Legal Descriptions

A Legal Description precisely identifies the location and limits of a parcel of land, easement, right-of-way or other real property interest. Unlike a street address or assessor’s parcel number, a legal description defines the property in a form that can be used in deeds, easement agreements, subdivision documents and other recorded instruments.

Legal Descriptions may reference an existing lot or tract shown on a recorded plat, use bearings and distances to describe a boundary, or identify land through the Public Land Survey System. When creating a new description, the surveyor evaluates the available records, survey monuments, field measurements and applicable property boundaries to prepare a clear and mathematically accurate description.

Legal Description services are commonly needed for easements, rights-of-way, property transfers, boundary adjustments, land acquisitions, dedications, vacations and subdivision-related documents.

1. Records Research — Review of deeds, subdivision plats, previous surveys, title documents and other records affecting the property.
2. Boundary and Survey Evaluation — Analysis of the parent parcel, existing boundaries, survey monuments and available field information.
3. Field Surveying — Collection of field measurements when necessary to establish or verify the location of the area being described.
4. Description Type Selection — Determination of the appropriate format, such as lot and block, metes and bounds, aliquot-part or reference to a recorded document.
5. Point of Beginning — Establishment of a clear and retraceable commencement point and point of beginning when required.
6. Courses and Distances — Calculation of bearings, distances, curves and other information necessary to define the described area.
7. Easement Descriptions — Preparation of descriptions for access, utility, drainage, construction, emergency-access and other easement purposes.
8. Right-of-Way Documents — Preparation of descriptions for roadway dedications, acquisitions, vacations and public or private rights-of-way.
9. Parcel and Boundary Adjustments — Preparation of descriptions for property transfers, lot-line adjustments, parcel divisions and other boundary changes permitted by the applicable jurisdiction.
10. Closure and Quality Review — Mathematical verification of the description and comparison with the supporting survey information and parent-property records.
11. Legal Description Exhibit — Preparation of a corresponding exhibit showing the described area, dimensions, adjoining property and other relevant information.
12. Coordination and Revisions — Coordination with property owners, attorneys, title companies, engineers and reviewing agencies to address project-specific requirements.

A Legal Description identifies the land or property interest involved but does not, by itself, transfer ownership or create an easement. It is typically incorporated into a deed, easement agreement, dedication or other legal instrument prepared or reviewed by the appropriate legal or title professional.

Because an inaccurate or ambiguous description can create title and boundary problems, Legal Descriptions should be based on adequate records, reliable survey information and careful professional review.