Question 1

What is a legal description in Florida real estate?

Accepted Answer

A legal description is the precise, technical description of a parcel of real property that uniquely identifies it for legal purposes. In Florida, three methods are commonly used: metes and bounds (describing the property by starting at a fixed point and tracing the boundary lines using distances and compass directions), lot and block (referring to the property by its lot number and block number as shown on a recorded subdivision plat), and government survey (describing the property using the U.S. rectangular survey system: township, range, and section). Legal descriptions appear on: deeds, mortgages, title insurance policies, property tax records, and court filings. A street address alone is NOT a legal description and is insufficient for legal documents.

Question 2

Why is an accurate legal description critical in Florida?

Accepted Answer

An inaccurate legal description can: void a deed (if the description does not identify the property, the conveyance may be invalid), create title disputes (if two descriptions overlap or leave gaps, the boundary is unclear), affect mortgage validity (a mortgage with an incorrect legal description may not attach to the intended property), cause title insurance claims (the title company may have to pay claims resulting from description errors), and create survey disputes (adjacent property owners may disagree on the boundary). Florida courts resolve description disputes by examining: the deed language, the recorded plat, survey evidence, and the parties’ intent. A licensed Florida surveyor should verify the legal description before any real estate transaction.

Question 3

What is the difference between a metes and bounds description and a lot and block description in Florida?

Accepted Answer

Metes and bounds: used for properties that are not part of a recorded subdivision. The description starts at a "point of beginning" (POB) and traces the boundary using compass bearings and distances. Example: "Beginning at the northwest corner of Section 12, Township 46 South, Range 25 East; thence South 89 degrees 45 minutes East, 330 feet; thence South 0 degrees 15 minutes West, 660 feet..." Lot and block: used for properties in recorded subdivisions and platted communities. The description references the subdivision plat recorded in the county records. Example: "Lot 15, Block 3, of Palm Beach Estates, according to the plat thereof as recorded in Plat Book 42, Page 17, of the Public Records of Lee County, Florida." Lot and block descriptions are simpler and less prone to error because they reference a recorded plat with fixed boundaries.

Legal Description

Legal Descriptions in Florida Real Estate

Three Methods

Why Accuracy Matters

Metes and Bounds vs. Lot and Block

Related Terms

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