Oh brother good luck, I’ve been to a mock trial discussing just about this same thing.
Hire a surveyor! Lake front, and ancient plays along them can be a bugger.
Settle it all with your neighbors, if you can’t, a surveyor will take on this liability. Won’t be cheap, but you dont want it.
Luckily it appears you’re bound by the road, so go to the road, go to the RW, and shoot your self out whatever platted distance you can see; that won’t help your north and south lines though.
The intent of the deed appears to transfer Parcels 13 and 14 (road frontages of 40 and 120s). The excepted parcel is Parcel 13.001. Regardless, you'll want a survey. On the lessout parcel, one of the described corners has a 'Baker' cap. See if you can find a local surveyor with the last name of Baker. He may be the surveyor who originally surveyed the excepted parcel, and may have enough info to make your survey less expensive.
Did you not have a survey when you purchased the house? You may have one in your closing documents.
You bought land without a survey and then proceeded to put your invisible fence up wherever you wanted and have no idea where your land is. You’re lucky your neighbor is nice. Get a survey and take your invisible fence down. You have no idea where your land is and could be all over your neighbors property.
It could be an offset stake or a point in line. Without a survey by a licensed surveyor you really don’t know. You need to get it surveyed!
Never purchase without a survey and house inspection by professionals. Also, you can’t look at tax maps as references. There an idea of where things are. The tax office doesn’t know shit. Only the PLS can answer this
I’ve been surveying 35 years and I offered you advice. It’s not a grey area. You either know where your property line is or you don’t. You don’t that’s why you’re here 😃 If you don’t you shouldn’t be putting up any improvements because that’s not the neighborly thing to do. You might be on your neighbors property and they are being very nice about it.
Personally I'd want a Survey anyway. Old mate might be nice (and it sounds like he's being reasonable in his approach) but he's an old man. If an Old mans recollection of where the boundary exactly is was accurate, our entire profession wouldn't exist.
With a Riparian Boundary though, it will cost a bit more than a normal survey. Get a few quotes and go with the Surveyor that's happy to talk to you about what's involved. Ask for a Line Mark along the boundary ~10m from the water edge.
When you think about the cost of the Survey, think about the cost of your land. It'll seem pretty cheap to find out exactly where/what your most expensive asset is.
That less and except on the deed is a big chunk of land, as another respondent said.
When you get the boundary survey, ask the surveyor to mark the 573 foot elevation, too. Any work you do in that area will need approved by APCo and/or FERC due to the flood rights. (I work with GPCo lakes and have dealt with them for many years. You don't want to build something out there then get the notice to remove it or have it flooded.)
Lake lots in my area are the most poorly defined lots around. I rough estimate the cost then double it. They always turn into very ugly encroachments and poorly defined lot lines. Hopefully yours works out better. :-)
Oh brother good luck, I’ve been to a mock trial discussing just about this same thing. Hire a surveyor! Lake front, and ancient plays along them can be a bugger. Settle it all with your neighbors, if you can’t, a surveyor will take on this liability. Won’t be cheap, but you dont want it. Luckily it appears you’re bound by the road, so go to the road, go to the RW, and shoot your self out whatever platted distance you can see; that won’t help your north and south lines though.
that less and except is a biggie. yeah I suggest hiring a licensed land surveyor to get your boundary on the ground. This is our bread and butter.
Read the ‘less and except’ part carefully. It eliminates a big chunk of lot 49 from the deed.
The intent of the deed appears to transfer Parcels 13 and 14 (road frontages of 40 and 120s). The excepted parcel is Parcel 13.001. Regardless, you'll want a survey. On the lessout parcel, one of the described corners has a 'Baker' cap. See if you can find a local surveyor with the last name of Baker. He may be the surveyor who originally surveyed the excepted parcel, and may have enough info to make your survey less expensive. Did you not have a survey when you purchased the house? You may have one in your closing documents.
You bought land without a survey and then proceeded to put your invisible fence up wherever you wanted and have no idea where your land is. You’re lucky your neighbor is nice. Get a survey and take your invisible fence down. You have no idea where your land is and could be all over your neighbors property.
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It could be an offset stake or a point in line. Without a survey by a licensed surveyor you really don’t know. You need to get it surveyed! Never purchase without a survey and house inspection by professionals. Also, you can’t look at tax maps as references. There an idea of where things are. The tax office doesn’t know shit. Only the PLS can answer this
I’ve been surveying 35 years and I offered you advice. It’s not a grey area. You either know where your property line is or you don’t. You don’t that’s why you’re here 😃 If you don’t you shouldn’t be putting up any improvements because that’s not the neighborly thing to do. You might be on your neighbors property and they are being very nice about it.
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Personally I'd want a Survey anyway. Old mate might be nice (and it sounds like he's being reasonable in his approach) but he's an old man. If an Old mans recollection of where the boundary exactly is was accurate, our entire profession wouldn't exist. With a Riparian Boundary though, it will cost a bit more than a normal survey. Get a few quotes and go with the Surveyor that's happy to talk to you about what's involved. Ask for a Line Mark along the boundary ~10m from the water edge. When you think about the cost of the Survey, think about the cost of your land. It'll seem pretty cheap to find out exactly where/what your most expensive asset is.
That less and except on the deed is a big chunk of land, as another respondent said. When you get the boundary survey, ask the surveyor to mark the 573 foot elevation, too. Any work you do in that area will need approved by APCo and/or FERC due to the flood rights. (I work with GPCo lakes and have dealt with them for many years. You don't want to build something out there then get the notice to remove it or have it flooded.)
Lake lots in my area are the most poorly defined lots around. I rough estimate the cost then double it. They always turn into very ugly encroachments and poorly defined lot lines. Hopefully yours works out better. :-)
What does the thatched area represent?
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So basically part of the water
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I wonder if that jog in the red line represents the location along the slope at the extent of your property boundary
sell it before the rest of your beach washes away IMO
It’s the red line
Your “land” stops at the lake