Introduction to Metes and Bounds
In the realm of title insurance, the ability to accurately identify and interpret property boundaries is paramount. The metes and bounds system is one of the oldest methods of land description used in the United States. Unlike the Rectangular Survey System, which relies on a grid of townships and sections, metes and bounds describes property by tracing its perimeter.
For candidates preparing for the complete Title Insurance exam guide, understanding this system is essential. It is frequently used for irregularly shaped parcels of land and in states that were part of the original thirteen colonies. A flaw in a metes and bounds description can lead to significant title defects, such as gaps or overlaps between properties.
Metes vs. Bounds: Defining the Terms
| Feature | Term | Definition | Examples |
|---|---|---|---|
| Metes | Refers to distance and direction. | Feet, rods, chains, or degrees. | |
| Bounds | Refers to boundaries or monuments. | Rivers, roads, stone walls, or neighboring land. |
The Point of Beginning (POB)
Every metes and bounds description must start at a specific, identifiable point known as the Point of Beginning (POB). This point is often established by a monument, which can be a natural object (like a large oak tree or a creek) or a man-made marker (like an iron pin or a concrete post).
The description proceeds from the POB, following various "calls" (directional instructions) around the perimeter of the property until it returns to the POB. If the description does not return to the exact starting point, it is said to lack closure. A description that does not close is legally defective and cannot be insured without correction.
Exam Tip: The Importance of Monuments
Understanding Directional Calls
Directional calls in metes and bounds use a system of degrees, minutes, and seconds based on a compass. A circle has 360 degrees, each degree has 60 minutes, and each minute has 60 seconds. The description typically references the cardinal directions (North, South, East, West).
For example, a call might read: 'North 45 degrees, 30 minutes, 15 seconds East.' This tells the surveyor to start facing North and then turn 45 degrees, 30 minutes, and 15 seconds toward the East. Interpreting these calls accurately is a core skill for title examiners when verifying that a deed matches the intended parcel of land.
- Degrees (°): The primary unit of angular measurement.
- Minutes ('): Subdivisions of a degree.
- Seconds ("): Subdivisions of a minute for high precision.
Common Historical Measurements
Title Insurance Implications
Title professionals must carefully review metes and bounds descriptions to ensure they are clear and unambiguous. Common issues include:
- Ambiguous Monuments: Using objects that change or disappear over time, such as 'the old barn' or 'a pile of rocks.'
- Mathematical Errors: Inconsistencies in the degrees or distances that prevent the survey from closing.
- Encroachments: When the description of one property overlaps with the description of an adjacent property.
When a title examiner identifies these issues, they may require a new survey or a corrective deed before a title policy can be issued. You can test your knowledge of these scenarios by visiting the practice Title Insurance questions page.