Where to Find a Property’s Legal Description—and Why the Street Address Is Not Enough
When preparing a deed, one of the most important pieces of information is the property’s legal description.
A street address may tell you where the property is located, but it usually does not legally define the land being transferred.
That distinction matters.
If a deed contains the wrong legal description, omits part of it, or substitutes an address that does not adequately identify the property, the deed may be rejected for recording or create title problems later.
The safest approach is usually to copy the legal description from a reliable existing property record rather than trying to create or rewrite one yourself.
What Is a Legal Description?
A legal description is the formal description used to identify a particular parcel of real estate.
Depending on the property and the state, it may use:
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Lot and block
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Metes and bounds
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Section, township, and range
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Government survey descriptions
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Recorded subdivision plats
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Condominium declarations
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References to recorded surveys
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A separate attached exhibit
Some legal descriptions are only a line or two long. Others may extend for an entire page.
That is normal.
Why the Street Address Is Not Enough
A street address might look like:
1250 Oak Street, Tulsa, Oklahoma 74120
That is useful for locating the property.
But it may not tell you:
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The exact boundaries of the parcel
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Whether the property contains one lot or several
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Whether part of the property was previously sold
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Whether multiple parcels share the same mailing address
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Whether a tract contains exceptions or exclusions
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Which subdivision plat applies
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Whether the property is a condominium unit
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Whether a larger tract has been divided
A legal description identifies the land itself.
That is why deeds generally rely on the legal description rather than the street address alone.
Where Should You Look First?
The best source is usually an existing recorded document that already describes the property.
1. The Current Recorded Deed
Start with the deed by which the current owner acquired the property.
This might be a:
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Warranty deed
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Special warranty deed
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Quit claim deed
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Trustee’s deed
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Personal representative’s deed
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Sheriff’s deed
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Transfer-on-death deed
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Other recorded conveyance
Look for a section labeled:
Legal Description
Property Description
Description of Real Estate
or similar wording.
Sometimes the description appears directly in the deed.
Other times the deed may say:
See Exhibit A attached hereto
If that happens, the attached exhibit contains part or all of the legal description.
Do not copy only the first line of the deed and overlook the exhibit.
2. The County Land Records Office
Real estate deeds are recorded in the local land-record office where the property is located.
Depending on the state, that office may be called the:
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County Recorder
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Register of Deeds
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County Clerk
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Recorder of Deeds
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Clerk and Recorder
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Land Records Office
Many counties provide online access to recorded deeds.
If the current deed is available online, review the recorded copy and locate the complete legal description.
If it is not online, the recording office may be able to provide a copy.
3. A Title Insurance Policy or Title Commitment
A title insurance policy often contains the property’s legal description.
Look in the schedules or property-description section.
A title commitment prepared for a prior purchase or refinance may also include it.
Make sure the title document relates to the same property interest being transferred.
4. A Survey
A professional survey may contain the legal description or information that corresponds with the recorded legal description.
A survey can be especially important for:
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Acreage
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Metes-and-bounds tracts
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Unusual boundary lines
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Boundary adjustments
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Recently divided property
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Partial parcel transfers
If only part of a larger tract is being transferred, a new survey or legal description may be necessary.
5. County Assessor or Property Tax Records
County assessor and property-tax websites can be helpful for confirming:
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Owner name
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Parcel number
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Subdivision
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Lot and block
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Acreage
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General property information
But use caution.
The description shown on a tax website may be abbreviated.
For example:
LT 8 BLK 3 OAKWOOD ADD
may help identify the property, but it may not be the full legal description needed for a deed.
Longer descriptions may be shortened or truncated.
Assessor records are useful for research, but the current recorded deed is usually the better starting point.
What Is a Parcel Number?
A property may also have a:
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Parcel number
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Assessor’s parcel number
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APN
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Property account number
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Tax identification number
These numbers are useful for locating property in government databases.
But a parcel number is not the same thing as a legal description.
A deed may include both, but they serve different purposes.
The parcel number helps identify the tax or assessment record.
The legal description identifies the land being conveyed.
Common Types of Legal Descriptions
Understanding the basic formats can help you recognize what you are looking for.
Lot and Block
Lot-and-block descriptions are common in subdivisions.
Example:
Lot 12, Block 4, Green Hills Addition, according to the recorded plat thereof
This description refers to a recorded subdivision plat showing the boundaries of the lot.
These descriptions are often relatively short.
Metes and Bounds
Metes-and-bounds descriptions identify property using:
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Directions
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Distances
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Boundary points
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Bearings
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Monuments
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Courses
A description may begin:
Beginning at the northwest corner of...
and then trace the boundary around the property.
These descriptions can be lengthy.
Do not shorten or paraphrase them.
A missing course, distance, exception, or boundary reference can change the property being described.
Section, Township, and Range
Rural property is often described using the federal rectangular survey system.
A description may refer to:
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Section
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Township
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Range
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Quarter section
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Quarter-quarter section
For example:
The Northeast Quarter of the Southwest Quarter of Section 10, Township 12 North, Range 5 East
The description may also include exceptions for roads, easements, or previously conveyed tracts.
Copy the complete description.
Condominium Property
A condominium legal description may refer to:
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Unit number
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Building
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Phase
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Condominium declaration
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Recorded plat
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Undivided interest in common elements
The unit’s street address alone may not be sufficient.
Use the legal description from the recorded deed or title documents.
What If the Legal Description Is on “Exhibit A”?
This is common.
A deed may state:
See Exhibit “A” attached hereto and incorporated herein by reference.
The attached exhibit then contains the legal description.
If the new deed is transferring the same property, the complete description should be included.
Depending on the length of the description, it may be:
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Entered directly into the deed
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Placed on a separate page
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Labeled “Exhibit A”
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Incorporated into the deed by reference
If you use an exhibit, make sure the exhibit is actually attached when the deed is signed and recorded.
A deed that refers to a missing exhibit can create a serious title problem.
Should You Copy the Legal Description Exactly?
Generally, yes.
If you are transferring the same property described in the current deed, copy the existing legal description carefully and completely.
Do not casually:
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Rewrite the wording
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Correct abbreviations
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Change bearings
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Round distances
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Remove exceptions
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Omit recording references
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Substitute estimated acreage
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Replace the description with the street address
A change that appears minor may alter the legal meaning.
If you believe the current deed contains an error, do not simply “fix” it in the new deed unless you know the correct legal description.
A title company, licensed surveyor, or real-estate attorney may need to determine how the description should be corrected.
What If the Current Deed Describes More Than One Tract?
Some deeds transfer multiple parcels or tracts.
For example:
Tract 1
followed by one description, and then:
Tract 2
followed by another.
If the new deed is intended to transfer all the same property, include all applicable tracts.
Do not assume the first description covers everything.
This is particularly important with:
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Rural land
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Adjoining lots
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Mineral interests
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Property assembled through multiple acquisitions
What If You Are Transferring Only Part of the Property?
This requires special care.
Suppose the current owner owns 20 acres but intends to transfer only five.
Copying the full legal description from the current deed would transfer too much property.
A new legal description may be necessary.
That may require:
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A survey
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A lot split
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A boundary adjustment
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A subdivision approval
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A new metes-and-bounds description
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Local planning approval
Do not attempt to create a partial legal description based only on:
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A map
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Satellite image
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Fence line
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Driveway
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Estimated dimensions
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Informal sketch
Partial-property transfers are one of the situations where professional assistance is often appropriate.
What If the Description Contains Exceptions?
A legal description may include language excluding part of the property.
For example:
Except the North 50 feet thereof...
or:
Less and except that portion previously conveyed by deed recorded at...
Those exceptions matter.
Leaving them out could make the new deed appear to transfer property the grantor does not own.
When copying the description, include the exceptions and recording references that are part of it.
Can You Use the Description From Zillow or Another Real-Estate Website?
Do not rely on a commercial real-estate website as the primary source for the legal description used in a deed.
Those sites can be useful for:
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Property photographs
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Market information
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Sales history
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General property data
But they are not substitutes for recorded land records.
Use the current recorded deed, title documents, survey, or appropriate government land records.
What About Google Maps?
Maps can help confirm that you are looking at the correct general location.
They do not establish legal boundaries.
Do not create or alter a legal description using:
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Google Maps
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Satellite imagery
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Fence locations
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Landscaping
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Driveways
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Buildings
The physical condition of the property may not match its legal boundaries.
Common Legal-Description Mistakes
Several mistakes occur frequently when preparing deeds.
Using Only the Street Address
The address identifies the location, not necessarily the legal parcel.
Using Only the Parcel Number
A tax parcel number is not a substitute for the legal description.
Copying an Abbreviated Tax Description
Assessor websites often shorten legal descriptions.
Forgetting an Exhibit
If the prior deed says “See Exhibit A,” locate Exhibit A.
Omitting One of Several Tracts
Read the entire deed before copying the description.
Leaving Out Exceptions
Words such as except or less and except can materially affect the property conveyed.
Typing From Memory
Always work from an actual property record.
Trying to Correct the Description Yourself
If the existing description appears incorrect, investigate before changing it.
A Practical Checklist Before Completing Your Deed
Before entering the legal description in a deed questionnaire:
Step 1: Find the Current Recorded Deed
Locate the deed by which the current owner acquired the property.
Step 2: Confirm the Current Owner
Make sure the person signing as grantor actually owns the property being transferred.
Step 3: Locate the Entire Legal Description
Review both the deed and any attached exhibits.
Step 4: Compare Other Reliable Records
If available, compare the description with:
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Title policy
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Survey
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County land records
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Assessor information
Step 5: Confirm You Are Transferring the Same Property
If only part of the property will be transferred, determine whether a new legal description is required.
Step 6: Copy the Description Carefully
Include all relevant:
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Lots
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Blocks
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Tracts
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Sections
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Townships
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Ranges
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Courses and distances
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Plat references
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Exceptions
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Recording references
Step 7: Use an Additional Page if Necessary
If the legal description is too long for the space provided, attach an additional page rather than shortening the description.
Why Accuracy Matters
A deed changes legal ownership of real estate.
An error in the legal description can create uncertainty about what was actually transferred.
That may create problems when the property is later:
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Sold
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Refinanced
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Insured
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Inherited
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Placed into a trust
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Divided
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Used as collateral
A mistake may not be discovered until years later when a title company examines the property.
That is why the legal description deserves careful attention.
The Bottom Line
The street address tells you where the property is located.
The legal description tells you what property is legally being transferred.
When completing a deed:
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Start with the current recorded deed.
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Find the complete legal description, including any exhibits.
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Compare it with other reliable property records if necessary.
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Do not substitute a street address, parcel number, or abbreviated tax description.
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Do not shorten or rewrite the legal description.
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Obtain professional assistance if only part of a parcel is being transferred or if the existing description appears incorrect.
If you are using a Harner Legal Forms Quit Claim Deed, General Warranty Deed, or Special Warranty Deed Kit, enter the complete legal description in the Property Legal Description section of the questionnaire. If the description is lengthy, use the available additional-page or exhibit option rather than shortening it.
Legal-description and recording requirements can vary by state and county. When the description is missing, unclear, disputed, or must be newly created, consider obtaining assistance from a title company, licensed surveyor, or real-estate attorney before signing the deed.
This article provides general educational information and is not legal advice. Laws, legal requirements, and individual circumstances vary. Consult a licensed attorney in the appropriate jurisdiction for advice about a specific situation.
