Land Surveying for a Unity of Title Application
You own two lots side by side and want to build one project across both. The city may require the parcels to be legally tied together before the project can move forward. A unity of title can be used for this purpose, and the application often relies on accurate land surveying.
A unity of title application ties parcels together so they can be treated as a single property for the purposes covered by the recorded instrument. Get the survey data wrong and the whole application can stall. Boundaries, legal descriptions, and easements all have to be carefully documented.
Why Unity of Title Applications Need Accurate Survey Data
A unity of title is a recorded instrument that ties two or more parcels together for a specific development or property-use purpose. Once recorded, the parcels are generally treated as a single property under the unity of title, and separating them may require an approved release or other legal process. Local governments may require one before a building or other improvement crosses a shared lot line.
The application relies on precise property information. It may require the correct legal description of each parcel and a combined description for the property. A land surveyor develops or verifies this information using recorded documents and field evidence rather than relying on old paperwork alone. Errors or inconsistencies can delay approval or create title issues that need to be resolved later.
Requirements for these applications vary by municipality and county. Some jurisdictions require a specific survey exhibit, legal description, or document format. Confirm what the local reviewer expects before preparing the application package.
Verifying Parcel Boundaries and Legal Descriptions
The first survey task is to confirm where each parcel begins and ends. A surveyor locates the boundary corners and compares the field evidence with the recorded deeds and other available records. This helps establish how the adjoining lots relate to one another and can reveal discrepancies that need attention before the application moves forward.
In some cases, the existing parcel configuration may also need to be reviewed for a lot line adjustment or another boundary-related process before the properties can be used together as planned. The surveyor can identify whether the recorded boundaries match the conditions on the ground and whether additional documentation may be needed.
Once the individual parcels are reviewed, the surveyor can prepare or verify a combined legal description when required. This description covers the unified property as one piece of land. It needs to mathematically close and correspond with the boundaries shown on the survey or exhibit.
Small discrepancies can matter. An overlap or gap between recorded descriptions may need to be investigated before the parcels can be treated together. A current parcel survey can help document the existing boundary information and give the property owner and other professionals a clearer starting point for resolving those issues.
Mapping Easements, Improvements, and Existing Site Conditions
The survey also documents important features on and across the parcels. That can include recorded easements for utilities, drainage, and access. It may also show buildings, pavement, and other improvements, especially when an improvement crosses or approaches the existing lot line.
Improvements that cross a shared lot line can be one reason a unity of title is needed. The survey helps show the relationship between those improvements and the parcel boundaries so the reviewer has accurate site information. Existing easements and other site features can also affect how the combined property is used.
The easement information deserves particular attention when the two parcels are being combined. A utility, drainage, or access easement may continue to affect the property even after the parcels are tied together.
Flood zones can matter in low-lying areas as well. Combining parcels does not change the flood zone designation of the land. If you plan to construct a building in a mapped flood area, an elevation certificate or other flood-related documentation may be required depending on the project and local requirements. That is separate from the unity of title, but it is worth considering during planning.
Coordinating Survey Exhibits With Development Plans
The survey exhibit is a drawing or document that may accompany the unity of title application. It can show the combined property, its boundaries, easements, and other relevant site information. The exhibit should agree with the legal description and the development plans submitted with the application.
A surveyor may coordinate with the design team so the site plan, legal description, and survey exhibit all describe the same property consistently. Differences between documents can lead to questions or requests for revisions during review. Checking the information before submission can reduce unnecessary back-and-forth.
It also helps to think beyond the parcel combination. An accurate survey exhibit can provide a useful base for later planning, permitting, and construction work. Keeping the property information consistent from the beginning can make those later steps easier to coordinate.
Reviewing Survey Documents Before Application Submittal
A final review helps confirm that the application package is ready before it goes to the local government. Check that the legal descriptions agree with the survey exhibit and that the relevant recorded easements are shown or addressed as required.
The documents should also follow the municipality’s formatting requirements. Some reviewers may require specific title blocks, scales, certifications, signatures, or wording. These requirements can vary by municipality, county, and project scope, so confirm them before submitting the package.
It can also help to have the surveyor coordinate with the property owner’s attorney, title professional, planner, or other project representatives when appropriate. Each professional may review a different part of the application. Resolving inconsistencies before submission can help avoid unnecessary delays.
A unity of title application depends on more than simply combining two parcel numbers. Accurate boundaries, legal descriptions, easements, and survey exhibits give the application a reliable property foundation. If you are planning a project across adjoining parcels, reviewing the survey requirements early can help you prepare the right information before the application is submitted.
Frequently Asked Questions
What is a unity of title?
A unity of title is a recorded instrument that ties two or more parcels together so they can be treated as a single property for the purposes specified in the document. Local governments may require one when a development or building project involves multiple adjoining parcels. The exact legal effect and requirements vary by jurisdiction.
When do you need a unity of title?
You may need a unity of title when a project treats multiple parcels as one development site. Common situations can include a building or improvement crossing an existing lot line or a development plan that relies on the combined property. Requirements vary by municipality, so check with the local reviewing authority before preparing the application.
What survey documents does a unity of title application need?
Requirements vary by jurisdiction, but an application may involve a current boundary survey, a survey exhibit, individual legal descriptions, and a combined legal description. The exhibit may also need to show boundaries, easements, improvements, or other site information. Check the local application requirements before preparing the documents.
Can a unity of title be released later?
In some jurisdictions, a unity of title can be released or terminated, but the process and requirements vary. It may require approval from the local government and additional legal or title documentation. Because releasing a unity of title can affect future development, financing, or parcel separation, consult the appropriate local professionals before making changes.
Do I still need a flood elevation certificate after combining parcels?
Combining parcels does not change the flood zone designation of the property. If you plan to construct or modify a structure in a mapped flood area, an elevation certificate or other flood-related documentation may be required depending on the project and local requirements. This is separate from the unity of title and should be reviewed independently during planning.
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