Understanding Metes and Bounds Descriptions

Chapter 4: understanding❓ Metes and Bounds Descriptions

II. Metes and Bounds System

The metes and bounds system stands as one of the oldest and, arguably, most intricate methods of legally describing property. It defines a property by delineating its boundaries, distances, and angles, all originating from a specified starting point. This system provides instructions that, when followed by a surveyor, meticulously trace the property’s perimeter.

• Definition: A system that identifies property based on its boundaries, distances, and angles from a specific starting point.

• Purpose: To provide a precise and unambiguous description of a property’s boundaries for legal and surveying purposes.

Core Elements of Metes and Bounds Descriptions

At its core, the metes and bounds system relies on three essential components: reference points, courses, and distances.

1. Reference Points (Monuments)

   A reference point, often referred to as a monument, serves as a fixed and identifiable position from which measurements are initiated. These points provide a tangible and permanent location for establishing the property’s boundaries.

   • Definition: An identifiable, fixed position used as a starting point for measurements.
   • Types:
     • Artificial Monuments: Man-made objects, such as metal stakes, concrete markers, or even existing structures.
     • Natural Monuments: Naturally occurring features like trees, rocks, or bodies of water.
   • Point of Beginning (POB): The initial reference point that locates the property relative to adjoining surveys. The POB may or may not coincide with the True Point of Beginning.
   • True Point of Beginning: The first point on the actual property boundary, where the description of the property’s limits commences.

2. Courses

   Courses describe the direction of a boundary line, expressed as an angle from either North or South. This angular measurement, combined with the distance, defines the trajectory of each boundary segment.

   • Definition: The direction one moves from one reference point to another, expressed in degrees, minutes, and seconds of angle from North or South.
   • Cardinal Directions: If a course aligns precisely with North, South, East, or West, it is stated directly (e.g., “North,” “South”).
   • Quadrant-Based Courses: For courses that do not align with cardinal directions, their quadrant (Northeast, Northwest, Southeast, Southwest) and angle relative to the North-South line are specified.
     • Northwesterly and Northeasterly courses are stated in terms of the angle from North.
     • Southwesterly and Southeasterly courses are stated in terms of the angle from South.
     • The angle is given in terms of degrees (°), minutes (‘), and seconds (“).

3. Distances

   Distance refers to the length of a boundary line between two reference points. This measurement is typically expressed in feet, chains, or other standard units.

   • Definition: The length of a boundary line between two reference points.
   • Units of Measurement: Commonly expressed in feet, but can also be in chains, rods, or meters.

Practical Application and Related Experiments

1. Walking the Boundaries: A practical exercise involves physically walking the boundaries of a property described using metes and bounds. Using a compass and measuring tape, participants can follow the courses and distances outlined in the description, gaining a tangible understanding of how the system translates into physical space.

2. Simulating Surveys: Modern surveying software allows users to input metes and bounds descriptions and generate a visual representation of the property. This simulation can be used to check for closure errors, identify potential discrepancies in the description, and calculate the area of the parcel.

3. Area Calculation Methods:

   • Coordinate Geometry (COGO): COGO is a surveying technique that uses coordinate systems (x, y) to define points and calculate distances, angles, and areas. The coordinates of each corner of the property are derived from the metes and bounds description. The area can then be calculated using formulas such as the Shoelace formula.

     • Shoelace Formula:

     Let the vertices of a polygon be $(x_1, y_1), (x_2, y_2), \dots, (x_n, y_n)$ in order.
     The area $A$ of the polygon is given by:
     $$A = \frac{1}{2} \left| \sum_{i=1}^{n-1} x_i y_{i+1} + x_n y_1 - \sum_{i=1}^{n-1} x_{i+1} y_i - x_1 y_n \right|$$
     $$A = \frac{1}{2} | (x_1y_2 + x_2y_3 + \dots + x_{n-1}y_n + x_ny_1) - (y_1x_2 + y_2x_3 + \dots + y_{n-1}x_n + y_nx_1) |$$

   • Double Meridian Distance (DMD): The DMD method is used to calculate the area of a tract of land described by metes and bounds. Each line’s DMD is calculated based on its bearing and length, and the area is determined by summing the products of each line’s DMD and its latitude.

Mathematical Formulas and Equations

1. Angle Conversion:

   • Degrees to Radians: radians = degrees * (π / 180)
   • Radians to Degrees: degrees = radians * (180 / π)

2. Distance Calculation (Law of Cosines):

   • c^2 = a^2 + b^2 - 2ab * cos(C)
     • Where:
       • c is the distance between two points
       • a and b are distances from a common point❓
       • C is the angle between a and b

3. Bearing to Azimuth Conversion:

   • Azimuths are angles measured clockwise from North. Bearings are angles measured from either North or South, whichever is closer.
   • Quadrant I (Northeast): Azimuth = Bearing
   • Quadrant II (Southeast): Azimuth = 180° - Bearing
   • Quadrant III (Southwest): Azimuth = 180° + Bearing
   • Quadrant IV (Northwest): Azimuth = 360° - Bearing

Case/Example:

Consider the following metes and bounds description:

• “Beginning at a point marked by an iron stake located at the intersection of Main Street and Oak Avenue; thence North 45 degrees East a distance of 200 feet to a concrete monument; thence South 45 degrees East a distance of 150 feet to a wooden post; thence South 45 degrees West a distance of 200 feet to a riverbank; thence North 45 degrees West a distance of 150 feet to the point of beginning.”

Analysis:

• POB: Iron stake at Main Street and Oak Avenue.
• Course 1: North 45 degrees East, 200 feet.
• Course 2: South 45 degrees East, 150 feet.
• Course 3: South 45 degrees West, 200 feet.
• Course 4: North 45 degrees West, 150 feet.

III. Metes and Bounds Descriptions in Appraisals

The complexity of metes and bounds descriptions can lead to errors when transcribed. Appraisers typically include a photocopy of the description from the deed as an addendum. Computer programs can be used to verify the description by simulating a survey.

• Appraisers are not responsible for verifying the accuracy of the description or surveying the property.
• Appraisers should be able to recognize if the description meets local standards and identify the real estate described.
• Laser transits and satellite technology have improved the accuracy of surveying.
• Established Bench Marks (survey markers set in concrete monuments) have reduced uncertainty regarding the point of beginning.
• The metes and bounds system is suitable for describing unusual or odd-shaped parcels of land.