Legal descriptions and surveys

Identify the parcel

A legal description identifies the land in a transaction. A street address locates a property for everyday purposes but is not a dependable substitute. A tax parcel number belongs to an assessment system and may not provide a complete legal description.

Three description methods

Metes and bounds traces boundary calls from a point of beginning back to that point. Metes are distances and directions; bounds are boundary references, including monuments and adjoining lines. A point of commencement may lead to the point of beginning without being part of the parcel boundary. Natural features and artificial survey pins can serve as monuments.

In this example, travel east 200 feet, north 100 feet, west 200 feet, and south 100 feet. The boundary closes. Area equals 200 × 100 = 20,000 square feet. Divide square feet by 43,560 to convert to acres. Closure alone does not prove every call correct.

Lot and block identifies a lot and block in a named subdivision by reference to its recorded plat. The plat supplies the mapped framework. Include the subdivision and recording reference to distinguish lots bearing the same numbers in different subdivisions.

The rectangular government survey system uses north–south principal meridians and east–west base lines. Township designations locate land north or south of a base line; range designations locate it east or west of a principal meridian. A standard township measures six miles on each side and contains 36 sections. A standard section is one square mile, or 640 acres. Numbering starts in the northeast corner and proceeds in a back-and-forth pattern. Read fractional descriptions right to left: the northwest quarter of the southeast quarter contains 640 ÷ 4 ÷ 4 = 40 acres. Actual surveyed acreages can vary from standard dimensions.

Connect the description to the ground

A boundary survey uses professional measurements and evidence to relate the description to the land. Depending on scope, it may depict improvements, easements, and possible encroachments. A fence is evidence to investigate, not proof of the legal boundary. A survey does not transfer title or settle every ownership dispute. Compare the legal description, plat, survey, and title documents; refer discrepancies to the appropriate survey or legal professional.