Expert: Roger Zona - 11/19/2010

Question
I want to learn the best way to look for land to build a house on in either Washington State or California. I would rather be on a large lot than a small one in a subdivision. I know, in theory, what a deed is, as well as a title commitment and a survey. I know a surveyor needs a current title commitment to draw a survey.

I also know that a combination of a title commitment, survey and deed will tell me who owns a lot, what and where it is, and what I can and cannot do with it.

What I don't know is, after I put an ad in craiglist, the newspaper, etc, looking for people who want to sell their land - and I start getting calls from them - what do I do next to get all three of these items for their lot? Do I ask them to go into their closet and get their 24 year old title commitment and the survey paper clipped to it, then hand it to me? Is a 24 year old title commitment current enough for a surveyor? Do I go to the recorder of deeds to look up the survey? Do I have my own surveyor ready to make me one? Is it reasonable to ask the owner to pay my surveyor? If so, how do I assure the owner will?

What do I do to make the process of finding all three of these items for any lot fast and efficient. By the way, I have an architectural software program that I will use to draw up my own plans. This program accepts survey coordinates. It will draw the shape of any lot and fit the house on it. Before I actually look for land I will have the plans drawn and ready for a test fit on any lot I am considering.

Thank you

Answer
Hello David,

You posed several questions - all of which you rightfully should ask before buying land.

First, you probably can access the various city or township or county "Property Appraiser" web sites.  This is all public information.  The PA's office has all the basics - size and dimensions of the property, current tax status - paid or unpaid or due, and registered owner's name.  What usually is not reflected in their records are any liens that may be pending and any unrecorded easements that may have been granted.  

As for the Surveyor - in Florida the seller must supply a current survey (less than 6 months old) when recording a sale.  Lets assume you find a lot to your liking - check the PA office or web site for current records, check with your governing Planning and Zoning department to be sure the property is zoned for residential and which grade of residential - single family, multi-family, etc., and any particular subdivision restrictions such as an HOA (Home Owners Association).  It the property is in a platted subdivision there usually are some rules and regulations you must abide by - size of the lot, size of the house, color of the house, architectural design, landscaping, etc. to name a few.  Like the old carpenter's adage - measure twice and cut once; when buying land, check twice and pay once.  For example, a lien may have been filed on the lot because the owner won't pay for services and this will follow the land not the owner.  You could buy a lot and then discover the lien and be required to pay it also.  Fore-warned is fore-armed.

Personally, I would drive the areas I thought I would like and find empty lots.  Note the general address and check the PA site.  Then contact the owner to see if you can negotiate a purchase.  Also, in this economy you will see plenty of "For Sale" signs to contact.  You can ask the seller for details - available survey, tax records, liens, zoning, etc. and then verify the answers at all the available sources.  Don't worry about a lot listed by a Real Estate Broker because the seller is obligated to pay their commission.

Assume you found a lot and it meets all your criteria - check with the governing Building Department to find out what you need for a permit.  You may find that the plans must be prepared by a Registered Architect.  Also verify which codes are applicable.  For example - in Florida the hurricane zone codes apply.  After you get all the necessary documents, then decide - be an "Owner/Builder" or hire a General Contractor.  Next take bids for the various trades and compare costs to your budget.  DO NOT hire an unlicensed contractor or subcontractors.  The problems that can arise are not worth the so-called savings.  Even as Owner/Builder, you would be required to hire licensed mechanical trades - plumbing, electrical, and HVAC (Heating Ventilating and Air Conditioning).

I hope this has been of help to you and answered many of your questions.  Please contact me again if you need further details.

Roger
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