I am just curious as to how many of you use a commencing point.?ÿ If you do use a commencing point, when do you use it, and how do you select what your commencing point will be?
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I use a Point of Commencement based on the manner in which title was established and has been maintained. If regulations require me to add one I end the description with a declaratory statement of intent. Those statements are usually 'this description is intended to include all of lot x, brand y subdivision and no other property'. If I'm feeling especially passive aggressive I'll add 'to satisfy the requirements of so and so'...
I really work at having only one Point of Beginning and no "commencing point" or "true point of beginning".?ÿ
?ÿ ?ÿ ?ÿ Beginning at a point which bears West along such and such line xxx.xx feet and North xx.xx feet from such and such plat corner; thence...?ÿ
Reviewers don't always care for my efforts. Luddites.
I use a P.O.C. for a non boundary point and a P.O.B. as a boundary point.
Sometimes they are required and like Mark says, the reviewers?ÿwant to see:?ÿPOC; thence xxx, xx' to the POB. Mostly in the PLSS it's to tie into the cadastral system. I do like to trace the legal back to an original corner, section or quarter.
I continue it if it is in the previous description or if it is necessary to add some title chain information. Sometimes you are surveying per a description referring to an exception sale without detailed description. The added Point of Commencement being a stated marked corner, with metes and bounds to the POB of the lot, with a detailed description of same. Also I use it?ÿfor a easement that does not touch any of the described lot corner points. Quite often it can be within the POB description without any need to refer to it as a POC. Around here it is commonly found in descriptions of lots created by Minor Subdivisions (3 lots or less) which have been memorialized without benefit?ÿof a Filed Map. Some municipalities required same by ordinance?ÿ?ÿfrom permanent monuments for lots allowed to be created without setting new corners. Such minor subdivisions might exist for many years before a single lot is developed. For that same reason descriptions might begin at the nearest street intersection and go considerable distance to the POB.
Occasionally I have come cross POCs being a USGS or equivalent monument, some of which were within the actual lot. Sometimes the POC is?ÿa physical corner of an on lot or nearby structure.
Paul in Colonial PA
POC/POB here. ?ÿPOS is what I am driving at times.
POC on an as needed basis depending on the boundary being completed, placement and monuments recovered... $0.02
T. Nelson - SAM
There are times - say when describing a series of lot line adjustments - when it is useful to maintain a single Point of Commencement, and have sequential parcel descriptions proceed to individual Points of Beginning.?ÿ This helps to prevent ambiguity when creating simultaneous resultant parcels; particularly when retracing those descriptions at a later time.
There are reasons to use "COMMENCING AT" to begin a description.
One of the important things to remember is that the "BEGINNING AT" point must be an original monument of record and/or that point must be located in reference to an original monument of record.
Picture a lone lot sitting in the middle of a larger property. That long lot can begin at any of its monuments and a retraceable bearing and distance be given to an original monumet of the larger property.
When there are many adjoining lots that were created from a larger property, it may be necessary to find many monuments to identify the original monuments of record from replacements not of record.
This would be a good example to "COMMENCE AT" an original monument and follow the boundaries to found monuments along the path of adjoining lots and/or street boundaries with subsequent calls that will go the the "POINT OF BEGINNING" of the lot being described.
Another example would be to "COMMENCE AT" an original monument to the parent tract and follow the calls of the path to the lot, be it an easement or road or right of way line to the POINT OF BEGINNING of the lot being described in order to establish that the property has access to public roadway.?ÿ This would also be a good way to describe the lone lot in the middle of a parent tract.
It is a "whatever floats your boat" situation for how you wish to show where your "POINT OF BEGINNING" monument is located in relation to the know location of an original monument.
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