Chapter 7, Describing Real Property

Calculating Acreage using the government survey system

-Start from the end and work backward from right to left. -The entire section equals 640 acres, so divide 640 by the denominators of each fraction. -For N ., NE . of NW ., the calculation is 640 acres ÷4 ÷4 ÷2 = 20 acres.

1 acre = ______ square feet

43,560 square feet

conversion acreage

43,560 square feet = 1 acre 640 acres = 1 square mile = 1 section 36 sections = 1 township 1 township = 36 square miles

1 square mile = _____ acres

640 acres

How many acres are in each section?

640 acres Each one mile by one mile section has 640 acres.

A range is a strip of land running east and west?

False, Township tiers run east and west. Ranges run north and south.

In the the government survey system, correction lines are established at six miles intervals?

False. Correction lines are established at 24 miles intervals or every fourth township line.

Legal description of property

Must identify and distinguish that property from any and all other parcels of land -Identifies parcel boundaries and location -Does not describe the improvements to the land -A parcel's legal description does not change

In whose office would you find a plan book showing lots and blocks?

The Plan Book containing plat maps are generally maintained in the county recorders office

What size air conditioner unit do I need to keep the warehouse cool?

Volume

Range

The six mile distance between range lines

Township Tiers

The six mile distance between township lines in the rectangular survey system -also the six mile strip of land running east and west parallel to a baseline

Correction Lines

- Correction lines are established at 24-mile intervals or at every four township lines to account for the earth's curvature. -also called check lines, reestablish the six-mile with between the range lines.

Dividing Sections

- Sections can be divided. - Each segment is identified by its location within the section. - For example, a parcel identified as N 1/2, NE 1/4 of NW 1/4.

Township sections

- The 36 square miles of a township are divided into 1-square-mile sections. -1 section of land = 1 square mile - Each section is numbered starting in the northeast corner. - Section 16 was historically reserved for public schools.

Township lines

- Township lines run parallel to baselines. -Run east-west -- Intersect with Range lines to form six mile by six mile townships • The six-mile distance between township lines is a township tier.

Section 16 of a township is historically known as the

- school section Historically section 16 in each township was reserved for the maintenance of public schools.

Conversions to know

-1,296 square inches = 9 square feet = 1 square yard -To convert square feet to square yards, divide square feet by 9. -To convert square yards to square feet, multiply square yards by 9. -To convert square inches to square feet, divide square inches by 144. -To convert cubic feet to cubic yards, divide cubic feet by 27. -To convert cubic inches to cubic feet, divide cubic inches by 1,728. -To convert cubic yards to cubic feet, multiply cubic yards by 27.

Creating a metes and bounds description

-A surveyor generally starts at a monument. -From there, the surveyor finds the point of beginning (POB) of the closest corner of the property, also called point of origin. -The surveyor uses compass direction and distance to define the parcel boundaries, moving clockwise around each side of the parcel until returning to the point of beginning

Documents that require a legal description

-Deed, which conveys ownership of real property -Mortgage or promissory note, which creates a voluntary lien on real property to secure repayment of a debt -Title insurance, which protects the owner against losses from undiscovered title defects and encumbrances on the property •May be included in an appraisal, a lease, or a purchase agreement

Value of Frontage

-Frontage of land might be more valuable than its area. This is especially true for commercial and water front property. -Lot (a) 200' x 100 is more valuable than lot (b) 100' x 200 because of the greater frontage, and more access along the road - rather than depth

Three types of legal descriptions

-Metes and bounds system -Government survey system -Lot and block system

1 section = _________ square mile(s)

1 square mile

Township sections 36 sections

1 township = 36 sections 1 section = 1 square mile 1 square mile =640 acres 1 acre = 43,560 square feet

1 township = ___ sections.

36 sections

LINEAR MEASUREMENT CONVERSION CHART

12 inches = 1 foot 36 inches = 3 feet = 1 yard 5,280 feet = 1 mile To convert inches to feet, divide # of inches by 12. To convert feet to inches, multiply # of feet by 12. To convert feet to yards, divide # of feet by 3. To convert yards to feet, multiply # of yards by 3.

A township labeled T2S, R3W would be found

2 tiers south of the baseline and 3 ranges west of the principle meridian

Benchmark

A Bench mark is typically a brass marker that is permanently. embedded in a. road, concrete, or rock.

Plat map

A detailed survey map of a subdivision recorded in the county where the land is located -may also be called a plot plan or a recorded plat. -The plat map indicates unique numbers for each lot in each block of the particular subdivision -the specific lot on the plat map names the lot dimensions -also indicated the acreage of the lot

Legal descriptions do not describe the improvements on the property.

A legal description tells you the location, the size, and the boundaries of a parcel of land. It does not. describe any of the improvements on the land. A survey, often describe the improvements.

Lot and Block

A method of land description used for platted property, which is land that has been subdivided into blocks and lots

Principle Meridian

A north-south line designated in the Land Ordinance of 1785 to facilitate the surveying and numbering of townships in the United States.

Lot

A parcel of land; a parcel in a subdivision.

Cubic measurement

A storage warehouse is 100' long, 75' wide, and 22' tall. 100' x 75' x 22' = 165,000 cubic feet To find the volume in cubic yards, divide by 27 (1 cubic yard = 27 cubic feet). 165,000 cubic feet ÷27 cubic feet per cubic yard = 6,111 cubic yards

Metes and Bounds Survey

A system of land surveying east of the Appalachian Mountains. It is a system that relies on descriptions of land ownership and natural features such as streams or trees. Because of the imprecise nature of metes and bounds surveying, the U.S. Land Office Survey abandoned the technique in favor of the rectangular survey system.

Datum

A theoretically exact point, axis, or plane derived from the true geometric counterpart of a specific datum feature. The origin from which the location, or geometric characteristic of a part feature, is established.

Identifying A Township

A township can be identified by its --tier position north or south of a baseline, and its --Range position east and west of a principle meridian --identify the north/south tier followed by the east/west range

Each of these runs north and south EXCEPT A. baselines. B. principle meridians. C. ranges. D. range lines.

A. Baselines Baselines, township lines, and township tiers run east and west. Range lines, principle meridian and ranges run north and south.

Lester is interested in a house you have listed, but he doesnt want the in-ground pool, which is 52' x 12' x 6'. He wants the sellers to fill the pool with dirt, which costs $7.50 per cubic yard, delivered and dumped. How much will it cost the sellers to fill the pool if Lester buys the house? A. $502.50 B. $1,125.00 C. $1,350.00 D. $1,800.00

A. $502.50 The pool is 1,800 cubic feet (52' x 12' x 6'). To find cubic yards, divide by 27 (1,800 / 27 =66.67). You should round up to the next whole number and then multiply the cubic yards by $7.50 (67 x 7.5 = 502.50).

Laurie is subdividing the family farm, selling at $12,500 per acre. Dave spends $56,250 on a parcel near the creek. What is the square footage of Dave's property? A. 196,020 B. 196,425 C. 204,120 D. 209,385

A. 196,020 First, divide Daves cost by the cost per acre: $56,250 / $12,500 =4.5 acres. Dave bought 4.5 acres. To convert acres to square feet, multiply by 43,560: 4.5 x 43,560 = 196,020 square feet.

Mark wants to enclose his entire backyard with a fence for his dogs. The backyard is 70' x 50'. How many linear feet of fencing will he require? A. 240 B. 350 C. 2,400 D. 3,500

A. 240 You add all sides together to get the perimeter linear feet: 70 + 50 + 70 + 50= 240

Which statement about legal descriptions is FALSE? A. A legal description describes the land and its improvements. B. A legal description does not change. C. A legal description is prepared by a land surveyor. D. A legal description must be included in a deed.

A. A legal description describes the land and its improvements. A legal description describes only land, not improvements. The other statements are true.

Lot A is 350 x 200 and lot b is 200 x 350. Commercial lots on this street are selling for $500 per front foot. Which lot will sell for more? A. Lot A B. Lot B C. They'll sell for the same amount. D. Need more information.

A. Lot A The frontage is indicated by the first number. The lot with the greater frontage will sell for more, even though the lots are the same exact size, since that lot provides more exposure to the street.

Which of the following describes a township tier? A. Six mile strip of land running east and west parallel to a baseline B. A. Six mile strip of land running north and south parallel to a baseline. C. A. Six mile strip of land running east and west parallel to a range D. A. Six mile strip of land running north and south parallel to a range.

A. Six mile strip of land running east and west parallel to a baseline. A township tier is the six-mile strip of land between township lines, which are parallel to baselines. Therefore, a township tier runs east and west. Ranges run north and south between range lines at six-mile intervals.

"N 1/2 of the NE 1/4 of the NW 1/4 of section 15 ..."is an example of what system of legal description? A. government survey B. lot and block C. metes and bounds D. rod and perch

A. government survey The government survey system - also called the rectangular survey system - divides land into sections and defines a particular parcel by ever smaller subdivisions of those sections.

Which type of description is inadequate for describing property in a deed? a. house number and street b. lot number and page in the plat map c. metes and bounds d. rectangular survey description

A. house number and street A street address is not a legal description. A legal description is one that would give a competent surveyor enough information to find the property and stake out its boundary lines.

monument

Any natural or man-made marker used to establish lines and boundaries in a metes and bounds survey. Also called Marker.

How much carpet do I need to complete a room?

Area

Paula's house sits on a quarter acre rectangle lot. The back of her property us in a lake. The length of the property from the road to the lake is 151,25 feet. How much frontage on the water does Paula enjoy? A. 36 feet B. 72 feet C. 144 feet D. 288 feet

B. 72 feet First, find the Square footage for a 1/4 acre: 43,560/4=10,890 SF. Remember T-Math, put the area at the top of the T and the property dimension you know at the bottom. Divide to find the other dimension:10,890/151.25. The parcel has 72 feet of frontage on the water.

Which document would least likely require a legal description? a. deed b. listing agreement c. mortgage d. title insurance

B. Listing agreement Of these documents, a listing agreement would least likely require a legal description of the property

A detailed survey map of a subdivision is called a A. county recorded map B. plat map C. plot map D. topographic map

B. Plat map A plat (or plat map) is detailed survey map of a subdivision, or other grouped lots of land, recorded in the county where the land is located.

Which element should be considered part of the gross living area? A. a bay window with a window seat B. a bedroom walk in closet C. a garage D. an unheated sun porch

B. a bedroom walk in closet GLA includes heated living space that is above ground and able to be occupied

Legal description Metes and bound

Beginning at a point on the northeasterly side of Franklin Street extending North 78°East 168 feet from its intersection with the northeasterly side of Orchard Lane; then from said point of beginning North 78°East 140 feet along the north side of Franklin Street to the west bank of Deer Creek; then extending 122 feet along the west bank of the creek to a point; then South 78°West 140 feet to a point; then South 12° East to the point of beginning.

You are going to build a building. It will be 40' x 40' and consist of two floors. IF the price per square foot of the building is $90, and the cost of a 150' x 500' lot is $100 per front foot, what is the cost of the project? A. $159.000 B. $288,000 C. $303, 000 D. $315,000

C. $303,000 First, find the total square footage of the building: Each floor is 1,600 SF (40 x 40 =1600, floor 1) + (40 x 40 =1600, floor 2) for a total SF 3,200 SF. The price for the building is $288,000 (90 x 3200 = 288,000). Then determine the cost of the lot: $100 x 150 (front footage) = $15,000. The total cost is $303,000 (288,000 + 15,000 = 303,000)

There's a triangle lot that measures 1,254 feet in the front and is 820 feet deep. How many acres is this lot? A. .42 acres B. 11 acres C. 11.8 acres D. 23.6 acres

C. 11.8 acres First, divide the base of the triangle by 2(1,254/2=627) then multiply by depth (627 x 820 = 514,140). Finally, you can divide that by the number of square feet in an acre: 514,140/43,560 = 11.8.

Harold dedicates his family's 8.2-acre farm to the state to be used as a nature preserve. How many square feet does that represent? A. 5,321 SF B. 188,240 SF C. 357,192 SF D. 371,952 SF

C. 357,192 SF Multiple the number of acres by 43,560: (8.2 x 43,560=357,192 SF)

Jim buys a triangle shaped lot with 60 front feet. Each side of the lot is 100 yards deep. What is the square footage of Jim's lot? A. 3,000 SF B. 6,000 SF C. 9000 SF D. 18,000 SF

C. 9,000 SF First, convert the depth from yards to feet (100 x 3 = 300). The, to find the square footage of the triangular lot, divide the base by 2 (60 / 2 = 30), then multiply by the depth (30 x 300 =9,000).

Which type of calculations measures in three dimensions? A. acreage B. area C. cubic feet D. Linear feet

C. cubic feet Volume is a measurement in three dimensions and is expressed as cubic feet, yards, or inches

Milo, who is buying a house was looking through the purchasing documents when he noticed this property description: "Beginning at the old oak tree, then south 15 degrees East to the embedded steel pin, thence North 90 degrees..." What type of legal description system is this? A. government survey B. lot and block C. metes and bounds D. plat map

C. metes and bounds The metes and bounds system uses distance (metes) and direction (bounds) to describe the boundaries of parcel land, using fixed monuments, such as features of the land or a surveyor pin.

A local nature preserve takes up 42 acres of land. How many square feet is that? A. 640 SF B. 1,037 SF C. 609,840 SF D. 1,829, 520 SF

D. 1,829, 520 SF An acre is 43,560 square feet, so multiply that by 42 and you get just over 1.8 million square feet.

A legal description of "T1N R3W of the 3rd PM" does NOT indicate A. the number of the principle meridian. B. the number of ranges from a principle meridian. C. the number of townships tiers from a baseline. D. the permanent marker.

D. the permanent marker This township is 1 tier north of the baseline and 3 ranges west of the Third principle Meridian. A township legal description indicates the distance and direction from the baselines and principle meridians. A legal description using the rectangular survey system does not reference permanent markers

township line

East-west lines that run parallel to baselines in the rectangular survey system.

Area of a trapezoid

For a trapezoid, add the two uneven sides then divide by 2. Then multiply length times width. •Another option is to find the size of the triangle and add it to the size of the rectangle. (30' x 50')

Types of measurement

Four measurement categories for almost all of measurements you need to know: -Area measurements -Cubic measurements -Linear measurements -Surveyor's measurements •All measurement must be in the same units before doing the calculations! ** IF given both inches and feet in a problem and you're asked to determine the square feet; you will need to convert inches to feet by dividing the inches by 12

How wide a driveway could I have off the road?

Frontage

Baseline

Is a principle east-west line. -Meets its corresponding meridian at the point of origin, or initial point for the land survey

Platted Property

Land that has been subdivided into blocks and lots.

rectangular survey system

Legal description for land referencing principal meridians and baseline designated throughout the county. -Also called Government survey system

calculations

Length x Width = Area Area ÷Width = Length Area ÷Length = Width Length x Width x Height = Volume Length + Width = Linear Unit

How much fencing do I need to enclose the property?

Linear feet

linear measurement

Linear measurement determines the length of something, often a perimeter. •To find the perimeter linear feet, add each side together. A lot is 65 feet x 105 feet. 65' + 105'+ 65' + 105' = 340 linear feet

Purchasing land in a residential subdivision

Lot size = 92' x 127' Sold at $3.80 /SF Price = $44,399 Calculation = First Find the square 92' x 127' = 11,684 SF Next multiply the SF by the price 11,684 SF x $3.80 = $44,399 Another Example: 1.75 acre lot sells for 40 cents per square foot. What is the selling price? First Find the square feet of the lot. 1.75 acre multiply by 43,560 SF (1.75 x 43,560 = 76,230 SF) Next multiply the lot SF by the price per SF (76,230 x .40 = $30,492

section

Part of a township, one-mile by one-mile square. Used for the rectangular. survey system; one section equals 640 acres, 36 sections equal one township

Range Lines

Range lines run parallel to the principal meridian. • The six-mile distance between range lines is a range. -North--south lines -- Intersect with township lines to form six mile by six mile townships

topographic map

Shows the elevation of land using contour lines. -The closer the lines, the steeper the slope. -Subdivision developers submit these maps to show environmental features.

Calculate Acreage

Square Feet ÷ 43,560 = Acres

Township

Square division of land, six miles by six miles, in the rectangular survey system. One township contains 36 sections.

Gross Living Area (GLA)

The American National Standards Institute (ANSI) guidelines assume that square footage is measured from the outside and includes only heated, finished living areas above grade. -Finished attics can count if they have heat and electricity, finished walls, normal ceiling height. -Garages, finished basements, and storage areas typically do not count.

survey

The formal process of locating and measuring the boundaries of a property and identifying the improvements, encroachments, and easements that are associated with. that parcel.

lot and block system

The type of legal description used for platted property. The description states only the property's lot number and block number in a particular subdivision. To find out the exact location of the property's boundaries, one can consult the plat map for that subdivision at the county recorder's office.

Elevation

The vertical measurement above or below sea level. A surveyor can start at any benchmark to find the elevation of property or the height of a building.

area of an odd shaped room

To calculate the area of an odd-shaped room, separate the house into multiple rectangles, find the square footage for each rectangle, then add them together. Area Measurement 150 SF + 375 SF + 1,250 SF = 1,775 SF

Townships

Townships are six-mile by six-mile areas formed by the intersection of range lines and township lines. Each township has 640 acres.

Each section in the government survey system is one mile by one mile.

True, Each section is one square mile, or one mile by one mile.

When numbering the sections of a township, 1 is always in the northeast corner?

True, You start in the upper right, move left, then down then right, down then left, and so on until you reach 36 in the lower right, or southwest corner. Every township is numbered in the same way

When drawing the shape of a lot using the metes and bounds system you typically move clockwise.

True, When you draw the perimeter of the lot, you go clockwise.

In order to be considered part of the gross living area, the space must be useable and able to be occupied.

True, A bay window that does not provide space to stand up or otherwise use would not be included as part of the gross living area.

A lot located on Clark street, with dimensions of 415 x 650, tells you there are 415 front feet on the street.

True. When presenting a lot size, the front feet-the side with exposure is always listed first.

Find the acreage of a lot

calculate the square feet of the lot, then divide by 43,560 square feet/43.560=Acreage for example, we have a lot that is 65' x 105'; 65 x 105 = 6,825 SF 6,825 SF/43,560 = 0,1567 acres

volume in cubic yards

find the cubic feet 100' x 75' x 22' = 165,000 cubic feet To find the volume in cubic yards, divide by 27 (1 cubic yard = 27 cubic feet). 165,000 cubic feet ÷27 cubic feet per cubic yard = 6,111 cubic yards

Acreage

is another unit of area. • To find the acreage of a lot, calculate the square feet of the lot, then divide by 43,560, the number of feet in an acre.

Point of origin

or initial point, is where a baseline meets its corresponding meridian.

Government Survey System

• Also called rectangular survey system• Divides land into a grid using meridians and baselines. - Principal meridians run north and south and are based off the prime meridian. - A baseline run east and west. - The point of origin, or initial point, is where a baseline meets its corresponding meridian.

Frontage

• Front feet, or frontage, is the portion of the lot that faces a feature, such as a street, water, or rail line. • It is always the first number indicated. - The length of a lot line along a street or other public way. - A lot is 65' x 105'. It has 65 front feet. - Frontage might be more valuable than its area or acreage, especially for commercial and waterfront properties.

Purchasing land

• Land is usually offered for sale as a dollar amount: - Per square foot - Per acre- Per front feet • Frontage might be more valuable than its area or acreage, especially for commercial and waterfront properties.

Metes and Bounds system

•A complex legal description that defines the location, size, and shape of a specific parcel •Also called the "surveyor's method" •Metes indicate distance and direction •Bounds indicate the boundaries of the property •Older deeds may use perches or rods, which are synonymous terms for 16 1/2 feet

Area of a triangle

•To find the area of a triangle, multiply half of the base measurement times the height. •You can also multiply the base times the height of the triangle, then divide by two. 200 feet ÷2 = 100 feet 100 feet x 350 feet = 35,000 SF

Area Measurement (square footage)

•Use area measurement to find square footage (SF). •Multiply width by length to find area. Or, if you know the area and the length or width, use division to find the third number. 65 feet (width) x 105 feet (length) = 6,825 SF 6,825 SF ÷105 feet (length) = 65 feet (width) 6,825 SF ÷65 feet (width) = 105 feet (length)