Point me in the right direction or give me a few examples please

Check with the winer of this fundraiser book.

https://rpls.com/community/fundraiser-items/advanced-land-descriptions/#post-618533

@gary_g   I saw that and the fundraiser thing. I should have jumped in on some of that for sure. It is sad to admit but I am not a big shopper on internet person. When i do find something I give the wife my card and let her do all the paying.  I will add that title to my list for sure. I have given my mom a list and she picked up a 2nd edition clark on boundary evidence at her church yard sale for $2.  She keeps a list of books i want as well. The wife does some magic online and sooner or later she finds a book at a deal. Wattles is down to $80. We have found so far. Every time i go do research I will grab some deed and plat and legal that stands out and just bring it home and read and draft it up for fun and educational purposes. I keep some pocket change for those copies. I love the old cursive writing ones some of those surveyors had unbelievable manuscript just very neat and artistic for sure. Also the changes in styles overtime is neat as well. Thank you.

I'm not entirely clear on what you mean by "tie line", but possibly a form like the following would work:

... .... ; thence <bearing>, <distance> to a point which bears <bearing>, <distance> from a point on the high water mark of the Oleman River; thence ... ... 

alternatively:

... .... ; thence <bearing>, <distance> to a point from which a point on the high water mark of the Oleman River bears <bearing>, <distance>; thence ... ... 

another possible form might go: 

... .... ; thence <bearing>, <distance> to a point hereinafter referred to as Point A; thence ... ... 

and then later in the description adding 

TOGETHER WITH a tract Beginning at the hereinbefore described Point A, thence ... ...

Hope this helps!

@norman-oklahoma Tie Line is setting a point that is not in the river but online and would on a plat sometimes have bearing and distance parallel to the river and the river is meandering so that boundary line can move but the tie line allows for the mathematical check on plat of legal closing mathematical is all. I have retraced 2 in the last couple years that had been set up that way as a river was the boundary and I assume some jurisdictions want the math closure so tie lines or points online before going to river were set is all. When I first did the research and came across to my knowledge and understanding the surveyor who had retraced the original was doing his best in my opinion to keep the survey as close to original as possible and meet the requirements needed by the county. Unfortunately i was never able to find out how the LS i was working for finalized his decisions as i had made my decision and passed it off and left the part time gig and went fulltime here. It was a fun survey as the river was also the county line. And I found several blazed trees and we determined the river bank had moved about 30 ft because of the tie lines and other evidence.  Found a axel that was a corner and however the river bank washed that axel fell straight to the ground and landed within a few tenths of math of where it was supposed to be. Except for it stated at the top of bank which it was now almost in thread of river. I was lucky the next day the river was up from a storm. Two hickory trees and other natural monuments. Love finding that stuff.  The survey i was retracing was 1960’s and I wish that surveyor was around. He had made the best tracks to follow. Very descriptive in his findings. So clear and concise. His tie lines were some traverse points as he traversed along the river he used them for the math. It might be called something else. As well. His plat has just stuck in my brain for some reason. My boss said he had passed away and he was very reputable. One of those surveyor’s when you follow it hits you like man he made this to easy.

i have only seen this twice so i might not be 100% correct. On the terminology. It was on his plat. 

Is the boundary the waterway position as of a given date, which reference monuments and ties can help in the future to reconstruct,

OR or is it a riparian boundary which only needs bearings and distances for area computation? In that case monuments and ties are irrelevant; the waterway as it lies at any date is the monument (barring avulsive change) and you just need temporary traverse markers.

@bill93 that was exactly on the one survey i retraced. The boundary was it no date. Riperian. He had the surveyor i was following on his plat points aka rebars for those mathematical computations along the bank land side. Your wording is much better than I described. Anyway i have several boundaries coming up that i could run into similar situation. I have not done the research yet to see but i am trying to be proactive and educate myself before starting and just like preparing. Also my SOW states that in circumstances we write the legal on all parcels and any meandering lines monuments set where feasible to reconstruct. So i have called them TIE lines as that was on a couple plats i have retraced. It could be wrong terminology or a local terminology. I am trying to learn all i can. And of course i don’t even know if this will come up but since i have seen a couple like this and its possible i figured i would dive in and educate myself as best possible. Writing a description along a meander i know this is where words matter. If to a point bearing and distance vs along or with the river can change the intent .  I do not want to change the intentions of those cases of riperian where no matter where the river moves so does the boundary. If i am comprehending all i have been reading and seeing over the last couple years.  No tie lines but the original deed and description on a property went along john does creek to the branch of sues creek and meandered to a point at bobs property to a cycamore then bearings and distance followed.  Now as i retraced that property last surveyor set monuments on the creeks creek was or had moved. I found most of the rebars but i also located the creek. Both owners brother and sister inherited the land. On each side they said creek was line. Now this was a different one but what I learned is and i was only part time so i was not exposed to all of the research the creek was the boundary not the monuments that were set by a different company previously. So I want to try and learn to not make mistakes as best as possible.  And i have no idea how if you do use a tie line to write it in the legal description if required. Maybe it only needs to be on plat. I am a rookie lol.

 And i have no idea how if you do use a tie line to write it in the legal description if required. Maybe it only needs to be on plat.

Unless I've made a pretty blatant error in my description, or there is an unusual circumstance, clients don't get to dictate how I describe a particular parcel, save for maybe the name ("New Parcel A", "Revised Parcel 1").

We all know that with enough riparian calls (especially if they are rounded down to tenth or foot) there's going to be misclosure, period. But it also allows for a better area calculation. While area is way down on the priority of calls, depending on how the parcel is configured, using a single tie line that stretches across the whole parcel might give drastically different acreage.

In my opinion (whatever that is worth), actual meander lines are ok for area comps, but tie lines like you are describing, not so much, unless they generally follow the water boundary. (Not to mention that sometimes those reference monuments need to be set way, way back from the water line.)

So if I am actually writing out the riparian calls (not always necessary or even advisable), I'm still going to use those for area.

But getting down to your actual question about how to write that tie line, this is what I do:

Go down to the riparian boundary on the first side line, with a passing call to the first reference monument, and continue to the MHW/bank/thread/whatever. Call that reference monument "Reference Monument A" or "Tie Monument 1", whatever makes sense for your region.

Run up or down the water boundary, make sure you call it out specifically as going along/on that ambulatory line.

Then when you turn to go back up the second side line, make a passing call to the second reference monument and insert the phrase "from which Reference Monument A bears XXXXX a distance of XXXXX" directly after that callout, before continuing on the side line and around the rest of the parcel.

That's it. Call out the first as usual, then when you get to the second, give a B&D call to the first. Tie line established, move along with description.

My opinion is that the tie line should be both in the description and on the face of the survey. As we all know sometimes the survey/exhibit gets decoupled from the description, and the description is what is used to convey M&B tracts. Make it easier for the next surveyor, says I.

@rover83 That is extremely helpful. And yes acreage should be along the meandering river not tie line. I agree. I guess the tie line is more to make the boundary itself close so no blunder gets passed along. Thank you. The passing call makes a lot of sense in how you described it. Thats exactly what type of examples i was looking for.  Thank You.

In our area it would only NEED to be on the plat. That being said, including it in the survey description is not wrong. I did one last fall much like Rover83 noted at a cemetery corner. ...North 89°46' West a distance of xx to a rotting wood corner post from which a 5/8" capped iron reference marker bears normally distant northerly 5.0 feet, thence.... 

@norm Thanks. I also understand that different locations and even different PLS will do things differently make different decisions and use different terminology.  At the end of the day my boss makes the call. I on the other hand like tk do and ask for forgiveness than permission. And i like learning because getting a variety of professional opinions vs one is how we learn and get better. I have surveyed in PLSS state so my boss has not so i know things he doesn’t on the flip side he knows things i do not especially about this area. So we are always learning.  I appreciate your time and example as well. 

I did a description a couple weeks ago for an easement that roughly followed the ordinary high water of a river with a tie to a section line.  I worded it like this:  Commencing at the X corner of Y section from which the Z corner of Y section bears °123; thence on a random line °456 to the centerline of abc easement blah blah.  Not sure if that's what you're looking for but maybe that'll help.

@bstrand thank you.