Modern Real Estate Practice in Pennsylvania 12th Edition Chapter 4: Legal Descriptions

2 ©2012 Kaplan, Inc. 4Legal Descriptions Learning objectives –Identify three methods of describing real estate –Describe how a survey is prepared –Explain how to read lot-and-block and metes and bounds descriptions –Distinguish various units of land measurement –Define key terms

Practical Goal Identify real estate and describe it with an offer to purchase property Property Description paragraph from the PAR “Agreement of Sale” ©2012 Kaplan, Inc. 3

4Legal Descriptions Describing land –“Commonly known as” –1313 Mockingbird Lane Legally sufficient –Accepted in court of law –Based on survey 4 ©2012 Kaplan, Inc.

4Legal Descriptions Methods of describing land –Metes and bounds –Rectangular (government) survey system –Lot and block (recorded plat) 5 ©2012 Kaplan, Inc.

4Legal Descriptions In Pennsylvania Legal descriptions –Metes and bounds — oldest used form of legal description –Lot and block — commonly used for subdivisions ©2012 Kaplan, Inc. 6

4Legal Descriptions Metes and bounds –Starts and ends the point of beginning (POB) Proceeds clockwise around boundaries Measurements: “more or less” (Metes = Distance) –Linear boundaries (Bounds = Directions) –Monuments (fixed objects) Used to be rocks or streams Now, often rebar ©2012 Kaplan, Inc. 7

Frontage 8 ©2012 Kaplan, Inc.

4Legal Descriptions Monuments and boundaries –Complex descriptions require surveyor –Problems with deterioration of monuments –Consult surveyor! 9©2012 Kaplan, Inc. From Dearborn Real Estate Education, “Essentials of NJ Real Estate”

4Legal Descriptions Lot-and-block system –Lot and block numbers referred to in a plat map –Map filed in the recorder or deeds office in county where parcels are located From Dearborn Real Estate Education, “Essentials of NJ Real Estate” ©2012 Kaplan, Inc. 10

4Legal Descriptions In Pennsylvania Lot and block –Subdivision plat by surveyor or engineer –Metes and bounds developed –Identifies parcels that will be subdivided –Lot and block refers to original M-&-Bs PA Municipalities Planning Code defines a subdivision as two or more lots, tracts or parcels, unless for agricultural purposes ©2012 Kaplan, Inc. 11

Subdivision Plat Map (4.2) ©2012 Kaplan, Inc. 12

4Legal Descriptions Rectangular survey (Government Survey System is not used in PA) Based on sets of two intersecting lines: –Principal meridians — north and south –Base lines — east and west –Use degrees of longitude and latitude Further divided into townships and sections –Each section is one mile square containing 640 acres –Each township is 6 miles square containing 36 square miles 13 ©2012 Kaplan, Inc.

Rectangular System 14 ©2012 Kaplan, Inc. From Dearborn Real Estate Education, “Essentials of NJ Real Estate”

4Legal Descriptions Preparing a survey –Only licensed surveyor or title attorney should create or alter legal descriptions. Spot surveys show size, shape, and location of buildings ©2012 Kaplan, Inc. 15

4Legal Descriptions Spot Survey –Shows location and size of improvements to land –Surveys not required to transfer property in PA –Always required when subdividing Lender may require one 16 ©2012 Kaplan, Inc.

4Legal Descriptions In Practice –Because land is transferred frequently, legal description must be identical –Incorrect descriptions create title issues –Avoid discrepancies and errors to reduce legal problems 17 ©2012 Kaplan, Inc.

4Legal Descriptions Measuring elevations –Subdivided air creates air lots Condominiums –Plat must show elevations of floors –Must define vertical and horizontal dimensions of the floors and units Subsurface rights face similar issues 18 ©2012 Kaplan, Inc.

4Legal Descriptions Datum –A point, line, or surface from which elevations are measured or indicated –USGS (U.S. Geological Survey): mean sea level at New York Harbor –Chicago: low-water level of Lake Michigan –Establishes the height of structures or the grades of streets –Large cities establish a local datum Benchmark –Permanent reference points –Local benchmarks simplify surveying 19 ©2012 Kaplan, Inc.

4Legal Descriptions Land units and measurements –Acre: 43,560 square feet, 160 square rods –Mile: 5,280 square feet—1,760 square yards, 320 rods –Kilometer: 0.62 miles –Section: 1 mile square, 640 acres (160 acres = a quarter section) –Square yard: 9 square feet –Square foot: 144 square inches –Cubic yard: 27 cubic feet 20 ©2012 Kaplan, Inc.