a transaction done, a mistake\nis made. Title company employees encounter mistakes in legal descriptions\noften. These problems can hold up financing approvals, as well as sales and transfers\nof property. But with careful attention to detail, your deed will be clear,\naccurate, and include the proper legal description of the real estate involved.\n <\/p>\n\n\n\n

If you have case-specific questions about a transaction, or anticipate\na dispute over a real estate deed, consult with a real estate attorney in your\nstate. Legal advice can only be provided in an attorney-client relationship.<\/p>\n\n\n\n

Supporting References and Further Resources <\/strong><\/p>\n\n\n\n

Deeds.com:<\/em> An\nError in the Legal Description of the Deed: What Happens Now?<\/a> (Feb.\n2019).<\/p>\n\n\n\n

Deeds.com:<\/em> How\nReal Estate Legal Descriptions and Surveys Work Together<\/a> (Aug.\n2019).<\/p>\n\n\n\n

Attorneys’ Title Guaranty Fund Underwriters’ Bulletin: Recording Problems: “Legal Description Attached” … Or Is It?<\/a> (ATG Casenotes,<\/em> Vol. 2, No. 12).<\/p>\n\n\n\n

Photo credits: David McBee<\/a>, via Pexels.com, and Scott Blake<\/a>, via Unsplash. Public Land Survey System illustration: public domain<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"

What\u2019s the real estate legal description that goes on a deed? A real estate legal description for a deed is not made up of the glowing words in a real estate marketer\u2019s flyer \u2014 as grand as that would be! It is not simply a street address, or a tax description copied from the home […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[67],"tags":[],"class_list":["post-1286","post","type-post","status-publish","format-standard","hentry","category-legal-description"],"yoast_head":"\nReal Estate Legal Descriptions for Deeds - Deeds.com<\/title>\n<meta name=\"description\" content=\"A legal description is a precise, legally meaningful and binding summary of a property survey. 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