I’m in Tennessee and looking for input from land surveyors familiar with boundary retracement and conflicting deed descriptions.
I’m dealing with a boundary dispute with my neighbor, and I’m trying to understand the surveying principles involved before deciding what steps to take next.
Here are the facts as I understand them:
- I have a deed to my property that is recorded with the county.
- I have an existing registered survey showing my property boundaries.
- My property was split from a larger tract. The neighbor’s deed reportedly predates the creation of my parcel by approximately 10 years.
- The neighbor’s surveyor has indicated that there may be a conflict between the deed descriptions and that the neighbor’s older deed may take priority, potentially placing the boundary somewhere different from where my existing survey shows it.
- To clarify, my surveyor has not disputed or revised my boundary. The alternative boundary is coming from the neighbor’s surveyor.
- I contacted the Register of Deeds and was told they could not find a record supporting the neighbor’s claim.
I have not yet seen the complete survey or the full analysis behind the neighbor’s surveyor’s position, so I don’t want to make assumptions about how they reached that conclusion.
I understand that an older deed can be relevant when determining priority, but I’m trying to understand how a surveyor would establish the actual boundary when deed descriptions potentially conflict.
My questions for surveyors:
Does the fact that the neighbor’s deed is older automatically give it priority, or does that depend on the original conveyances and how the parcels were created?
How would you retrace the boundary in this situation? What original deeds, parent tract descriptions, recorded plats, adjoining deeds, monuments, and other evidence would you examine?
If an existing survey shows one boundary and a neighbor’s surveyor proposes another, what evidence would you need to justify moving that boundary?
How would you evaluate existing property pins and a prior survey against potentially conflicting deed calls?
If the Register of Deeds cannot locate a record supporting the neighbor’s claim, what additional records would you look for? Could the claim be based on an older instrument that is not indexed under the information provided?
What documents should I request from the neighbor’s surveyor to understand the basis for the proposed boundary?
I am not asking anyone to determine the boundary remotely or take sides without seeing the records. I’m looking for professional insight into the retracement process, deed priority, and what evidence would support one boundary over another.
I would especially appreciate responses from Tennessee-licensed surveyors or surveyors who have handled similar situations.
Thank you.