A street address is not a legal description. Deeds, mortgages, and other conveyancing documents must use a legal description that uniquely and precisely identifies the parcel. An ambiguous or incorrect legal description can void a deed or title.
Florida uses three methods of legal description, and the exam tests all three.
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The oldest system. Describes property by starting at a Point of Beginning (POB), then measuring the boundaries (metes = distances; bounds = directions) and returning to the POB.
Direction format: Bearings reference compass quadrants from North or South. Example: N45°E means starting from North, rotating 45° toward East.
Monuments: Natural (trees, boulders) or artificial (iron pins, concrete markers) objects marking corners. When descriptions conflict, physical monuments typically control over measurements.
Exam tip: Metes and bounds descriptions are common in older deeds and irregular parcels. Florida uses them frequently along coastlines and irregular land shapes. If the description fails to close (return to POB), it is defective.
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Also called the Public Land Survey System (PLSS). Used throughout Florida. Divides land using a grid of principal meridians (north-south lines) and base lines (east-west lines).
| Unit | Size | Notes | |---|---|---| | Township | 6 miles × 6 miles = 36 sq mi | Numbered N or S from base line | | Range | 6 miles wide | Numbered E or W from principal meridian | | Section | 1 mile × 1 mile = 640 acres | Townships divided into 36 sections | | Half section | 320 acres | | | Quarter section | 160 acres | | | Quarter-quarter | 40 acres | Smallest standard unit |
Florida principal meridians: Florida uses the Tallahassee Meridian as its reference meridian.
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The most common method in developed Florida neighborhoods. A plat (subdivision map) is recorded in the county public records, dividing land into numbered lots within numbered blocks.
Legal description example: "Lot 14, Block 3, Sunset Hills Subdivision, according to the plat recorded in Plat Book 22, Page 47, of the Public Records of Broward County, Florida."
Plat approval: Subdivisions must be approved by local government before plat recording. The plat shows lot dimensions, easements, setbacks, and dedications to the public (streets, parks).
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| Method | Best for | Key Element | |---|---|---| | Metes and Bounds | Irregular parcels, older property | POB + bearings + distances | | Rectangular Survey | Rural land, large tracts | Township + Range + Section | | Lot and Block | Subdivisions | Plat book + page + lot/block number |
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