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one property two different counties

Discussion in 'Fannie Mae, Freddie Mac, USPAP' started by Lanny A Freng, Feb 18, 2009.

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  1. Lanny A Freng

    Lanny A Freng Sophomore Member

    0
    Nov 28, 2006
    Professional Status:
    Certified Residential Appraiser
    State:
    Minnesota
    Havent run into this before. I have a home site that is divided by the county line. 2.5 acres sits in one county and 1 acre sits in the other. Can I include both parcels in the appraisal or just the home and the parcel it sits on. two different parcel #s and two different legals. Can i just list both pids and legals and explain? thanks for any help.
     
  2. TJSum

    TJSum Elite Member

    3
    Nov 12, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    Maryland
    I have run into this several times. I put both parcel numbers, taxes, zoning, flood zones, etc. Then explain, explain, explain. Usually the county the house sits in is the most important and is where the school district is determined, etc. GET THE PLOT SURVEY !!!
     
  3. Lanny A Freng

    Lanny A Freng Sophomore Member

    0
    Nov 28, 2006
    Professional Status:
    Certified Residential Appraiser
    State:
    Minnesota
    I can pull the plat maps online, i will include them so they can see it too... thanks
     
  4. Jo Ann Meyer Stratton

    Jo Ann Meyer Stratton Elite Member

    25
    Jan 16, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Arizona
    What does the borrower wish to encumber? What are the zoning requirements in each county? One mortgage and one deed can cover many assessor's parcel numbers (which are for book keeping functions only) and many legal descriptions that don't even need to be in the same state, let alone contiguous.

    Call your client, find out what property is be mortgaged and then go from there. If the combination of both parcels is legally and physically possible, and that is the plan, forge onward with your appraisal assignment, listing all parcel numbers and including all legal descriptions, total taxes for all parcels, etc, etc, etc.
     
  5. TJSum

    TJSum Elite Member

    3
    Nov 12, 2007
    Professional Status:
    Certified Residential Appraiser
    State:
    Maryland
    I just re-read your OP, the situations I ran into, the property was one deeded lot, it just stradled two counties. Usually the county with the house had normal taxes, and the county with just a couple thousand sf of land had minimal taxes. Usually the county with just the land deferred zoning, school districts, etc. to the county where the improvement stood.

    If you have two separate parcels, that is a different story. That is why it is important to see the plot survey as well as all the other public data.
     
  6. Greg Bell

    Greg Bell Senior Member

    0
    Jul 7, 2006
    Professional Status:
    Gvmt Agency, FNMA, HUD, VA etc.
    State:
    Louisiana
    I have run into this a few times.If the appraisal is for a single family home I would include the parcel that the structure is on only.If the parcel extends into another county just include both APN'S and legals.
     
  7. Mary Tiernan

    Mary Tiernan Senior Member

    0
    Dec 16, 2003
    Professional Status:
    Retired Appraiser
    State:
    Michigan
    Is this for a lender?

    Shouldn't the lender give you instructions?
     
  8. leelansford

    leelansford Elite Member

    44
    Mar 29, 2002
    Professional Status:
    Certified Residential Appraiser
    State:
    Illinois

    There's a whole lot more going on with your assignment than what you have offered here (including, but not limited to issues of zoning compliance and H&B Use).

    In some situations, the 2 parcels might be necessary to support the existing improvements; in other situations, not.

    The more and better information you provide here, the more pertinent will be the responses.
     
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