Site Location, Lot Plotting & Map Reading

Site Location, Lot Plotting and Map Reading Rea ding Comprehensive Real Estate Appraisal Seminar and Training (CREASAT)

Legal Description o

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Informal – street number and name or the distance from a certain landmark; property boundaries cannot be determined by these methods and the address and physical features may change over the years An exact way of describing the location of real estate that will be acceptable in court. It is being used in many documents such as deeds, mortgages, liens and sales contracts.

Common Methods Used to Describe Real Estate o

Metes and bounds – Metes refers to distance measured in meter. Bounds refer to direction. Metes and bounds starts at a de �nite point called point of beginning or the point. o

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 T h e c i r c u m f e r e n c e o f t h e p r o p e r t y i s  Th described starting from POB and ends also at POB. Monuments are �xed objects used in metes and bounds to establish boundaries. It can be a stone, concrete, steel rod driven into the ground or a tree.

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Boundary lines de�ne the boundaries of the property and are drawn from monuments

Directions. Compass bearings are used to describe the direction of the property’s boundary lines and include degree, minutes and seconds. Example: North 45 degrees, 30 mins. East Note: Circle = 360 degrees, 1 degree = 60 minutes, 1 minute = seconds Scale of 1:200 means 1 cm on paper = 200 cm on earth surface or 1 cm = 2 meters

Common Methods Used to Describe Real Estate

Common Methods Used to Describe Real Estate o

Rectangular Survey System – also called as government survey or geodetic survey system.  To better understand this concept, think of a checkerboard. It has an intersecting line that forms a grid of squares. The �rst set of intersecting lines are called principal meridian which run north and south and base lines which run east and west.

Common Methods Used to Describe Real Estate o

Rectangular Survey System –

Common Methods Used to Describe Real Estate o

Plat survey method – sometimes called the lotblock-tract method. This is used in areas where land is subdivided into phase, block and lot and usually recorded in an approved subdivision plan. Example: Lot 2, Block 4, Phase 2 of Filinvest East, Antipolo City.

Common Methods Used to Describe Real Estate o

Plat survey method –

Basic Pointers in Map Reading o

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Cardinal direction (north, south, east, west) Bearings and azimuth (technical description) Scale say 1:200 Reference points (Bureau of Lands Location Monument -BLLM, Bureau of Lands Barrio Monuments - BLBM, Tie Point or point of beginning)

Terminologies o

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Surveying – science of making measurements to determine the relative position of points and lines on the surface of the earth Lot Plotting – drawing the exact shape (square, rectangle, trapezoid) and measurement of a particular lot from the technical descriptions shown in the title. The boundaries and lot orientation on the north, east, west and south are also attained.

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Map – it is a �at representation of earth’s surface in paper Tie point – point one of the lot Tie Line – imaginary line connecting the known geographic position (say BLLM) to the corner (point 1) of the titled property Relocation Survey – survey intended to verify the boundaries of the property. The purpose of this is to ascertain whether or not there are encroachments.

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Subdivision survey – a survey to determine the boundaries of each lot in a subdivision project Topographic plan – plan showing various elevations of the property Contour lines – lines in a topographic plan which indicate the elevation of the land at various sections Subdivision – a tract of land, in general, subdivided into two or more lots

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Simple subdivision – a subdivision where no street or open space is delineated Complex subdivision – a subdivision with street and/or open spaces Square planning – a subdivision scheme for �at terrain Contour planning – a subdivision scheme where the resulting blocks are more or less rectangular in shape Chaplan – indention along corner lot to allow better visibility to perpendicular tra ffic

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Cul-de-sac – a passageway with only one outlet. A blind alley.

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Key lot – a lot adjoining a corner lot and fronting an intersecting street. A lot that has added value because of its strategic location, especially when it is needed for the highest and best use of contiguous property. A key lot is also a lot that adjoins the rear property line of a corner  lot and fronts on a secondary street.

Basic Information Found in an Approved Plan o

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Location of property Name of owner/declarant Location of land Legal reference point Bearings and distance from tie point to reference point Bearings and distances from point 1 to the end of the lot  Technical description Lot drawing or subdivision plan

Basic Information Found in an Approved Plan o

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Area of lot Boundaries Date of survey Date of approval Name of surveyor

Kind of Surveys o

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Original Subdivision Relocation/veri�cation Cadastral  Topographic Engineering/Construction Hydrography - refers to the mapping or charting of water's topographic features. It involves measuring the depths, tides, and currents of a body of water and establishing the topography and morphology of seas, rivers, and lake beds

Kind of Surveys o

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Photogrammetry - the practice of determining the geometric  properties of objects from photographic images. Photogrammetry is as old as modern photography and can be dated to the mid-nineteenth century. Mining - deals with the particular challenges faced by surveying in underground mines and tunnels as well as the more familiar surface surveys associated with open-pit mining.

Materials Needed in Lot Plotting o

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Sample of TCT  Triangular Scale -

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Protractor –

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Graphing paper

Steps on location or lot veri �cation o

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Compare lot plan, title and tax declaration whether they are agreeable with each other like name or owner, bearings, boundaries, etc. If the lot is not within the subdivision, hire a licensed geodetic engineer especially if the property is rawland. Further veri�cation is done by asking the help of the assessor thru its tax mapping division If it is a subdivision lot, refer to the subdivision developer, homeowners association, owners of adjacent lots as to the correctness of the plan as shown in the TCT Verify actual area vs area stated in the title. Check possible encroachments.

Contents of a TCT o

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 TCT Serial No.  TCT Number Page and Book Number Location of the property (Lot, Block and Survey No.)  Technical description  Tie line Reference points Name and address of registered owner Original registration of OCT Place, date and time of last registration

Contents of a TCT o

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Name and signature of register of deeds Encumbrances annotated at the back of the title such as: o

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Subdivision restriction Right-of-way Mortgage and other liens (loans, mechanics, tax) Lis pendens (property is under litigation) Sec. 4 Rule 74 of the Rules of Court Writ of attachment and execution Lease contract, Contract to sell

Technical Description from Title A parcel of land LOT 1 . . . Bounded on the NW., points 3 to 4 by Lot 1, Block 8, on the NE,; points 4 to 1 by Lot 13-B, of the subdivision plan, portion of Lot 1, on the SE., points 1 to 2 by ROAD LOT and on the SW., points 2 to 3 by Lot 14. Beginning at a point marked “1” on plan, being S.03 deg. 04”E., 519.94 m from BLLM No. 1, Manila to corner 1”  Thence S.64 deg. 32’W., 12.45 m o point 2  Thence N. 24 deg. 56’W., 40.20 m to point 3  Thence N. 65 deg 09’E., 12.30 m to point 4  Thence S.25 eg. 13’E., 40.07m to point of beginning containing

Drawing the Tie Line to the Tie Point

Beginning at a point marked “1” on plan, being S.03 deg. 04”E., 519.94 m from BLLM No. 1, Manila to corner 1” Thence S.64 deg. 32’W., 12.45 m to point 2 Thence N. 24 deg. 56’W., 40.20 m to point 3 Thence N. 65 deg 09’E., 12.30 m to point 4 Thence S.25 deg. 13’E., 40.07m to point of beginning containing an area of FOUR HUNDRED NINETY SEVEN (497) *

Point 1 to Point 2:

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Point 2 to Point 3

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Point 3 to point 4

Draw the cross directional guide Thence S.25 deg. 13’E., 40.07m to point of beginning *

Point 4 to point of Beginning

Bounded on the NW., points 3 to 4 by Lot 1, Block 8, on the NE,; points 4 to 1 by Lot 13-B, of the subdivision plan, portion of Lot 1, on the SE., points 1 to 2 by ROAD LOT and on the SW., points 2 to 3 by Lot 14.

SITE IDENTIFICATION - Technical Description on the Title

Lot Identification

 Approved Plan

General Location

Boundaries

Tie Line

Land Area

Technical Description

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 The Quadrant

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Plotting

Pt. 3 Pt. 1

Pt. 2 PLOTTING

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Appraiser must ensure that measurements appearing on the title as described in the technical description is the same as those based on ground / �eld measurements taken.

•  The shape, as plotted based on the technical description, must be the same. •  The boundaries, as re�ected in the technical description, must be the same.

Cadastral Map of Makati

Site

Cadastral Map and Vicinity Map *

Importance of Boundaries

Site

Tax Map Lot No.

PIN: 18-024-4

Title No.

 Plan of lot as plotted based on the technical description on the title.

PIN Matches

Plotted based on the technical description on the title also matches lot plan per Tax Map. •

Tie Line and Topographic Map

Tie Line and Topographic Map • Tie Line reads “Beginning at a point mark “1” on plan, being N 42 deg 30’ W, 4,321 meters from BLLM 1” • First, establish location of BLLM 1 on Topo Map • Second, establish/ measure directional distance from BLLM 1 to point 1 of plot plan

DATA: The bearing and distance of the boundaries of the property as given in the technical description in the TCT could be summarized as follows.

Line 1-2 2-3 3-4 4-1

Bearing  N 20 deg. 06’E S 69 deg. 54’E S 20 deg. 06’W  N69 deg. 54’W

Distance 11.00 m 5.50 m 11.00 m 5.50 m

PLOTTING 1. Determine the scale to be use, if 1:100, this means 1 meter = 100 meters, which is the same as 100 centimeters = 100 meters or 1 centimeter = 1 meter. Since the measurement is 11 m. you’ll need about 11 cm of paper, quite OK but I suggest that for initial plotting, use a bigger scale. Say 1:200 m. which means 1 m.=200 m., and 1 cm=2m

OR 100 cm = 200 m

2. Select on the paper the location of point “1”. For our example, just select any point near the middle of the paper. The paper must be oriented, meaning the edges should be facing the N-E-W-S directions.

3. Draw a vertical line passing through the selected point “1” and parallel to the left and right edge of your paper. This vertical line represents the North-South direction. a.) To draw a vertical line passing through point “1” place your ruler at the lower edge of your paper. See to it that the lower edge of the paper and the outer edge of the ruler coincides with each other. b.) Place the right triangle on the inner edge of the ruler and slide the triangle until its vertical side is passing through point “1” Draw the vertical line.

4. Place the center of the protractor on point “1” with its vertical line or the 90 degree mark coinciding with the vertical line earlier drawn in #3. From the vertical line of the protractor, locate the bearing angle, in our example 20 deg. 06’ Note: N 20 deg. 06 ‘E means the bearing angle of 20 deg. 06’ will start from the top vertical line above the point and incline toward the right. The key to follow is

such that if the line to be drawn is line 3 – 4 whose bearing is S 20 der. 06’W the bearing angle will start from the bottom vertical line going to the left. These divisions of four major quadrants are called NE quadrant, NW quadrant, SE quadrant and SW quadrant.

5. After marking the given bearing angle of 20 deg 06’NE, draw a line for point “1” passing through the mark of the bearing angle. 6. From point “1”, the distance on ground is 11.00 meters since our scale is 1:200 m or 1 cm =2m we need to layout 5.5 cm paper to represent the 11.00 meter on the ground. Measure 5.5 cm from “1” this is now point “2”. 7. On point 2, draw a vertical line passing point 2, again, parallel to the left and right edges of your paper similar to the procedure done in #3. 8. Repeat #4, only this time, bear in mind that you are now plotting line 2 – 3, whose bearing is S 69 deg 54’E. therefore the bearing angle should be measured from the vertical line at the lower of point “2” and going to the right. Note that the line is in the SE quadrant. If you are using a half circle protractor you have to invert your protractor.

9. Repeat procedure #5. 10. We are now plotting line 3-4, do the same procedure as in #3 and so forth until point 4 is located. 11. We are now have to draw line 4-1 that is already located on paper and just needs to be connected by a line. However, for veri�cation or as a counter check, it is better to proceed again as in # 3.

12. From point “1” after the lot has �nally been plotted on the paper, draw the tie line. The tie line is the line that connects point “1” of the lot to a certain �xed surveying monument in our example. BLBM # 1.

Bearing BLBM # 1 to pt. “1” S 43 deg. 03’E Pt. “1” to BLBM #1  N 43 deg. 03’W

Distance 1,334.43 m. 1,334.43 m.

Note that we are plotting BLBM 1 to line 1 in reverse, because we are beginning at point 1 going to BLBM #1, instead of beginning from BLBM # 1 to point “1” should be done in actual relocation survey, since we are in reverse direction, the bearing of point “1” to BLBM #1 should also be reversed. That is the bearing of point “1” to BLBM #1 is N 43 deg. 03’W. Place again the protractor on point “1” and layout the tie

13. After plotting the lines, you now have to indicate the bearing and distance for each line on the paper. 14. To complete your plotting work, indicate the description of the adjoining properties and other needed date.