A parcel is legally described as 'Lot 7, Block 4, Oakwood Subdivision, according to the plat recorded in Plat Book 12, Page 45, County Records.' Field measurement reveals the lot is 95 feet wide, but the recorded plat shows 100 feet. The appraiser confirms no variance or boundary adjustment has been filed. What is the appropriate site area to report in the appraisal?
Correct Answer
B) 100 feet — the legal description controls, and the plat defines the deeded boundaries.
Under USPAP Standards Rule 2-2(a)(i), the appraiser must report the property as legally defined. Legal descriptions — including plats of record — establish title and boundaries; field measurements reflect physical occupation but do not alter legal area unless confirmed by a licensed surveyor and recorded correction. Fannie Mae Selling Guide B4-1.1-02 and ANSI Z765-2021 (Appendix A) both require reliance on legal description for site area unless a current survey indicates a boundary change. Thus, the plat-defined 100-foot dimension governs. Option B is correct. Option A erroneously prioritizes field measurement over legal description. Option C has no basis in USPAP or measurement standards. Option D is premature without evidence of encroachment — the discrepancy alone doesn’t imply it.
Why This Is the Correct Answer
Under USPAP Standards Rule 2-2(a)(i), the appraiser must report the property as legally defined. Legal descriptions — including plats of record — establish title and boundaries; field measurements reflect physical occupation but do not alter legal area unless confirmed by a licensed surveyor and recorded correction. Fannie Mae Selling Guide B4-1.1-02 and ANSI Z765-2021 (Appendix A) both require reliance on legal description for site area unless a current survey indicates a boundary change. Thus, the plat-defined 100-foot dimension governs. Option B is correct. Option A erroneously prioritizes field measurement over legal description. Option C has no basis in USPAP or measurement standards. Option D is premature without evidence of encroachment — the discrepancy alone doesn’t imply it.
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