Can 2 contiguous parcels deeded together with the same owner be sold separately?

[Dublin ohio]

Two different parcel numbers...

So you actually have 2 completely legally separate duplexes that just happen to be on one deed. What is the confusion. You can have more than one individual property on a deed. Doesn't change what each property is or combine them as one.

 

[alebrewer]

As an example of potential multiple H&B uses, there's a market in Dallas called the 'Park Cities'. Generally speaking, the older homes are purchased to raze and construct improvements more commensurate with the lot values (lot values are in the ~ $1M to $3M range). However, due to the charm of some of the older construction styles, the market also considers VERY high end renovations to the older homes as a legitimate H&B use as well - IOW those homes aren't torn down (generally speaking).

 

[Fernando]

Speaking as an investor, I see two duplexes adjacent to each other on two separate parcels for sale many times.
They share a common driveway easement. Seller has option to sell both parcels at same time or sell each parcel individually.
If I buy, I would want to buy both properties.
I don't want to buy one and have to deal with adjacent owner in maintaining the common driveway. Lenders normally require seeing an agreement on the shared driveway.

I bought one property one time and front has a common roof with adjacent property.
I had to coordinate with my neighbor owner (never met or talked to him beforehand) and fortunately we were agreeable to pay 50-50 in the roof cost.
If difficult owner, it would have been a big problem.

 

[JTip]

Legally combining two parcels (on one deed) may expand the H&BU to include 4 units (based on lot size requirements).

Separating the two lots may create an illegal existing improvement(s), you need to dig through the municipal code/zoning ordinance and figure out what is legal for both circumstances.

As for the assignment, there would be three reports (TWO duplex, ONE quad), price them based on your time.

 

[Zoe]

My assignment is for a private individual seeking market value for a fourplex she might wish to purchase.

The property is improved with four total, identical units located in two buildings with a parking area between the two buildings.

My research reveals that what appears to be a 4-unit residential income property actuall is comprised of two contiguous parcels each with 2 units, on two lots that per title are "deeded together."

Of course the individual wants two values, for a duplex and also a quadrplex, although that conceivably could require 3 assignments...

However, I'm stumped by the basic HBU, based presumably on the question whether either of the two, existing, legal duplexes can be sold individually if deeded with the other?

Thannks.

Your on the right track.

 

[Zoe]

You have appointment today or are calling local code enforcement today. IMHO, you have to do that on MV appraisal. You are doing good.

Don't let them get away free based on your expert knowledge and experience if they don't like what you tell them.

 

[Zoe]

You may need a survey. That is possible for the owner to separate the two lots. Let the owner give you that.

 

[Zoe]

Don't let them make their problems your problems. On legally permissible, etc. let them pay for the survey, etc and email to you.

If you have joint parking, it could be a problem. Like where the parking lots are adjoined?

The list goes on. Is each unit individually metered. Talk to code enforcement this morning. Stay on hold and work on something else while your holding.

Tax assessor office can help you too. Your doing good. Happy Monday !!!!!!

 

[sputnam]

My assignment is for a private individual seeking market value for a fourplex she might wish to purchase.

The property is improved with four total, identical units located in two buildings with a parking area between the two buildings.

My research reveals that what appears to be a 4-unit residential income property actuall is comprised of two contiguous parcels each with 2 units, on two lots that per title are "deeded together."

Of course the individual wants two values, for a duplex and also a quadrplex, although that conceivably could require 3 assignments...

However, I'm stumped by the basic HBU, based presumably on the question whether either of the two, existing, legal duplexes can be sold individually if deeded with the other?

Thannks.

The way the properties are deeded... that is on the same deed or on separate deeds should have no impact on whether they can be sold separately or not. Likely, the parcels would need to be divided, legally. That's just paperwork and legal fees.

 

[jay trotta]

Not familiar with your area but found the paragraph below (CA); I found it interesting because it runs similar to some area's I've worked here past years. IMO-check the county where the property is located, as the Effective Date may be different. (I know they differ here per town).

I'd kinda like to open a discussion about the difference between "Legal non-conforming" and "Illegal," based upon the original status of an improvements when built

Legal Non-Conforming Use
First, nonconforming means that the subject does not conform to current regulations; and therefore, is in violation of those regulations. In order to qualify as legal and still be nonconforming, the situation which does not meet current regulation must have lawfully existed before those regulations were effective. Once qualified, a legal nonconforming (grandfathered) situation exists.

The zoning district in which the property is located determines what uses are allowed on the parcel. A situation where the current use of that property or building(s) does not conform with the zoning, but has been an ongoing use (without an interruption of 12 months or more) since before the zoning regulations took effect on May 29, 1969, may qualify as a legal nonconforming use.