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survey reading help! - survey attached.

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Calvin Wise

Freshman Member
Joined
Jan 12, 2005
Professional Status
Licensed Appraiser
State
Texas
i'm currently working on an independent appraisal with the owner & potential listing agent to determine list price. apparently it's been on the market multiple times before with no with no activity or pending contracts. the owner is out of the country at the moment and the potential listing agent is less than helpful/knowledgable so i'm trying to put the pieces together on my own.

does anyone have any survey reading experience? i know the basics, but the majority of the value is in the land and i want to make sure i'm thorough and accurate. the agent is telling me that the entire lot 7 and .624 acre (670' to 715') is the owner's property, but i'm reading it as the shaded area above the 715' countour is owned by the lower colorado river authority (LCRA). maybe a lease-back?

i've checked the tax rolls but i've found 3 or 4 different records with 3-4 different calculations (strange). i will definately call the county for clarification tomorrow, but i wanted to see if i could get some input on here because the county folks aren't quite as "informed" as y'all. any help/input would be greatly appreciated!

fyi.. the white square is the dwelling and the rectange is just a carport/storage. pdf attached.
 

Attachments

  • updated survey.pdf
    44 KB · Views: 99

Tom Barclay

Senior Member
Joined
Apr 7, 2002
Professional Status
Retired Appraiser
State
Oregon
It would help if you could post the full legal description of the subject property, but the notation on the map clearly says "Less ..." It appears to me from your description and the map that the house is on LCRA property. Carport is on lot 7.
 

CCAAMO

Senior Member
Joined
Sep 17, 2007
Professional Status
Certified General Appraiser
State
California
There is no way to verify without a title report. Based on the map it appears several other lots have improvements on a portion of the LCRA property. It is possible that a portion of the area was deeded back to the home owners. Get the title report and read it.
 
Last edited:

Cigar

Member
Joined
Aug 9, 2007
Professional Status
General Public
State
California
Calvin:
I've reread it and you better talk to a title company, the confusing part is the reference to "area above" the 715" contour, the 670 contour is obviously *below* the 715 contour, this is confusing and I doubt that it's properly worded, the shaded area is not referenced in the note, but it does appear that the agent is right and his client owns Lot 7 plus the 0.624 Acre shaded area, it will take a legal description to figure that out.
 
Last edited:

Kevin A. Spellman

Senior Member
Joined
Aug 30, 2003
Professional Status
Certified Residential Appraiser
State
Massachusetts
Either there was a land taking by the Lower Colorado River Authority or the property owner built the home on LCRA land. When was the authority created and when was the home built?

I would interview the three neighbors to the left, they are experiencing similar encroachments.

Ask the LCRA if they have given a lease for the land area beneath the home. If you can review prior mortgages for your subject or the other three homes to the left, the last pages of the mortgage could identify a possible lease from LCRA or an encroachment letter is written with no recourse by the LCRA
 

444nutman

Senior Member
Joined
Jun 20, 2007
Professional Status
Certified Residential Appraiser
State
Florida
google the surveyors name and hopefully he can talk to you as well. This seems like an odd one and I always remeber those.
 

CCAAMO

Senior Member
Joined
Sep 17, 2007
Professional Status
Certified General Appraiser
State
California
I would call Richard Dawson because he always announces what the survey says!
 

jeanwillick

Junior Member
Joined
Jun 2, 2003
Professional Status
Licensed Appraiser
State
Michigan
I see the numbered bearings & distances, but can't relate them to anything without a copy of the legal description and whether there is a "LESS" in the description. Your best bet is to contact the Assessor and/or the Township Office for a copy of the plat. State your findings in the Site Description area along with your caveats that you are not a surveyor and it should be investigated.
 

Mr Rex

Elite Member
Joined
Jan 12, 2004
Professional Status
Certified Residential Appraiser
State
North Carolina
It appears to me that the "less the area between 670 and 715" refers to the large tract beside your subject. Why would a surveyor have platted the hashed area below 715 if it was owned by the LRCA?
 

Rick Kulman

Junior Member
Joined
Jan 31, 2003
Professional Status
Certified General Appraiser
State
New Jersey
Calvin
Here's your .624 Acres. It comes from the metes and bounds in the bearings/distance box on your survey. I ran it using Deed Plotter+

Rick
 

Attachments

  • calvin survey.pdf
    7.4 KB · Views: 30
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