Two parcels - one deed

[Bamba]

I have the same type of assignment however mine are both single family residences.

They are deeded together and contiguous. I was informed that they both feed off the same public sewer connection. I think the sewer issue can be resolved easily.

They each have their own block and lot and assessor's parcel ID and are valued separately by the municipality and each receive a separate tax bill.

I observed them from the street and saw a large dwelling and a much smaller cottage sitting side by side with each having a driveway. There is a limited amount of space between them.

Highest and Best Use analysis with the limited data available suggests that they be valued as separate parcels.

I told the client that my preliminary investigation and curbside observation suggests that they will need two separate appraisals however a survey may reveal a significant encroachment that could change things or I may find that utilities are more interconnected than they appear to be.

If I end up doing two appraisals I will include extraordinary assumptions that each property can function separately in case there are conditions which are not apparent and readily obserable.

Everything is cool until the owner tries to sell one of them and then the potential for legal issues heighten.

Independent functioning in the highest and best use and non-significant encroachment seem to be the most critical factors. A discussion with local governmental officials to ascertain their opinion on potentially selling the two parcels separately is also in order.

thanks...it does look very like similar to what I have...I will inspect mine tomorrow and I will check to see how utilities are connected and also will verify with local authorities how can they be sold...