A metes and bounds survey describes land using directions, distances, and reference points. Reading one before closing shows a buyer exactly what they are getting. The description works a lot like walking directions around the property. Learning to follow it early gives a clear view of the parcel long before any paperwork is signed.

How to Read a Metes and Bounds Description

A metes and bounds description starts at a fixed spot. This spot is called the point of beginning. From there, it traces a path around the property, giving a direction and a distance for each edge. Then it returns to where it started. Follow it line by line, and the shape of the parcel comes into view.

The wording can look hard at first. Each call lists a bearing, which is a compass direction, followed by a length in feet. A call is really just one side of the boundary. Once a buyer sees that, the whole description gets much easier to picture.

Why Old Deeds Use Trees, Roads, and Other Landmarks

Older deeds often point to features instead of exact numbers. A boundary might follow an old road, a fence, a big tree, a creek, or a neighbor’s land. These marks made sense when the deed was written. But some have since moved or vanished, which can make an old boundary hard to trace today.

A surveyor checks these old calls against what the ground shows now. When a listed tree is long gone, other clues have to fill the gap. This careful reading is why a skilled surveyor reviews a historic description. They do not just take the old words at face value.

How an Irregular Parcel Shape Affects What You Can Build

Metes and bounds parcels often come in odd shapes rather than neat rectangles. That shape affects how the land can be used. A narrow strip, a sharp angle, or a pinched corner can limit where a building fits. It can also change where driveways run or where parking goes.

Knowing the shape early keeps a buyer’s plans real. A parcel that looks big on paper might hold less usable ground than it seems. Setbacks and access take up space too. Reading the description before closing puts those limits on the table while there is still time to ask about them.

Making Sure the Description Matches Current Records

A description only helps if it agrees with the records around it. A surveyor compares the deed’s calls with recorded plats. They also check the descriptions of nearby parcels and other evidence. Gaps or overlaps between these papers can point to an old error worth a closer look.

Catching a mismatch before closing beats catching it after. When the description lines up with the records and the land next door, the buyer can move ahead with confidence. When it does not, that becomes a question for due diligence. It is far better to find it now than after the deed is signed.

Why Buyers Should Review the Survey Before Closing

Reading the boundary description before closing gives a buyer real footing. It shows the true shape of the land. It flags unusual features and brings up questions worth asking while the deal is still open. None of that is possible after the sale is final.

An informed buyer walks into closing knowing what the parcel really is, not just what the listing said. They understand the corners, the access, and any quirks in the shape. That knowledge helps them plan with far less risk. It turns a page of legal wording into a clear sense of the property being bought.

Frequently Asked Questions

What is a metes and bounds survey?

It is a survey that describes a property by directions and distances. It traces each edge around the land, one side at a time. It starts and ends at the same fixed point. This is different from simply naming a numbered lot on a recorded map.

How is a metes and bounds survey different from a plat?

A plat shows lots drawn and numbered on a recorded map. With a plat, a description can just name the lot. Metes and bounds spells out each boundary line by direction and distance instead. Both can describe the same land in different ways.

Are metes and bounds descriptions still used today?

Yes, they are still common. They show up often for rural land, larger tracts, and parcels that were never part of a platted subdivision. Many older properties still carry their first metes and bounds wording. A surveyor can read and confirm that wording today.

Can older boundary descriptions be updated?

Yes, a surveyor can prepare a new description tied to current measurements and markers. This links the old boundary to points a crew can find on the ground. Updating the legal record usually involves an attorney and the county. The two work together to make the change official.

Why should buyers review a metes and bounds survey before closing?

Reviewing it early shows the real shape and limits of the land. It can also reveal any conflict with the records. That gives the buyer time to raise questions while the purchase can still be adjusted. Once the deal closes, those chances are gone.