Site Location, Lot Plotting and Map Reading

Comprehensive Real Estate Appraisal Seminar and Training

(CREASAT)
Legal Description

o Informal street number and name or the

distance from a certain landmark; property
boundaries cannot be determined by these
methods and the address and physical features
may change over the years

o An exact way of describing the location of real

estate that will be acceptable in court. It is
being used in many documents such as deeds,
mortgages, liens and sales contracts.
Common Methods Used to Describe Real Estate

o Metes and bounds Metes refers to distance

measured in meter. Bounds refer to direction.
Metes and bounds starts at a definite point called
point of beginning or the point.
o The circumference of the property is
described starting from POB and ends also at
POB.
o Monuments are fixed objects used in metes
and bounds to establish boundaries. It can be
a stone, concrete, steel rod driven into the
ground or a tree.
Common Methods Used to Describe Real Estate

o Boundary lines define the boundaries of the

property and are drawn from monuments
o Directions. Compass bearings are used to
describe the direction of the propertys boundary
lines and include degree, minutes and seconds.
Example: North 45 degrees, 30 mins. East
o Note: Circle = 360 degrees, 1 degree = 60
minutes, 1 minute = seconds
o Scale of 1:200 means 1 cm on paper = 200 cm on
earth surface or 1 cm = 2 meters
Common Methods Used to Describe Real Estate
Common Methods Used to Describe Real Estate

o Rectangular Survey System also called as

government survey or geodetic survey system.
To better understand this concept, think of a
checkerboard. It has an intersecting line that
forms a grid of squares. The first set of
intersecting lines are called principal meridian
which run north and south and base lines which
run east and west.
Common Methods Used to Describe Real Estate

o Rectangular Survey System

Common Methods Used to Describe Real Estate

o Plat survey method sometimes called the lot-

block-tract method. This is used in areas where
land is subdivided into phase, block and lot and
usually recorded in an approved subdivision
plan. Example: Lot 2, Block 4, Phase 2 of Filinvest
East, Antipolo City.
Common Methods Used to Describe Real Estate
o Plat survey method
Basic Pointers in Map Reading

o Cardinal direction (north, south, east, west)

o Bearings and azimuth (technical description)
o Scale say 1:200
o Reference points (Bureau of Lands Location
Monument -BLLM, Bureau of Lands Barrio
Monuments - BLBM, Tie Point or point of
beginning)
Terminologies

o Surveying science of making measurements to

determine the relative position of points and
lines on the surface of the earth
o Lot Plotting drawing the exact shape (square,
rectangle, trapezoid) and measurement of a
particular lot from the technical descriptions
shown in the title. The boundaries and lot
orientation on the north, east, west and south are
also attained.
Terminologies

o Map it is a flat representation of earths surface

in paper
o Tie point point one of the lot
o Tie Line imaginary line connecting the known
geographic position (say BLLM) to the corner
(point 1) of the titled property
o Relocation Survey survey intended to verify
the boundaries of the property. The purpose of
this is to ascertain whether or not there are
encroachments.
Terminologies

o Subdivision survey a survey to determine the

boundaries of each lot in a subdivision project
o Topographic plan plan showing various
elevations of the property
o Contour lines lines in a topographic plan
which indicate the elevation of the land at
various sections
o Subdivision a tract of land, in general,
subdivided into two or more lots
Terminologies

o Simple subdivision a subdivision where no

street or open space is delineated
o Complex subdivision a subdivision with street
and/or open spaces
o Square planning a subdivision scheme for flat
terrain
o Contour planning a subdivision scheme where
the resulting blocks are more or less rectangular
in shape
o Chaplan indention along corner lot to allow
better visibility to perpendicular trac
Terminologies

o Cul-de-sac a passageway with only one outlet.

A blind alley.
Terminologies

o Key lot a lot adjoining a corner lot and fronting an intersecting

street. A lot that has added value because of its strategic location,
especially when it is needed for the highest and best use of
contiguous property. A key lot is also a lot that adjoins the rear
property line of a corner lot and fronts on a secondary street.
Basic Information Found in an Approved Plan

o Location of property
o Name of owner/declarant
o Location of land
o Legal reference point
o Bearings and distance from tie point to reference
point
o Bearings and distances from point 1 to the end of
the lot
o Technical description
o Lot drawing or subdivision plan
Basic Information Found in an Approved Plan

o Area of lot
o Boundaries
o Date of survey
o Date of approval
o Name of surveyor
Kind of Surveys

o Original
o Subdivision
o Relocation/verification
o Cadastral
o Topographic
o Engineering/Construction
o Hydrography - refers to the mapping or charting
of water's topographic features. It involves
measuring the depths, tides, and currents of a
body of water and establishing the topography
and morphology of seas, rivers, and lake beds
Kind of Surveys

o Photogrammetry - the practice of determining

the geometric properties of objects from
photographic images. Photogrammetry is as old
as modern photography and can be dated to the
mid-nineteenth century.
o Mining - deals with the particular challenges
faced by surveying in underground mines and
tunnels as well as the more familiar surface
surveys associated with open-pit mining.
Materials Needed in Lot Plotting

o Sample of TCT -
o Triangular Scale -

o Protractor

o Graphing paper
Steps on location or lot verification
o Compare lot plan, title and tax declaration
whether they are agreeable with each other like
name or owner, bearings, boundaries, etc.
o If the lot is not within the subdivision, hire a
licensed geodetic engineer especially if the
property is rawland.
o Further verification is done by asking the help of
the assessor thru its tax mapping division
o If it is a subdivision lot, refer to the subdivision
developer, homeowners association, owners of
adjacent lots as to the correctness of the plan as
shown in the TCT
o Verify actual area vs area stated in the title.
Check possible encroachments.
Contents of a TCT
o TCT Serial No.
o TCT Number
o Page and Book Number
o Location of the property (Lot, Block and Survey No.)
o Technical description
o Tie line
o Reference points
o Name and address of registered owner
o Original registration of OCT
o Place, date and time of last registration
Contents of a TCT
o Name and signature of register of deeds
o Encumbrances annotated at the back of the title such as:
o Subdivision restriction
o Right-of-way
o Mortgage and other liens (loans, mechanics, tax)
o Lis pendens (property is under litigation)
o Sec. 4 Rule 74 of the Rules of Court
o Writ of attachment and execution
o Lease contract, Contract to sell
 Technical Description from Title
A parcel of land LOT 1 . . .

Bounded on the NW., points 3 to 4 by Lot 1, Block 8, on the NE,;

points 4 to 1 by Lot 13-B, of the subdivision plan, portion of Lot 1,
on the SE., points 1 to 2 by ROAD LOT and on the SW., points 2 to
3 by Lot 14.

Beginning at a point marked 1 on plan, being S.03 deg. 04E.,

519.94 m from BLLM No. 1, Manila to corner 1
Thence S.64 deg. 32W., 12.45 m o point 2
Thence N. 24 deg. 56W., 40.20 m to point 3
Thence N. 65 deg 09E., 12.30 m to point 4
Thence S.25 eg. 13E., 40.07m to point of beginning containing
Drawing the Tie Line to the Tie Point
 Beginning at a point marked 1 on plan, being S.03 deg. 04E., 519.94 m
from BLLM No. 1, Manila to corner 1

Thence S.64 deg. 32W., 12.45 m to point 2

Thence N. 24 deg. 56W., 40.20 m to point 3
Thence N. 65 deg 09E., 12.30 m to point 4
Thence S.25 deg. 13E., 40.07m to point of beginning

containing an area of FOUR HUNDRED NINETY SEVEN (497)

* Point 1 to Point 2:
* Point 2 to Point 3
* Point 3 to point 4
 Draw the cross directional guide

Thence S.25 deg. 13E., 40.07m to point of beginning

* Point 4 to point of Beginning

Bounded on the NW., points 3 to 4 by Lot 1, Block 8,
on the NE,; points 4 to 1 by Lot 13-B, of the subdivision plan, portion of Lot 1,
on the SE., points 1 to 2 by ROAD LOT and
on the SW., points 2 to 3 by Lot 14.
SITE IDENTIFICATION - Technical Description on the Title
 Lot Identification Approved Plan

General Location

Boundaries

Tie Line
Technical
Description

Land Area
* The Quadrant

North West North East

Quadrant Quadrant

West East

South West South East

Quadrant Quadrant

South
 * Plotting

Pt. 3
Pt. 1

Pt. 2

PLOTTING
 Appraiser must ensure that
measurements appearing
on the title as described in
the technical description is
the same as those based on
ground / field
measurements taken.
The shape, as plotted
based on the technical
description, must be the
same.
The boundaries, as
reflected in the technical
description, must be the
same.
Cadastral Map of Makati

Site
 Cadastral Map and Vicinity Map
* Importance of Boundaries

Site
Tax Map
Lot No.

PIN: 18-024-42

Title No.
 Plan of lot as plotted based on the technical description on the
title.
 PIN Matches

Plotted based on
the technical
description on the
title also matches
lot plan per Tax
Map.
Tie Line and Topographic Map
Tie Line and Topographic Map
Tie Line reads
Beginning at a point
mark 1 on plan, being N
42 deg 30 W, 4,321
meters from BLLM 1
First, establish location
of BLLM 1 on Topo Map
Second, establish/
measure directional
distance from BLLM 1 to
point 1 of plot plan
 DATA: The bearing and distance of the boundaries of the
property as given in the technical description in the TCT could
be summarized as follows.

Line Bearing Distance

1-2 N 20 deg. 06E 11.00 m
2-3 S 69 deg. 54E 5.50 m
3-4 S 20 deg. 06W 11.00 m
4-1 N69 deg. 54W 5.50 m
PLOTTING
1. Determine the scale to be use, if 1:100, this means 1 meter = 100
meters, which is the same as 100 centimeters = 100 meters or 1
centimeter = 1 meter.

Since the measurement is 11 m. youll need about 11 cm of paper,

quite OK but I suggest that for initial plotting, use a bigger scale.

Say 1:200 m. which means 1 m.=200 m., OR 100 cm = 200 m

and 1 cm=2m

2. Select on the paper the location of point 1. For our example, just
select any point near the middle of the paper. The paper must be
oriented, meaning the edges should be facing the N-E-W-S
directions.
3. Draw a vertical line passing through the selected point 1
and parallel to the left and right edge of your paper. This
vertical line represents the North-South direction.

a.) To draw a vertical line passing through point 1 place

your ruler at the lower edge of your paper. See to it that
the lower edge of the paper and the outer edge of the
ruler coincides with each other.

b.) Place the right triangle on the inner edge of the ruler
and slide the triangle until its vertical side is passing
through point 1 Draw the vertical line.

4. Place the center of the protractor on point 1 with its vertical line
or the 90 degree mark coinciding with the vertical line earlier
drawn in #3. From the vertical line of the protractor, locate the
bearing angle, in our example 20 deg. 06
Note: N 20 deg. 06 E means the bearing angle of 20 deg. 06 will start
from the top vertical line above the point and incline toward the
right. The key to follow is

such that if the line to be drawn is line 3 4 whose bearing is S 20

der. 06W the bearing angle will start from the bottom vertical line
going to the left. These divisions of four major quadrants are called
NE quadrant, NW quadrant, SE quadrant and SW quadrant.
5. After marking the given bearing angle of 20 deg 06NE, draw a line for
point 1 passing through the mark of the bearing angle.

6. From point 1, the distance on ground is 11.00 meters since our scale
is 1:200 m or 1 cm =2m we need to layout 5.5 cm paper to represent
the 11.00 meter on the ground. Measure 5.5 cm from 1 this is now
point 2.

7. On point 2, draw a vertical line passing point 2, again, parallel to the

left and right edges of your paper similar to the procedure done in #3.

8. Repeat #4, only this time, bear in mind that you are now plotting line 2
3, whose bearing is S 69 deg 54E. therefore the bearing angle
should be measured from the vertical line at the lower of point 2
and going to the right. Note that the line is in the SE quadrant. If you
are using a half circle protractor you have to invert your protractor.

9. Repeat procedure #5.

10. We are now plotting line 3-4, do the same procedure

as in #3 and so forth until point 4 is located.

11. We are now have to draw line 4-1 that is already

located on paper and just needs to be connected by a
line. However, for verification or as a counter check, it is
better to proceed again as in # 3.
 12. From point 1 after the lot has finally been plotted on the paper, draw the tie line.
The tie line is the line that connects point 1 of the lot to a certain fixed surveying monument in our
example. BLBM # 1.

Bearing Distance
BLBM # 1 to pt. 1 S 43 deg. 03E 1,334.43 m.
Pt. 1 to BLBM #1 N 43 deg. 03W 1,334.43 m.
Note that we are plotting BLBM 1 to line 1 in reverse,
because we are beginning at point 1 going to BLBM #1,
instead of beginning from BLBM # 1 to point 1 should be
done in actual relocation survey, since we are in reverse
direction, the bearing of point 1 to BLBM #1 should also
be reversed. That is the bearing of point 1 to BLBM #1 is
N 43 deg. 03W.

Place again the protractor on point 1 and layout the tie

line. The distance being so large is not expected to be
13. After plotting the lines, you now have to indicate the
bearing and distance for each line on the paper.

14. To complete your plotting work, indicate the

description of the adjoining properties and other
needed date.

Thank you,