section 9, 10, 11 RE
When measuring elevations, what is used instead of a point of beginning? Datum Equator Monument Sea level Instead of a point of beginning, these elevations are measured with reference to a data line, point, or surface, referred to as a datum.
datum, instead of a point of beginning, these elevations are measured with reference to a data line, point, or surface, referred to as a datum.
A seller received $800,000 for a 5.5 acre rectangular parcel alongside a road frontage. The property is 400 feet deep. What was the price per front foot of the property? $1,335.67 $2,000 $363.64 $598.95
$1,335.67
Gabi owns one parcel measuring one square mile and another parcel measuring one mile by a half mile. She combined the parcels and sold them for $2.5 million. What price per acre did she receive for the land? $1,953.13 $2,604.17 $3,125.00 $3,906.25
$2,604.17
If the land is described as "Lot 6 of Block 3 of the East Subdivision plat as recorded in Map Book 18, Page 11 at the Recorder of Deeds," what type of legal description is being used? Lot and block Metes and bounds Monument system Rectangular government survey system
lot and block
"Beginning at a stake and stones about 30 feet from the center of the brook that runs across the road Southwesterly from the dwelling house of the late Henry Nelson ..." is an example of what type of legal description? Benchmark Lot and block Metes and bounds Rectangular
metes and bounds
A parcel of land measures one half mile by 3,000 feet. If price per acre is $4,200, what's the list price for this parcel? Round to 10ths of an acre for your calculation. $1,527,273 $752,066 $756,000 $763,560
$763,560 Area = length × width. One mile = 5,280 feet. The area of this parcel is 7,920,000 s.f. ([5,280 ÷ 2] × 3,000). One acre = 43,560 s.f. The parcel is 181.8 acres (7,920,000 ÷ 43,560). So, the list price is $763,560 ($4,200 × 181.8).
A four-bedroom, four-bath, 4,875-square-foot house was listed at $445,000. Andreas, the seller, accepted an offer that was 95% of the listing price. What price per square foot did he get for the house? $45.64 $82.15 $86.72 $93.00
$86.72
An 800-square-foot rectangular building sells for $75,000. What's the cost per square foot? $187.50 $46.88 $60.50 $93.75
$93.75
If a farm that's for sale measures one and three-quarter square miles, how many acres is it? 1,050 1,120 1,280 875
1,120
Alana and Michael want to build a 5,000-square-foot ranch home on two acres of land they just bought. Once the house is built, how many acres of land will remain unbuilt? 0.88 acres 0.89 acres 1.86 acres 1.89 acres
1.89 acres
How many acres are in a quarter section in a rectangular survey? 160 450 640 One Continue to Unit 1: Florida Contract Law Return to Unit 3: Land Measurements and Calculations used in Florida View Exam Results
160
A property is 30 square yards. How many square feet is this? 270 square feet 27 square feet 300 square feet Nine square feet
270 square feet
A property is 330 feet long by 100 feet wide. How many square feet is the property? 10,300 30,000 3,300 33,000
33,000
Your client, a builder, is considering buying three adjacent lots. They each have the same depth: 275 feet. Lot A is 35,750 s.f., Lot B 53,900 s.f., and Lot C is 33,000 s.f. If your client buys all three lots, what total street frontage will he have? 446 feet 462 feet 464 feet 466 feet
446 feet, The total street frontage is 446 feet. Add up the square footage of the three lots and divide by the lot depth (275) to get the total street frontage. (35,750 + 53,900 + 33,000) ÷ 275 = 446
How many feet are in a mile? 2,400 320 5,280 6,044
5,280
One mile contains ______ feet. 2,400 3,620 4,800 5,280
5,280
Executed contract
A contract in which all terms have been fully completed
Unilateral contract
A contract in which only one party makes a promise (to try to get the other party to do something)
Bilateral contract
A contract in which two parties make promises to each another
Which of the following best describes a bilateral contract? A contract for which one or more terms has yet to be completed A contract in which only one of the parties offers consideration A contract that involves an exchange of consideration between two parties A contract that is enforceable by law
A contract that involves an exchange of consideration between two parties
Valid contract
A contract that is binding and enforceable on all concerned parties because it contains all essential contract elements
Implied contract
A contract that is inferred from the parties' actions
Voidable contract
A contract that may or may not be enforceable between the parties, and usually means one party did not meet a legal requirement of the agreement
Unenforceable contract
A contract that will not stand up in court, but may still be valid if the parties want to complete performance
Void contract
A contract with no legal effect, even when all of the essential elements for a contract exist
Three of these statements about interpreting contracts are true, and one is not. Which statement is FALSE? A handwritten insertion can be canceled out by typing over it. Handwritten insertions take precedence over typed and pre-printed insertions. If a contract shows a fee as $250 in one location and "three hundred fifty" in another, the amount of 350 will be assumed to be correct. If typed text is crossed out and replaced with a handwritten note, the handwritten note is what should be executed.
A handwritten insertion can be canceled out by typing over it.
What is a principal meridian? An east-west line used as a reference point in the rectangular survey system A north-south line used as a reference point in the rectangular survey system The center-most section identified in the rectangular survey system The center-most township identified in the rectangular survey system
A north-south line used as a reference point in the rectangular survey system
Related to the legal description of land, what is a monument? 43,560 square feet A permanent land marker sometimes used in legal descriptions A point from which elevations are measured The subdivision of air above the land
A permanent land marker sometimes used in legal descriptions
What is a bound? A line that runs east to west A line that runs north to south A physical feature that defines the boundaries of the land The direction and distance of a line forming the boundary of a property Bounds (boundaries) are physical features that define the boundaries or borders of the land.
A physical feature that defines the boundaries of the land
What is the starting point for any land surveyor who has been asked to perform a survey? A review of existing historical records Satellite photos The point of beginning Visiting the site
A review of existing historical records
What does a land surveyor produce? A determination of value of a property A report detailing defects of a property A survey that includes a legal description and a survey sketch Property boundaries
A survey that includes a legal description and a survey sketch
The appraisal on Jean's property came in at $22,000 less than the agreed-upon sales price, so the buyer, Thomas, wants to renegotiate the terms. If they can come up with a new price that is satisfactory to both parties, what will they use to document this? Addendum Amendment Annotation Appendix
Amendment
In the rectangular survey system, what is a base line? An east-west line used as a reference point A north-south line used as a reference point The center-most section identified The center-most township identified
An east-west line used as a reference point, Base lines run east-west, and principal meridians run north-south. Both are used in the rectangular survey system.
All of the following are true regarding implied agreements EXCEPT which one? An implied agreement is based on actions or behaviors. An implied agreement is based on a formal agreement. With an implied agreement, it's possible that the other party didn't intend to be bound. With an implied agreement, there's an increased chance of confusion.
An implied agreement is based on a formal agreement.
Among other things, what should a listing in the MLS always include? A relatively vague description, so people want to come and see the details At least one photo The seller's bottom-line sales price The seller's contact information
At least one photo
Clint is interested in making an offer on a house with hardwood floors that will need to be replaced. The hallway is 18 feet by 6 feet. The kitchen is 20 feet by 30 feet. The living room is 25 feet by 45 feet. There are two bedrooms, which measure 12 feet by 16 feet each, plus a master bedroom that is 14 feet by 20 feet. If the cost of the flooring is $5.48 per square foot, and the cost of installation is $1.49 per square foot, how much can Clint plan to spend to replace the floors? $13,683.56 $16,065.85 $16,309.80 $17,404.09
Clint is interested in making an offer on a house with hardwood floors that will need to be replaced. The hallway is 18 feet by 6 feet. The kitchen is 20 feet by 30 feet. The living room is 25 feet by 45 feet. There are two bedrooms, which measure 12 feet by 16 feet each, plus a master bedroom that is 14 feet by 20 feet. If the cost of the flooring is $5.48 per square foot, and the cost of installation is $1.49 per square foot, how much can Clint plan to spend to replace the floors? $13,683.56 $16,065.85 $16,309.80 $17,404.09
What does the metes and bounds system use to develop a property's legal description? Compass headings and directions Plat references Principal meridians and base lines Townships and sections
Compass headings and directions
When a buyer breaches the real estate sale contract, the seller may file a lawsuit for compensatory damages. Which of the following best describes compensatory damages? A specified monetary amount agreed upon by the buyer to pay the seller, if the buyer breaches the contract. A specified monetary amount the seller agrees to pay the buyer, if the seller breaches the contract. Compensation for actual loss based on the contract's value. Payment in excess of the contract's value.
Compensation for actual loss based on the contract's value.
`Nate is selling his house, which has a leaky roof. Which of the following must he provide to the buyer? A copy of all correspondence between him and the house's builder Copies of any pleadings, notices, and other documents that the seller received The contact information for the county's building inspector The name and phone numbers of at least three roof repair specialists
Copies of any pleadings, notices, and other documents that the seller received
Jamie wants to find the legal description for a property. What's her best bet? County recorder's office, registry of deeds, or a title company Motor vehicle department Neighborhood notice Real estate flyer
County recorder's office, registry of deeds, or a title company
Which of the following scenarios is an example of novation? Cynthia has a contract with Jack to buy his house. She terminates the contract after the inspection and writes a similar contract on a new property with Jeff. Doug is buying Norm's farm, but has a serious accident and no longer wants to own a farm, so his daughter Linda decides to buy the property. Norm agrees to the substitution of Linda for Doug in the purchase contract, effectively creating a new contract. Marcie contracts to buy Suzanna's beauty salon. Marcie gets cold feet, though, and terminates the contract. Using a clause in the original purchase contract, Roxanne assigns her contractual right to purchase a property to her friend, Caroline.
Doug is buying Norm's farm, but has a serious accident and no longer wants to own a farm, so his daughter Linda decides to buy the property. Norm agrees to the substitution of Linda for Doug in the purchase contract, effectively creating a new contract.
When working with a seller, you signed a listing agreement that ensured you'd receive a commission, provided the property sold during the listing term. What type of listing agreement did you sign? Exclusive agency Exclusive right to collect commission Exclusive right to sell Net listing
Exclusive right to sell
Executory contract
Executory contract A contract in which some of the terms have not yet been completed
Which of the following is true regarding express agreements? Express agreements are implied. Express agreements are invalid. Express agreements may be written or verbal. Express agreements must be lengthy.
Express agreements may be written or verbal.
Margie needs to know the square footage for the first floor of the condo her client is interested in buying. The kitchen is 10 feet by 15 feet, the living/dining combo is 20 feet by 25 feet, and the office and bedroom are each 10 feet by 10 feet. What's the total square footage? 2,200 square feet 3,000 square feet 750 square feet 850 square feet
Find the area of each room to get its square footage, then add the square footage of all four rooms. Kitchen = 150 sq. ft.; living/dining = 500 sq. ft.; office = 100 sq. ft.; and bedroom = 100 sq. ft. = 850 square feet.
Which of the following individuals would be a competent party to a contract? Byron, a 17-year-old MENSA member Claudia, a 37-year-old in-patient receiving treatment for schizophrenia Graciella, a 28-year-old unemployed parolee Norman, a 40-year-old heroin addict
Graciella, a 28-year-old unemployed parolee, Individuals are considered competent parties if they have reached the age of majority (not a minor) and are of sound mind (free of mental illness or the influence of anything that impairs mental capacity).
Why do you think that handwritten changes take priority over typed changes? All typewriters are different. It's less likely to be done inadvertently. They are made last. Typed changes are the same as pre-printed changes.
Handwriting is a more personal and is more difficult to do either inadvertently or fraudulently.
In Florida, real estate licensees may not fill in the blanks on a lease agreement that ____________. Has a term of longer than one year Is a month-to-month lease Was prepared by an attorney Was prepared by the Florida Bar Association
Has a term of longer than one year
Which of the following is acceptable to include in an MLS listing? Children home alone from 2 to 4 p.m. No calls during that time. House includes an alarm system. Owner works the night shift. Valuable artwork located throughout.
House includes an alarm system.
The owner of ABC Construction entered into a contract to build two homes for brothers Jack and John. The contract specified that the homes must be completed by April 1. ABC finished the homes on March 30. Of what is this an example? Non-performance Partial performance Performance Voiding
If all terms of the contract have been met, this is contract performance.
What does the parol evidence rule state? All contracts, commitments, and agreements for the sale of real property must be in writing. An Agreement of Sale must contain the essential elements of a contract for it to be enforceable. For a real estate agreement to be enforceable, it must be in writing and signed by both parties. In most cases, a written agreement is the final and comprehensive expression of the parties' agreement. It generally prohibits introducing oral or written evidence that contradicts that agreement.
In most cases, a written agreement is the final and comprehensive expression of the parties' agreement. It generally prohibits introducing oral or written evidence that contradicts that agreement.
Why is it important that the legal description appears in real estate documents? It defines the duties an agent owes a client. It details the terms for a lease. It outlines all of the terms of a real estate purchase. It precisely locates the property and its boundaries.
It precisely locates the property and its boundaries.
Which of the following best explains how the statute of frauds protects consumers? It doesn't allow people to own land unless they can afford it. It provides requirements that certain contracts have to meet to be legally enforceable. It puts a limit on how much interest financial institutions can charge. It states that all real property sales must involve lawyers.
It provides requirements that certain contracts have to meet to be legally enforceable.
Janice wanted to sell her townhome, and her neighbor was considering buying it. She wanted to put it on the market while she waited to find out if her neighbor was going to buy. In order to receive the best possible representation but avoid paying a commission if her neighbor buys the property, which type of listing agreement would best suit Janice's needs? Exclusive agency Exclusive right to sell Net Open
It's easy to confuse exclusive agency and exclusive right to sell. With exclusive agency, the seller retains the right to find a buyer and avoid paying the commission, but the seller's listing will likely receive more attention from the agent than it would with an open listing.
What does MLS stand for? Market listing service Maximum listing service Membership listing service Multiple listing service
Multiple listing service
Stan and Emile are arguing over their shared lot line, since Stan thinks that Emile planted a privet hedge on Stan's property. Stan filed a civil legal action against Emile. Which of these would the court use to determine the actual lot line? Aerial photographs An affidavit from a surveyor Legal descriptions of both properties Testimony from long-time neighbors
Legal descriptions of both properties
How do you determine the cost of purchasing land? Divide the cost per unit by the land area Divide the land area by the cost per unit Multiply the land area by $100 per acre Multiply the land area by the cost per unit
Multiply the land area by the cost per unit
If the land is described as "Beginning at the great oak 60 yards from the center of the Rock River that runs north to south through the county," what type of legal description is being used? Lot and block Metes and bounds Monument system Rectangular survey system
Metes and bounds
What is the oldest type of legal description used in the U.S.? Assessor's parcel number Lot, block, tract Metes and bounds Rectangular government survey
Metes and bounds
Which legal description method uses compass headings and directions? Block and grid Lot and block Metes and bounds Rectangular government survey
Metes and bounds
Which of the following is NOT one of the three most commonly used systems to describe land in the U.S.? Lot and block Metes and bounds Monument system Rectangular survey system
Monument system
Claudia and Yves enter into contract for her to buy his condo. The written contract must _____, identify the subject matter of the contract, and present the essential terms and conditions of the contract. Achieve a result that is fair to all parties Be handwritten Be signed by two or more attorneys Name the contracting parties
Name the contracting parties
How large is one square yard? 10 square feet Nine square feet Six square feet Three square feet
Nine square feet
In a purchase offer, is earnest money required in order to have a binding contract? No, because earnest money isn't part of a sales contract. No, because the buyer's consideration is the promise to buy. Yes, because it opens escrow. Yes, because it's the buyer's consideration.
No, because the buyer's consideration is the promise to buy.
Annie and Frannie form an oral agreement for Annie to sell Frannie her property. Three years and one month later, Frannie learns that there are significant foundation problems that were hidden when she purchased the property. Is it too late for her to sue Annie? No, because the statute of limitations on oral or written property contracts in Florida is five years. No, because the statute of limitations on oral property contracts in Florida is four years. Yes, because the statute of limitations on oral or written property contracts in Florida is three years. Yes, because the statute of limitations on oral or written property contracts in Florida is two years.
No, because the statute of limitations on oral property contracts in Florida is four years.
Mary contracted to buy her mother's house when her mother moves to a senior living community, but now Mary has to move because of work and no longer wants to buy the house. With their mother's agreement, Mary's sister, Tina, steps in, releasing Mary from her obligation. They write up a new contract, with the only change being that Tina is now the party to the contract rather than Mary. What's happened here? Assignment Breach of contract Novation Performance
Novation
Parker entered into a contract with seller Derrick to buy Derrick's home. Before finalizing the sale, Parker had a change of heart and decided to renounce all worldly possessions. He no longer wanted to buy Derrick's home. With Derrick's approval, Parker is released and Parker's brother, Tom, takes Parker's place as the buyer in the purchase contract. Of what is this an example? Assignment Fraud Misrepresentation Novation
Novation
What's the key difference between assignment and novation of a contract? Assignment releases the original party from all obligations, while novation does not. Individual contracts must specifically allow novation, but not assignment. Novation is disallowed in many states, while assignment is not. Novation releases the original party from all obligations, while assignment does not.
Novation releases the original party from all obligations, while assignment does not.
When can specific performance be enforced under a sales contract? Both parties have fully met the terms of the contract. One or both parties have completed only a portion of the terms agreed to in the contract. One party didn't meet the terms of the contract in the specified timeframe, and is now being required to do exactly what was agreed to in the contract. The parties to a contract can't legally or practically do what they've agreed to do due to circumstances out of their control.
One party didn't meet the terms of the contract in the specified timeframe, and is now being required to do exactly what was agreed to in the contract.
James, a seller, signed a listing agreement that allowed him to contract with multiple agents but only pay a commission to the agent who located a buyer. This type of listing agreement is called ______. Exclusive agency Exclusive right to sell Open Seller's choice
Open
A surveyor created a lot and block survey for a new residential development. The first thing she did when she surveyed the new neighborhood was to reference a metes and bounds land description. From there, she divided the land into numbered lots and blocks. This output is known as a ______. Benchmark Monument Plat map Rectangular survey
Plat map
What does the lot and block system use to develop a property's legal description? Compass headings and directions Plat references Principal meridians and base lines Townships and sections
Plat references
Which of the following is a primary focus of the statute of frauds as it relates to real estate transactions? Anyone caught committing real estate fraud will be prosecuted. Fraudulent behavior won't be tolerated in the real estate profession. Real estate purchase and sale contracts must be in writing to be enforceable. There's a limitation on how long someone can sue for fraud.
Real estate purchase and sale contracts must be in writing to be enforceable.
Which legal description method is regulated by the U.S. Department of the Interior's Bureau of Land Management? Governmental Lot and block Metes and bounds Rectangular government survey
Rectangular government survey
Benjamin is interested in a piece of property but is curious about its exact legal description. What's one of the best ways to find this information? Ask neighbors where the property boundaries are. Look for the point of beginning. Look up the latitude and longitude coordinates of the property on Google Maps. Reference a previous property deed.
Reference a previous property deed.
What is a major benefit to a buyer for signing a buyer representation agreement? It costs less It guarantees the agent will get a commission It makes the buyer look better Representation
Representation
Jayne was tired of waiting for her subcontractor to get his part of the deal done. The agreed-upon deadlines came and went, and Jayne lost money waiting for the subcontractor to come through. She decided that if the subcontractor weren't going to honor his commitments, neither was she, so Jayne consulted with her attorney and then terminated the contract. This is an example of ______. Accepting partial performance Mutually rescinding the contract Rescinding the contract unilaterally Suing for damages
Rescinding the contract unilaterally
Betty hired a contractor to replace her gutters. Within days, the gutters leaked and flooded her basement. She complained to the contractor, who replaced the gutters again. The next time it rained, the gutters leaked and flooded Betty's basement a second time. Frustrated, Betty decided to file a lawsuit against the contractor in an attempt to recover the money she lost. This is an example of ______. Accepting partial performance Rescinding the contract unilaterally Suing for damages and breach of contract Suing for specific performance
Suing for damages and breach of contract
What signifies that a survey is certified and represents a guarantee of accuracy? Spot survey Survey legend Surveyor's stamp Title insurance policy
Surveyor's stamp
Per the statute of frauds, which of the following agreements does NOT have to be written down in order to be legally binding? Sierra sells her car to her cousin for $2,500. Sloane agrees to pay the $400 in credit card debt that her sister owes. The Lees rent out their basement to some college students for three months. Tyrone and Alaya are getting married.
The Lees rent out their basement to some college students for three months.
Although she was not part of writing up the sales contract between the seller and the buyer, Trisha believes she should be compensated for finding the buyer and shepherding the transaction to its conclusion. Her reason for making this assertion is likely based on ______. The belief that the seller "stole" her client The concept of procuring cause The fact that she is a real estate licensee The writ of habeas corpus
The concept of procuring cause
How much would a lot that is 400 feet wide by 500 feet long cost at $900 per acre? $2,200 $3,060 $4,132 $4,500
The lot would cost approximately $4,132. Find the area of the lot by multiplying 400 by 500 (this equals 200,000 sq feet). Convert the area to acres by dividing 200,000 by 43,560 (the number of sq feet in an acre). Multiply this number by $900 per acre.
What describes the different symbols that are used in a survey sketch? Legal description Spot survey Survey legend Surveyor's stamp
The survey legend describes different symbols that are used for the various elements on the land, such as corners, water, streets, vegetation, and more.
Which of these sentences accurately describes the phrase "statute of limitations"? There are deadlines for certain types of legal action. There are limits to how many times someone may sue another person. There are limits to the monetary damages that may be awarded in a civil suit. There's a limit to the number of statutes that may be enacted each year.
There are deadlines for certain types of legal action.
Kellan and Stacy are in the midst of a property dispute. Each party has a legal description and survey that show conflicting boundaries between their properties. What may be the best way to resolve this dispute? One property owner can sell their property to the other. They must agree between themselves where the true boundary lies. They must take the dispute to court. They should each hire a land surveyor to determine the boundary.
They must take the dispute to court.
Sue Ellen has a contract to buy Roger's house, which she has always admired, when Roger decides he's ready to move to a senior living community. After Roger finds a suitable senior apartment and moves, Sue Ellen writes a check for the agreed-upon amount, and Roger transfers the deed to her. What is happening in this scenario? Assignment Breach Novation Performance
This is an example of contract performance, which means that the two parties have met the terms of the contract.
How many feet are in one yard? 10 Nine Six Three
Three
Travis is a new real estate licensee and is writing up his first offer to purchase for his buyer clients. Which of these statements is true? Real estate licensees don't have access to legal descriptions. Travis should include the legal description in the offer, because it provides a complete description of the property. Travis should not include the legal description on the offer to purchase, but he should include the address. Travis shouldn't write up the offer to purchase; the client should.
Travis should include the legal description in the offer, because it provides a complete description of the property.
A lot measuring 108,900 square feet is for sale. How many acres is this? Five One Three Two-and-a-half
Two-and-a-half
Which of these sentences accurately lists rules for interpreting a contract? Pre-printed text takes precedence over typed and handwritten text. Typed text takes precedence over handwritten text. Typed text takes precedence over pre-printed text, and numbers (e.g. 2) take precedence over spelled-out numbers (e.g. three). Typed text takes precedence over pre-printed text, and spelled-out numbers (e.g. four) take precedence over numerals (e.g. 5).
Typed text takes precedence over pre-printed text, and spelled-out numbers (e.g. four) take precedence over numerals (e.g. 5).
hich of the following are possible effects of an incorrect legal description? Clearer title for the property owners Fewer legal issues for real estate licensees No effect Unintentional encroachment, title and legal issues
Unintentional encroachment, title and legal issues
When Shauna looked at the legal description of the property she was interested in purchasing, she read the following: "Beginning at the corner of State Route 61 and Hallowell Road, north for 314 feet, then southwest for 193 feet." In this description, what does "north for 314 feet" represent? A benchmark A bound A mete A monument
a mete
A professional, on-site measurement of the lot lines and dimensions of a property is known as ______. An abstract An appraisal An inspection A survey
a survey
Which of these may have been used as a point of beginning in the metes and bounds system? A fence post All of these An iron stake A pine tree
all of these
Which of these is usually a brass marker that is used to mark a datum? Base line Benchmark Monument Principal meridian
benchmark
`rady is interested in purchasing a piece of property, but before doing so, he'd like to verify the accuracy of the legal description. Which of these options will accomplish this? Having a home inspection performed Having an appraisal performed Having a survey conducted Looking up the property on Google Earth
having a survey conducted
A drawing prepared by a surveyor showing the layout and location of a tract of land, including boundaries, designations of lots and blocks, and names of streets, is called a ______. Metes and bounds description Plat Rectangular survey Topographical map
plat
Which type of survey system is also known as the public land survey system (PLSS)? Address and zip code Lot and block Metes and bounds Rectangular survey
rectangular survery
The process of determining the location, size, and boundaries of a parcel of property is called ______. Platting Subdividing Surveying Title searching
surveying
Which entity decides the matter when two different legal descriptions conflict? Appraisers Land surveyors The courts The property owners
the courts