RDC Tdx Multiple Parcel Conveyances

Multiple Parcel Conveyances (MPCs)

This is an arcane topic but if you've seen an MPC instead of a price on Teledex, here is what MPC is all about. Click a link in the index below or simply scroll through this page. All of the links in the index point to topics on on this page. Printing this page will print all the indexed topics.

Index

What is an MPC sale record and how do I recognize one?
Why do you use MPC and what does all this mean?
What are some examples of situations that cause MPC transactions?
How do I find the related parts of an MPC sale?

What is an MPC sale record and how do I recognize one?

Either the price field will have the letters MPC in it or the comment section will include a clause that reads something like " Includes trans #s 34566 and 34567". This indicates that it took several records in our database to accurately represent what happened in that sale. You need to find the related records to reconstruct the sale and understand what happened,. See below for information about the kind of sales we break into multiple records.

Usually the related records are all in the same town. If one or more of the related records are in other towns, the name of those towns will usually be included in the comment section on the Detail Page.

If there was a mortgage, one or both of the mortgage fields might carry the notation [Subject to]. The [Subject to] notation by itself does not necessarily mean that that sales record was part of an MPC transaction. See Mortgage Information On Teledex for details about we report mortgages on MPC sales.

Why do you use MPC and what does all this mean?

Most sales are simple. They involve a single property on a single street with a single price and possibly a single mortgage. From these simple sales, things get progressively more complicated. Multiple properties, locations and mortgages in multiple towns and counties can add up to a real tangle. We have had to find a compromise between simplicity and completeness in reporting these more complicated transactions.

One of our primary publications is the sales location index. This index lists all reported sales alphabetically by town by street. This allows subscribers to find properties that have sold on any street in a town. Single parcels fit easily into this scheme and sort right into the index with no problem. We list corner lots with the two street names together in the location field of a single record separated by an & (Smith St & Jones St). This is a compromise of the information for Jones St. but it preserves the corner lot information and it does help to keep things simpler.

From there the real problem begins. Many deeds transfer, by that single deed, one or more discrete parcels of property in different locations. We split the parcel information from a deed like this into different sales records so that our Location Indexes will show property sales at all these locations. This obviously results in there being more than one sales record in our database per deed for these sales.

Reporting the sale using multiple sales records solves the location index problem but creates several others instead. Where do the price and the mortgage go? If we put the price and mortgage into each of the related records, each of those records would appear to be a separate sale with its own price and mortgage. We solve this problem by putting the price in one of the records and substituting MPC for the price in all the other related records. If there was a mortgage, the mortgage amount goes in the same record as the price and each of the MPC records also gets [Subject to] in its mortgage field(s). These notations tell you that you have to assemble the related parts before you can understand what really happened.

What are some examples of situations that cause MPC transactions?

Here are some MPC situations. MPCs will occur when the parties to a sale use a single deed for the following kinds of transfers. Bear in mind that these are just a few of the possible situations and that any given situation might have elements from more than one of these examples.

Multiple streets or locations bordering the same parcel but not corner lots

This might or might not involve multiple parcels but usually we have no way of telling. We break these into as many records as there appear to be individual streets that don't intersect anywhere bordering the property. An example would be large acreage lot bordered independently by two roads. The related records should have cross references to each other by transaction number.

Multiple parcels on different streets in the same town

Deeds frequently convey multiple discrete parcels on different streets. These parcels might be in different places in town and have no relationship to each other except that they were owned by the same person. There will be a related sales record for each parcel. The related records should be cross referenced to each other by transaction number.

Multiple parcels in different towns in the same county

This is the same situation described in the previous paragraph except that the parcels are in different towns. The deed will usually (but not always) identify the towns involved. There will be related sales records for each parcel in each town. This allows anyone looking in either town to find the sale. The related records should have cross references to each other by transaction number.

A single parcel lying across the boundaries of two or more towns in the same county

Property boundaries are often not contiguous with Town boundaries and therefore extend into two towns. When one of these properties is sold, the deed will usually (but not always) identify the towns involved. In this case we create a separate record for the property in each town even if the deed only gives one street. This allows anyone looking in either town to find the sale. The related records should have cross references to each other by transaction number.

A single parcel lying across the boundaries of towns in the multiple counties

This is like the situation described in the previous paragraph except that the deed circulates to the counties as described in the next paragraph. In order to be properly recorded, these deeds have to be recorded in each county involved. This takes time. The same deed has to circulate among all the counties involved. Our researcher in each county picks up the parts of the sale that occurred in that county. All the related parts of the sale therefore can't possibly be recorded on the same date. Since the dates of sale on Teledex are the dates of recording, allow for a wider time range in your search to find the related parts. Related parts of sales coming from different counties won't be cross referenced to each other by transaction number.

Multiple parcels in multiple towns in multiple counties

This is the same situation described in the previous paragraph except that the number of parcels, locations, towns and counties involved can multiply in almost any fashion imaginable. We have seen deeds circulate to at least seven counties.

There are many variations on this theme but you get the idea.

How do I find the related parts of an MPC sale?

Fortunately, there are several common threads in these sales so you can usually find the related parts quickly and easily.

The most general way to find the related parts is to look for all sales by either the buyer or seller in the same narrow time range. Use any clues in the comment section of the Detail Page to help you understand what is going on. If you don't find the associated sales records in the same town, widen your search to county, then to statewide.

If the matching parts are in the same county, all the related parts will have the same volume and page reference. A volume and page search within the county should bring up all the related records.

If the related parts are in different counties, a search for volume and page numbers will not bring up all the related records. Use the Name search described above instead. Recall, however, that there even more complex transactions involving multiple parcels within multiple counties. In these cases, if there are related records within any county, a volume and page search within that county should find the related records for parcels located in that county only.

Unfortunately, for internal reasons, we can't let you search for the related records by their transaction numbers even though that is how they are referenced in the Detail Pages. You can use these numbers to positively identify the related records once you find them by a volume and page or name search.

Regardless of how you search for the related parts, clear out any location criteria before you start. Except in rare circumstances, you won't be able to find the matching parts if you enter or keep any location criteria. Remember that accounting for multiple locations was the point of splitting these sales records in the first place. In most cases it is also a good idea to clear out all other contingent criteria that you don't specifically need for volume and page queries.