Texas Society of Professional Surveyors Unlocking Boundary Disputes: You Hold the Keys 2017 Annual Convention & Technology Exposition Presented By: John B. Stahl, PLS Cornerstone Land Consulting, Inc. www.CPLSinc.com Abstract Unlocking Boundary Disputes: You Hold the Keys This course will provide a thorough examination of the creation and establishment of boundaries. Current court decisions defining the surveyor’s role in determining land boundaries will be reviewed. Methods for determining solutions to multiple monumentation and the documentation of boundary evidence will be discussed. We will learn how alternative dispute resolution processes can benefit the land surveyor and the landowner and will also examine the surveyor’s role in the litigation process. Participants will discuss various methods to prepare for depositions and courtroom testimony. Instructor Biography John B. Stahl, PLS, is a professional land surveyor in the states of Utah and Montana, currently owning and operating Cornerstone Professional Land Surveys, Inc., and Cornerstone Land Consulting, Inc., in Salt Lake City. Mr. Stahl specializes in surveying land boundaries, resolving boundary conflicts, performing title and historical research, land boundary consultation services, mediation and dispute resolution. He has been qualified as an expert witness in numerous boundary, access, and negligence cases. He has furthered his mediation education by participating in a state-qualified training program. He has also completed a training program to earn the recognition as a Certified Federal Surveyor. Mr. Stahl has served his profession as state chairman of the Utah Council of Land Surveyors and a Utah delegate to the Western Federation of Professional Surveyors. He is an adjunct instructor for the Salt Lake Community College and the Utah Valley University, where he teaches extensive courses in land boundary law. Mr. Stahl has authored numerous articles and publications covering topics on boundary laws, research, and resolving conflicts of evidence. TABLE OF CONTENTS Part I – Key Concepts of Real Property .......................................................................................... 1 Introduction ................................................................................................................................. 1 The Nature of Real Property Law ............................................................................................... 5 Title Law ................................................................................................................................. 6 Conveyancing Law ................................................................................................................. 8 Part II – Key Concepts of Boundary Law ..................................................................................... 14 The Surveyor’s Role ................................................................................................................. 15 How boundaries are created .................................................................................................. 17 How boundaries are established............................................................................................ 19 Part III – The Survey Process ........................................................................................................ 21 Running the Boundary .............................................................................................................. 21 Retracing the Boundary ............................................................................................................ 22 Part IV - Resolving Difficult Boundaries ...................................................................................... 30 Contracting for Conflict Resolution .......................................................................................... 31 Resolution Through Mediation ................................................................................................. 33 Resolution Through Arbitration ................................................................................................ 36 Resolution Through Litigation .................................................................................................. 39 Documenting the Final Resolution ........................................................................................... 42 Conclusion ..................................................................................................................................... 44 WORKS CITED Black, H. C. (1990). Black's Law Dictionary. St. Paul, Minn: West Publishing Company. Bouvier, J. (1843). A Law Dictionary Adapted to the Constitution and Laws of the United States of America. Philadelphia: T & JW Johnson, Law Booksellers . Bouvier, J., & Rawle, F. (1914). Bouvier’s Law Dictionary and Concise Encyclopedia, 3rd Revision (8th ed.). St. Paul, Minn: West Publishing Company. Burrill, A. M. (1870). Law Dictionary and Glossary, 2nd Ed. New York: Baker, Voorhis & Co. Coke, S. E. (1832). The First Part of the Institutes of the Laws of England, or a Commentary on Littleton. Skelton, R. H. (1930). Skelton Boundaries and Adjacent Properties. Indianapolis: Bobbs-Merrill Company. NOTES:_________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ PART I – KEY CONCEPTS OF REAL PROPERTY By John B. Stahl, PLS INTRODUCTION The overwhelmingly vast majority of surveys in most regions is executed by surveyors without the slightest hint of any ambiguity, conflict, or dispute arising. The percentage of surveys where conflicts are discovered ranges in direct proportion to the survival of monuments called for in the title record, the availability of original survey records, and the legislated methods for perpetuating the evidence disclosed by subsequent survey records. Stable monuments produce stable land boundaries; land boundaries that are known, recognized and perpetuated by the landowners. When the evidence fades with time or is destroyed by development, uncertainty and disputes follow. This presentation is not intended to address the procedures used for establishing, recovering, or retracing existing boundary locations where clear evidence can be found. Land surveyors are keen at deciphering the title records and recognizing the footsteps of prior surveyors. There seems to be a disconnection, however, between the commonly recognized duty of the surveyor when retracing recoverable boundaries and their duty when the evidence has been lost, destroyed or faded beyond recognition. Surveyors, as with those of most any profession, routinely fall short of their potential when confronted by difficult situations. This presentation is designed to address those occasional surveys, those minority of surveys, where the surveyor faces difficult choices – choices which often result in increased liability and the likelihood of disturbing settled possessions. This presentation will offer the surveyor alternative solutions to those commonly promoted and practiced. Alternative solutions which will provide the surveyor with the tools necessary to resolve conflicts at the time they are discovered rather than to merely document their existence with the expectation that someone else will resolve them. The surveyor possesses many of the skills, knowledge and expertise necessary to assist in the resolution process; skills which too often go unused for lack of experience. The surveyor is often the first discoverer of a potential ambiguity, conflict or dispute. Their response in light of their discovery often sets the stage for the success or failure of potential resolution. The surveyor’s role in conflict resolution is vital. © 2017 Cornerstone Land Consulting, Inc. Page 1 of 45 In all cases, the surveyor