Two neighboring rural parcels are described as follows. Parcel M’s recorded description begins “Beginning at an iron pin at the NE corner of the Smith farm; thence S 12°15′ E 420.0 feet to a stone; thence …” and closes by courses and distances. Parcel G is described as “the NW¼ of the SW¼ of Section 14, Township 3 North, Range 5 East of the Sixth Principal Meridian.” Per standard appraisal guidance legal-description systems, which applied pairing is correct?
Correct Answer
B) M metes and bounds; G rectangular public-land survey
The courses and distances from a point of beginning describe metes and bounds. Township, range, section and aliquot references identify the rectangular public-land survey system. Identifying the system does not certify that the complete legal description is valid, sufficient or geometrically correct.
Why This Is the Correct Answer
Option B is correct because Parcel M begins at an iron pin and proceeds by bearings and distances back to closure, which is a metes and bounds description. Parcel G is described as a quarter of a quarter of a section within a township and range from a principal meridian, which is the rectangular public-land survey system. Identifying the system does not by itself confirm that either description is complete or accurate.
Why the Other Options Are Wrong
Option A: M rectangular; G metes and bounds
Option A is wrong because it calls M rectangular and G metes and bounds, which reverses the two. M uses courses and distances from a point of beginning, and G uses section, township and range references.
Option C: Both lot and block, since they are rural parcels
Option C is wrong because it calls both lot and block simply because they are rural parcels. Lot and block descriptions refer to lots on a recorded subdivision map, and neither description references a plat; being rural does not determine the system.
Option D: M lot and block; G metes and bounds
Option D is wrong because it calls M lot and block and G metes and bounds. M contains no lot or plat reference and is a metes and bounds description, while G is a rectangular survey description, not metes and bounds.
Distances, sections, or plats
If it walks the boundary with bearings and feet, it is metes and bounds; if it names section, township and range, it is the rectangular survey; if it names a lot on a recorded map, it is lot and block.
How to use: Use this to classify any legal description by scanning for its signature words.
Exam Tip
Classify the description by its wording, not by whether the land is rural or urban.
Common Mistakes to Avoid
- -Reversing metes and bounds and rectangular survey
- -Assuming rural land uses lot and block descriptions
- -Treating identification of the system as proof the description is valid
Concept Deep Dive
Analysis
This question tests recognition of the three common legal description systems: metes and bounds, the rectangular survey system, and lot and block (subdivision maps). The key is to read the language of each description. Courses and distances from a point of beginning signal metes and bounds, while section, township, range and aliquot parts signal the rectangular public-land survey.
Background Knowledge
Three methods commonly used to legally describe land are metes and bounds, rectangular survey, and subdivision maps (lot and block). Metes and bounds traces boundaries by bearings and distances from a point of beginning, while the rectangular survey divides land into townships, ranges and sections measured from principal meridians and base lines. Lot and block refers to numbered lots on a recorded plat.
Real-World Application
An appraiser reviewing a title report for a farm finds the home site described by bearings and distances while the adjoining field is described by aliquot parts of a section. The appraiser reports each legal description as recorded and relies on the survey and title documents for its accuracy.
More Property Description Questions
A local zoning ordinance allows these maximum densities: R-1, 4 units per acre; R-2, 8 units per acre; R-4, 20 units per acre; PUD (with approval), 12 units per acre. Which category allows the highest density?
What design advantage is commonly associated with post-and-beam construction?
A hypothetical local ordinance permits either a single-family house or duplex on the site. The existing single-family house complies with all current rules. Which statement is supported?
A zoning variance allowing a reduced side setback is granted for a parcel. After the parcel is sold, who generally holds the benefit of the variance, subject to its conditions?
Under ANSI Z765-2021 as applied by Fannie Mae, a staircase runs from the second floor down to the first floor. Its area is counted as part of:
Under ANSI Z765-2021, as Fannie Mae requires for a detached house, where are exterior dimensions taken on a brick-veneer wall?
A building's HVAC system would be classified as which type of building component?
A home on a large tract is valued at $620,000 including the land it needs. The remaining excess land could be sold separately and contributes a net $95,000 after separation costs. What is the total indicated value?
A covered sale concerns a residence built in 1965. Which hazard is the subject of the federal pre 1978 housing disclosure rule, without assuming its actual presence?
Which site characteristic is most likely to reduce site utility by restricting where a typical dwelling can be placed?
People Also Study
Real Estate Market
13.6% of exam
Land or Site Valuation
4.5% of exam
Sales Comparison Approach
16.4% of exam
Cost Approach
13.6% of exam
Income Approach
8.2% of exam
Previous Question
A verified market penalty arises because one bedroom can be reached only through another, despite sound construction. What cause fits?
Next Question
The value of all rights in a property is $950,000. The owner conveys the air rights, which account for $140,000 of that value. The rest of the value is allocated to the retained rights, and no other fractional effects or deductions apply. What amount is allocated to the retained rights?