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Reviewing Surveys~The Good, the Bad and the
Ugly~
International Right of Way AssociationAtlanta, Georgia
June 14, 2011
Presented by Shawn Wilson, MAIand
Gary R. Kent, PLS
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• Surveyors generally do NOT “determine” boundaries. • They provide a “professional opinion.”• It is not necessarily “correct”• Appraisals
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Boundary Surveying is part…• Science• Art• and mostly Law
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“Why can’t two Surveyors ever agree??”
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There are pre-existing conditions and unavoidable circumstances that Surveyors must deal with on every survey…
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• Reference Monumentation• Record Documents• Possession/Occupation• Measurements ?
?
Uncertainties occur as a result of
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Reference Monumentation
• Uncertain reference monuments• Conflicting reference monuments• Indeterminate reference monuments
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Record Documents
• Deeds that do not close• Plats and deeds with errors• Deed gaps and overlaps with
adjoiners
• Conflicts will occur in the records and this is not unusual or unexpected
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Occupation and Possession
• Fences in conflict with record lines• Potential encroachments• Other evidence of possession
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Uncertainty in Measurements
• Angles• Distances• GPS
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Uncertainty in Measurements
• The only uncertainty that surveyors have any control over
• Often the smallest of the uncertainties
• Yet – it cannot be eliminated
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4 Types of Uncertainty
The first 3 relate to evidentiary issues – How do we interpret the evidence and where do we want to place the lines and corners?
The last has to do with how accurately we can mark and describe those locations
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The Bottom Line
Different surveyors grappling with
similar conditions, evidence and
facts, and using the same
equipment, will inevitably arrive at
different answers.
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A Story…
How you can use this in your job.
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Description Fundamentals
What are we striving for?“
The purpose of a legal description is to describe the size, shape and location of a unique parcel of real estate
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“Sufficiency”
A legal description is considered sufficient if a competent surveyor can locate it on the ground
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Parts of a Land Description
– Caption– Body– Qualifications/Exceptions
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Caption
– Gives general location– Limits Title– Not all descriptions have or need
a caption
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Body
– Gives specific location
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Qualifications/Exceptions
– Give careful consideration to what belongs here from a Surveying standpoint!
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Types of Legal Descriptions
Metes and Bounds
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Types of Legal Descriptions
Aliquot Part
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Types of Legal Descriptions
Bounds
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Types of Legal Descriptions
Lot/Block (Description by Reference)
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Types of Legal Descriptions
Strip Descriptions
Excellent for use with linear-type easements
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Types of Legal Descriptions
Area Descriptions
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Types of Legal Descriptions
Quasi-Metes and Bounds
• Division Line• Proportional Parts• Linear
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Problematic Descriptions
Exceptions
Be careful in the use of exceptions to exceptions; if there are two exceptions, use… “Except; however …” followed by “Also, except, …” For subsequent exceptions
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Problematic Descriptions
Comments?
Questions?
Stories?
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A survey is not just a “drawing…”
Engage the surveyor with…
• Questions
• Your Critical Issues (address at the front end if possible)
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Be an Informed User of Surveying Services…
• Value engineering
• Scope of Work
• Standards
• Caveat Emptor
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Basic Checklist
Review of Right of Way Acquisition Descriptions and Maps/Surveys
See Page 16 in Handout
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Communicating with the Surveyor
• Surveyors are generally not people-persons!• Make the questions relevant so the answers are meaningful
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Communicating with the Surveyor
• Questions to ask• Would another surveyor get the same answer?• If they would differ? By how much?
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Questions? Comments?