{"id":722,"date":"2019-08-12T09:37:48","date_gmt":"2019-08-12T13:37:48","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=722"},"modified":"2024-04-25T23:21:04","modified_gmt":"2024-04-26T03:21:04","slug":"how-real-estate-legal-descriptions-and-surveys-work-together","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/how-real-estate-legal-descriptions-and-surveys-work-together\/","title":{"rendered":"How Real Estate Legal Descriptions and Surveys Work Together"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/how-real-estate-legal-descriptions-and-surveys-work-together-1024x538.jpg\" alt=\"Image of a field at sunrise with a couple of trees and a fence marking a property line. Captioned: How Real Estate Legal Descriptions and Surveys Work Together.\" class=\"wp-image-723\" width=\"512\" height=\"269\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/how-real-estate-legal-descriptions-and-surveys-work-together-1024x538.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/how-real-estate-legal-descriptions-and-surveys-work-together-300x158.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/how-real-estate-legal-descriptions-and-surveys-work-together-768x403.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/08\/how-real-estate-legal-descriptions-and-surveys-work-together.jpg 1080w\" sizes=\"auto, (max-width: 512px) 100vw, 512px\" \/><\/figure><\/div>\n\n\n\n<p>Real estate\ntransactions involving&nbsp;home sales, deeds,&nbsp;mortgage loans, or deeds of\ntrust all rely&nbsp;on a binding <em>legal\ndescription<\/em>.&nbsp;Mortgage companies, for example, need&nbsp;to\nbe&nbsp;sure that the property is well described\u2014and&nbsp;worth the money they\nlend to a&nbsp;buyer.&nbsp;<\/p>\n\n\n\n<p>A properly\nwritten legal description sets forth the county and state of the property. It\nallows&nbsp;a <em>surveyor<\/em>&nbsp;to\nidentify precise dimensions and correct, historical borderlines.<\/p>\n\n\n\n<p>Indeed,&nbsp;the\nexisting legal description&nbsp;is based on&nbsp;the original&nbsp;survey. And\na key task of the current survey&nbsp;is a verification of the accuracy of the\nproperty&#8217;s legal description. In short, real estate legal descriptions and\nsurveys work together.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">The\nInteraction of Legal Description and Survey<\/h2>\n\n\n\n<p>A surveyor\ngoes to the site with the legal description that points to the property lines.<\/p>\n\n\n\n<p>Especially\nin urban areas, a&nbsp;legal description can be found using&nbsp;the<em>&nbsp;lot-and-block<\/em>\n(recorded plat) method. This&nbsp;identifies&nbsp;a specific\nparcel&nbsp;by&nbsp;lot number with a given block, or&nbsp;subdivision\nplat.&nbsp;The block, in turn, may be located by&nbsp;metes and bounds.<\/p>\n\n\n\n<p>So, the legal description may identify&nbsp;lot, block, county and subdivision, acreage, and the original grant. There may be&nbsp;references to adjacent properties,&nbsp;delineating&nbsp;boundaries. The legal description may refer to a more complete description, in&nbsp;metes and bounds, in a surveyor&#8217;s attached field notes. Alternatively, the&nbsp;legal description can&nbsp;refer to a <a href=\"https:\/\/land.az.gov\/mapping-services\/sco\/about-public-land-survey\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">public&nbsp;(rectangular) survey<\/a>.<\/p>\n\n\n\n<p>A surveyor\nis not well served by a legal description comprised merely of an\naddress&nbsp;and account number, or one referring&nbsp;to missing attachments.\nA&nbsp;new legal description may be necessary unless&nbsp;the existing\ndescription enables a surveyor&nbsp;to retrace the property lines.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A\nSurveyor&#8217;s Task<\/h2>\n\n\n\n<p>A surveyor can be located through the state surveyors&#8217;&nbsp;society. State bodies, in turn, are&nbsp;<a href=\"https:\/\/www.nsps.us.com\/page\/state_affiliates\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">affiliated with the&nbsp; National Society of Professional Surveyors<\/a>.<\/p>\n\n\n\n<p>The surveyor\nlocates and identifies markers,&nbsp;objects, and boundaries of\na&nbsp;property\u2014in&nbsp;two ways.<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Examining the land. A surveyor hunts for stakes, stone markers, tagged pipes, ancient trees, and old fence segments to retrace original boundaries. <\/li><li>Reviewing courthouse records. These can include maps, deeds, and information on property rights going back to the original grant. <\/li><\/ul>\n\n\n\n<p>A completed\nsurvey will include:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The signature, certification, and seal of the surveyor.<\/li><li>Boundaries and boundary corners.<\/li><li>Directions, angles, and distances of property lines.<\/li><li>Buildings and improvements. A survey that shows the property lines and improvements will bring any form of encroachment to light.  <\/li><li>Fences, roads, and driveways.<\/li><li>Utility fixtures and lines; water and sewer features; AC fixtures; electric, telephone and cable equipment; meters.<\/li><li>Easements. While (recorded) easements show up in a review of the title insurance commitment, their exact location, presented in the survey, can show whether they are minor things or deal-breakers.<\/li><\/ul>\n\n\n\n<p>Having\ngathered the&nbsp;field evidence and recorded information, the surveyor creates\nthe <em>plat. <\/em>This\nsketch of the&nbsp;property&nbsp;shows&nbsp;the parcel&#8217;s corners, boundaries,\nangles, and&nbsp;dimensions.&nbsp;The surveyor must note natural objects,\nincluding property boundaries within streams, and objects such as&nbsp;boulders\nand&nbsp;stone&nbsp;markers.<\/p>\n\n\n\n<p>The surveyor also creates\u00a0a written <em>metes and bounds description<\/em>, to identify a\u00a0piece of land.\u00a0<em>Metes<\/em>\u00a0are\u00a0borderlines.\u00a0<em>Bounds<\/em>\u00a0comprise land within those\u00a0metes. Starting with a\u00a0distinguishing feature called the\u00a0<em>point of beginning,<\/em> the surveyor&#8217;s description should guide the reader along the distances, degrees, and angles until the line reconnects with that same point of beginning. When it closes, an accurate map exists of the property&#8217;s borderlines. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A\nTitle Company&#8217;s Task<\/h2>\n\n\n\n<p>The title\ncompany takes&nbsp;stock of the&nbsp;property, issuing insurance to\ncover&nbsp;the correct&nbsp;area, and checking for&nbsp;any encroachments\nbefore closing. To prepare for a transaction, a title company reviews and\nverifies&nbsp;the public records identified in the survey, and checks that&nbsp;the\ndistance calls are complete, with no unexplained gaps.<\/p>\n\n\n\n<p>Today, a\ntitle insurer may simply use computer plotting software&nbsp;to check the\nsurveyor&#8217;s field notes. The&nbsp;field notes can reveal&nbsp;discrepancies that\nthe company can correct.<\/p>\n\n\n\n<p>More serious\nquestions arise when there is no sign of an&nbsp;easement in the records\nto&nbsp;match&nbsp;the spot where the surveyor observed&nbsp;a&nbsp;utility\nfixture. A survey could bring unrecorded easements to light, such as a hiking\npathway&nbsp;that encroaches&nbsp;on the parcel, or an undocumented\nencroachment of the adjacent property owner&#8217;s driveway or gate.&nbsp;Yet\nanother issue arises when boundary lines have changed by agreement of the\nowners, without any recorded&nbsp;conveyance.&nbsp;<\/p>\n\n\n\n<p>If the title\ncompany receives no&nbsp;survey, it may expressly exclude loan insurance\ncoverage for any items that a survey would have revealed.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Why\nMight a Buyer Request a&nbsp;New Survey Before a Purchase?<\/h2>\n\n\n\n<p>Because the\nabove-mentioned&nbsp;discrepancies are so common, an updated survey is vital to\npreserving the accuracy of&nbsp;the homeowner&#8217;s legal description. That said, if\na&nbsp;survey was created in recent years, the title&nbsp;agent might accept\nit, along with a seller&#8217;s affidavit stating that there have been no material\nchanges to the property since&nbsp;the existing survey was created.<\/p>\n\n\n\n<p>The buyer\ncould have concerns and insist on a new survey if the seller is relying on an\nold one. Among a buyer&#8217;s top concerns:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Perhaps the seller moved a section of fencing after a storm. Or that attractive, new pergola might be built on top of a water line.<\/li><li>Water or utility companies could have installed new systems since the last survey.<\/li><li>If a stream runs along the property or the plot is on a waterfront, a boundary could have changed significantly. <\/li><li>New maps may indicate that the property could fall within a <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/www.fema.gov\/homeowners-frequently-asked-questions\" target=\"_blank\">Special Flood Hazard Area<\/a>, or the surveyor&#8217;s desktop research might find susceptibility to flooding. For flood-prone areas, a land surveyor may need to attach an elevation certificate.<\/li><\/ul>\n\n\n\n<p>These and\nsimilar issues pose potential risks.&nbsp;They&nbsp;are\ncommon&nbsp;reasons&nbsp;for new survey requests by buyers wanting to&nbsp;make\ninformed decisions about the type of&nbsp;owner&#8217;s insurance to obtain.&nbsp;<\/p>\n\n\n\n<p>A&nbsp;local&nbsp;estate\nattorney in your county can advise you about what your legal description\nand&nbsp;property&nbsp;survey reveal, how to keep them current, and how to\navert risk.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Real estate transactions involving&nbsp;home sales, deeds,&nbsp;mortgage loans, or deeds of trust all rely&nbsp;on a binding legal description.&nbsp;Mortgage companies, for example, need&nbsp;to be&nbsp;sure that the property is well described\u2014and&nbsp;worth the money they lend to a&nbsp;buyer.&nbsp; A properly written legal description sets forth the county and state of the property. It allows&nbsp;a surveyor&nbsp;to identify precise dimensions and [&hellip;]<\/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":[67,103],"tags":[],"class_list":["post-722","post","type-post","status-publish","format-standard","hentry","category-legal-description","category-survey"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How Real Estate Legal Descriptions and Surveys Work Together - Deeds.com<\/title>\n<meta name=\"description\" content=\"A properly written legal description sets forth the county and state of the property. 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