A Practical Guide to Subdivision and Platting in East Ridge, Tennessee
Subdivision and platting matters shape how land is divided, developed and recorded in municipal and county systems. For property owners, developers, and community stakeholders in East Ridge, understanding local requirements and potential legal implications is essential for moving projects forward without costly delays. This page outlines the basics of the process, common issues that arise in Hamilton County, and how an experienced real estate law firm can help you navigate local ordinances, prepare necessary documents, and coordinate with surveyors and planning officials to secure approvals and record plats properly.
Whether you are creating a small residential lot split or planning a multi-lot development, the subdivision and platting process requires careful coordination of legal, technical and municipal considerations. Local regulations, environmental constraints, road and utility access, and deed restrictions can all affect the feasibility and timeline of a project. This guide summarizes typical steps in Tennessee, highlights decisions that often impact outcomes, and explains how a law firm like Jay Johnson Law Firm can provide practical legal assistance to keep projects aligned with local rules and community standards.
Why Subdivision and Platting Guidance Matters for Property Owners
Getting the subdivision and platting process right can protect property value, prevent disputes, and speed development timelines. Legal guidance helps ensure that plats conform to county standards, easements and access are documented clearly, and any deed restrictions or title issues are resolved before new lots are sold or recorded. This minimizes the risk of future litigation or municipal rejection, and it creates clearer boundaries for taxation and utilities. For landowners in East Ridge, careful legal oversight provides reassurance that the required filings, notices and agreements will be prepared and reviewed to avoid common pitfalls.
About Jay Johnson Law Firm and Our Approach to Subdivision Matters
Jay Johnson Law Firm serves clients across Tennessee, offering focused legal services for real estate transactions and land use matters. Our approach combines practical knowledge of local planning procedures with attention to title, boundary and easement concerns that commonly affect subdivision projects. We work with surveyors, engineers and municipal staff to prepare filings, respond to review comments, and protect our clients’ interests during negotiation and approval. Clients in East Ridge can expect clear communication, efficient preparation of legal documents, and advocacy at public meetings when needed to move projects forward smoothly within applicable rules.
Understanding Subdivision and Platting: Key Concepts and Steps
At the core, subdivision and platting law governs how parcels of land are divided, mapped and recorded. The process includes surveying the property, preparing a plat map that shows proposed lot lines, access points, easements and utility locations, and submitting that plat to the county or municipal planning commission for review. Requirements often include proof of water and sewer availability, road access, and compliance with zoning and setback rules. Legal review helps identify title issues, outstanding liens or restrictive covenants that could block approval or require modification of the proposed layout.
Once a plat is prepared, public notices and potential hearings may be required depending on local rules. The planning commission and related agencies will review the plat for conformance with subdivision regulations and may request revisions or conditions. After approval, the plat must be recorded with the county register of deeds to legally establish the new parcels. Legal assistance ensures that recording documents are properly prepared, that any required dedications or easements are executed, and that the final recorded plat accurately reflects the approved design and protections for future property transfers.
What Is a Plat and Why It Matters
A plat is a detailed map of a subdivision showing the boundaries of new lots, streets, easements, and other recorded features that will define ownership and use. It converts conceptual plans into legal descriptions that can be recorded and relied upon in future transactions. Accurate plats help title companies, taxing authorities and utility providers understand parcel lines and access. Preparing a plat often requires coordination among landowners, surveyors, engineers and legal counsel to ensure the map reflects both physical conditions on the ground and legal encumbrances that affect the property.
Key Elements and Steps in the Subdivision Process
Typical elements of a subdivision project include boundary surveys, topographic analysis, compliance with zoning and subdivision ordinances, provision for utilities, road access and stormwater control, and preparation of deeds and easements. The process usually begins with pre-application consultations, followed by submission of preliminary plats, revisions after agency review, and final plat approval. Legal work focuses on title clearance, drafting deeds and easements, preparing plat certificates and dedication language, and ensuring recording meets county requirements so that ownership and development rights are legally established.
Key Terms and Glossary for Subdivision and Platting
Understanding common terms used in subdivision and platting helps property owners navigate the process with more confidence. Definitions for terms such as plat, easement, right-of-way, dedication, variance, and boundary survey clarify the legal and technical components of a proposal. This glossary provides plain-language explanations so that landowners know what to expect during review and what documents will be required. Clear language can also help avoid misunderstandings with neighbors, contractors and municipal staff who participate in the approval process.
Plat
A plat is a drawn map that shows the subdivision of land into lots, streets, and other features, intended for recording with the county register to establish legal parcel boundaries and public dedications. It must accurately depict lot lines, dimensions, easements, rights-of-way and other elements that affect ownership and use. Preparing a plat involves field measurements from a licensed surveyor and coordination with municipal rules so that the document will meet recording requirements. The recorded plat becomes the reference for deeds, tax assessments and property transfers.
Easement
An easement is a legal right allowing another party to use a portion of a property for a specific purpose, such as utilities, access, or drainage, without transferring ownership of the land. Easements can be granted voluntarily or required by a municipality and are typically shown on plats so they are enforceable and visible to future owners. Legal counsel assists in drafting easement language, negotiating terms between property owners, and recording easement agreements to ensure clarity about use, maintenance responsibilities and any limitations on the easement holder’s rights.
Right-of-Way
A right-of-way is a type of easement that allows public or private passage through a portion of property, commonly used for roads, sidewalks, pipelines, or utility lines. It may be dedicated by the owner and recorded as part of a subdivision plat, or established by easement agreement. Right-of-way designations address maintenance responsibilities, access rights and limits on structures or landscaping. Legal review ensures right-of-way language protects the owner’s interests while giving the public or utility providers the access needed for functioning infrastructure.
Dedication
Dedication is the transfer of property rights from a private owner to a public body, often used for streets, parks or utilities as part of a subdivision approval. Dedication may be shown on a plat and accompanied by documents transferring ownership or granting easements. When dedication occurs, the municipality typically must accept the dedication, which can involve specific language and recording steps. Legal assistance helps prepare this paperwork and coordinates any required official approvals to ensure the dedication is effective and enforceable after recording.
Comparing Limited vs Comprehensive Legal Approaches
Landowners can choose a limited legal engagement focused on discrete tasks, such as preparing a plat or clearing title, or a comprehensive approach covering all phases from initial planning through final recording and dispute resolution. A limited approach may be cost-effective for straightforward lot splits with no title complications, while a broader engagement offers coordinated handling of zoning issues, negotiations with neighbors, and responses to agency feedback. Evaluating which path fits your project involves assessing complexity, timeline, and potential regulatory or title issues that could require ongoing coordination and legal filings.
When a Limited Legal Approach May Be Adequate:
Simple Lot Splits with Clear Titles
A limited legal approach is often adequate for simple lot splits where boundaries are clear, there are no conflicting easements, and local regulations are straightforward. In these situations, legal assistance can focus on ensuring the plat and deed descriptions are correct, preparing the required recording documents, and confirming compliance with applicable subdivision rules. When no variances or complex utility arrangements are required and title records show clear ownership without encumbrances, a targeted engagement can be an efficient way to finalize the split while keeping costs manageable.
Minor Adjustments or Administrative Filings
A limited approach can also be appropriate when the matter involves minor boundary adjustments, vacation of a small segment of right-of-way, or administrative filings where municipal staff will handle most technical review. Legal work in these cases typically involves drafting the minimal documents needed for recording, advising on required notices, and ensuring that the plat meets the clerical and legal standards for acceptance. This focused assistance helps avoid unnecessary expense while still protecting the owner’s legal interests during routine filings.
When a Comprehensive Legal Approach Is Beneficial:
Complex Developments and Multiple Stakeholders
Comprehensive legal services are often necessary for complex developments that involve multiple lots, public improvements, or coordination among several property owners and municipal agencies. In such projects, legal counsel coordinates with surveyors, engineers and local planning staff to address zoning compliance, stormwater management, right-of-way requirements and utility agreements. This broad approach helps anticipate and resolve issues that could otherwise delay approvals, ensure proper documentation of dedications and easements, and manage negotiations that protect the developer’s and landowners’ interests throughout the approval process.
Title Issues, Disputes or Regulatory Challenges
When title issues, boundary disputes, unresolved easements or complex regulatory questions arise, comprehensive legal work becomes important to protect project viability. Addressing these matters may require title curative actions, negotiation of easements, boundary line agreements, or representation at hearings to obtain variances or conditional approvals. Coordinated legal representation ensures that these technical and legal issues are resolved in a manner that preserves development objectives while complying with governing ordinances and minimizing the risk of future disputes or impediments to recording and sale.
Benefits of a Comprehensive Legal Approach to Subdivision
A comprehensive approach reduces the chance of costly surprises by identifying title, access and regulatory problems early and addressing them before final approvals are sought. It provides continuity of representation across tasks, from pre-application consultations to final recording, and streamlines communication among surveyors, municipal staff and lenders. This unified handling can save time in the review process, reduce the need for repeated revisions, and provide clear documentation that supports future sales and financing of subdivided parcels.
By combining legal review with coordination of technical requirements, a comprehensive plan helps protect the owner’s investment and project timeline. It also supports better risk management when unforeseen issues—such as adjacent property claims or municipal conditions—appear during review. Having consistent legal representation ensures that responses are prepared accurately and submitted promptly, that negotiations with third parties are strategic, and that recorded documents reflect approvals and obligations in a clear and enforceable way for future owners and stakeholders.
Improved Project Predictability
Comprehensive legal involvement supports predictability by aligning legal filings with technical plans and municipal expectations from the outset. Anticipating agency comments and addressing title or easement issues early reduces the likelihood of repeated revisions or unexpected denials. That predictability can be especially important for developers and landowners who depend on timelines for financing, construction or sales, because it minimizes delays and creates a documented path from concept to recorded lots that lenders and buyers can rely on.
Stronger Protection Against Future Disputes
A thorough legal approach helps establish clear boundaries, recorded easements and explicit dedications that limit confusion and disputes down the road. Well-prepared plats and associated legal instruments reduce ambiguity about access, maintenance responsibilities, and property use restrictions. This clarity benefits current owners and future purchasers, lowers the risk of litigation and simplifies title clearance for sales and refinancing. Solid documentation at recording provides a durable foundation for property rights and municipal obligations tied to the subdivision.
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Pro Tips for a Smoother Subdivision Process
Start with a Title Search and Boundary Survey
Before preparing a plat, obtain a current title search and a boundary survey to identify any liens, encumbrances or conflicting descriptions that could affect the subdivision. Early detection of title issues or overlapping boundaries prevents avoidable delay and helps guide the layout of new lots. Working with a qualified surveyor and reviewing the title report with legal counsel supports accurate legal descriptions and ensures the plat reflects the property’s true condition. This initial diligence can save time and expense later in the approval and recording process.
Engage Municipal Staff Early in the Process
Document Easements and Access Agreements Clearly
When access, utilities or drainage depend on neighboring properties, document easements and access agreements thoroughly and record them with the plat when appropriate. Clear language about rights, maintenance responsibilities and limitations reduces the risk of future conflicts and supports title insurance for new lots. Legal counsel can draft and negotiate these instruments so they align with the plat and provide enforceable protections for all parties, helping ensure that essential services and access remain usable over time.
Reasons to Consider Legal Help for Subdivision and Platting
Legal assistance helps property owners manage the many moving parts of subdivision projects, from title issues to municipal approvals and recorded easements. A lawyer familiar with local filing and recording processes can ensure that plats meet technical and legal standards, prepare necessary deeds, and handle negotiations with neighbors or public agencies. This support reduces the likelihood of rejections, protects against future disputes, and provides the documentation needed for financing and sales of the newly created lots, making the entire process more predictable and manageable.
Even projects that appear straightforward may encounter unexpected problems such as legacy easements, encroachments or municipal conditions that require legal resolution. Working with counsel early helps identify these issues and plan for solutions, whether through agreements, minor redesigns, or formal appeals. For clients in East Ridge and Hamilton County, legal representation provides a single point of contact to coordinate with surveyors, engineers and planning staff, ensuring deadlines are met and that recorded instruments protect the owner’s interests once the plat is finalized.
Common Situations That Lead Property Owners to Seek Subdivision Assistance
Typical circumstances include wanting to divide family land for sale or development, resolving boundary disputes before listing property, responding to municipal requirements for site improvements, or preparing plats for financing or resale. Developers may need coordinated approvals for streets, utilities and stormwater systems. Landowners often require agreements addressing shared driveways or utility access. Each of these situations benefits from legal review to ensure that resulting plats and recorded documents are enforceable and aligned with local ordinances and market expectations.
Family Property Divisions
When family members divide inherited property, legal help ensures the division is reflected accurately in recorded deeds and plats, preventing disputes later and facilitating transfers or sales. Counsel assists in preparing legal descriptions, coordinating surveys and handling title matters so heirs receive clear ownership interests. Proper documentation of shared responsibilities, access, and maintenance obligations can preserve family relationships while making each parcel marketable and properly taxed.
Preparing Lots for Sale or Development
Sellers and developers preparing lots for sale or construction must align plats with zoning, utility access and financing requirements. Legal counsel helps ensure plats are recorded correctly and that any required public dedications or private covenants are handled properly. Clear recorded documents support buyer confidence and streamline title insurance, financing and closing processes, which can improve marketability and reduce closing delays for newly created parcels.
Resolving Boundary or Access Disputes
Boundary disputes and unclear access rights can stall subdivision approvals and complicate sales. Legal assistance helps analyze title records, negotiate boundary adjustments or agreements, and prepare boundary line agreements or easements for recording. Resolving these issues before final plat submission reduces the risk of denial by planning authorities and avoids potential litigation, protecting both development timelines and property values.
Local Assistance for East Ridge Subdivision and Platting
Jay Johnson Law Firm provides practical legal support to property owners and developers in East Ridge and Hamilton County for subdivision and platting needs. We advise on compliance with local regulations, coordinate filings and approvals, prepare required legal instruments, and assist with title matters that affect recording. Clients receive straightforward guidance about municipal procedures and realistic strategies to obtain plat approval and recording in a timely manner, helping to move projects from concept to marketable lots while protecting legal interests throughout the process.
Why Work with Jay Johnson Law Firm for Subdivision Matters
Our firm focuses on delivering clear, practical advice tailored to local procedures in Tennessee and Hamilton County, helping clients navigate planning commission expectations and recording requirements. We emphasize timely communication, careful document preparation, and coordination with technical consultants such as surveyors and engineers. For clients in East Ridge, this approach helps reduce iterations during municipal review and ensures recorded plats and deeds accurately reflect approved plans and any required dedications or easements.
We work to identify potential title or encumbrance issues early and propose efficient solutions that align with project goals. This may include preparing easement agreements, drafting dedications, negotiating access or maintenance arrangements, and coordinating with county staff on filing and recording details. Our goal is to make the administrative and legal steps straightforward so clients can focus on development, sale or use of the property with confidence that records will be clear and enforceable.
Clients appreciate practical counsel that anticipates municipal concerns and documents decisions in ways that support future transfers and financing. From preliminary consultations through final recording, our representation is aimed at creating durable legal records that reduce risk and facilitate transactions. Interested parties in East Ridge are encouraged to discuss their project specifics, timelines and priorities so we can recommend an appropriate level of involvement to protect their interests and keep the process moving efficiently.
Contact Jay Johnson Law Firm to Discuss Your Subdivision Project
Our Typical Legal Process for Subdivision and Platting Matters
Our process begins with an initial consultation to review the property, title status, and project goals, followed by coordination with surveyors and municipal staff to outline submission requirements. We prepare or review plats, draft deeds and easements, and submit required documents to planning authorities. During review we address comments, prepare responses, negotiate necessary agreements, and finalize documents for recording. Throughout the process we keep clients informed about timing, potential conditions and any steps needed to complete recording and close transactions related to the new lots.
Step One: Initial Review and Title Clearance
The first stage focuses on understanding ownership, existing encumbrances, and applicable municipal regulations. This includes obtaining a title report, reviewing any covenants or previous plats, and confirming boundary information with a licensed surveyor. Clear title and accurate boundary data provide the foundation for preparing a compliant plat and identifying any curative steps or negotiations needed before filing, such as resolving overlapping deed descriptions or addressing recorded easements.
Title Examination and Surveys
A careful review of title records identifies liens, mortgages, easements and other encumbrances that may affect the subdivision. Coordinating with a surveyor ensures physical boundaries and topography match legal descriptions. When discrepancies are found, counsel drafts corrective documents or negotiates resolutions so that the plat can proceed to preliminary filing with accurate legal descriptions and minimal risk of later challenge.
Preliminary Consultations with Planning Staff
Engaging planning and engineering staff early helps confirm submission requirements and local standards that the plat must meet. These consultations clarify expectations on road improvements, utility connections and stormwater controls, enabling design adjustments before formal submission. Early coordination can reduce later revisions and positions the application for a more efficient review process.
Step Two: Plat Preparation and Submission
In this phase, the surveyor prepares the preliminary and final plats while legal counsel drafts accompanying documents such as deeds, easements and dedication language. The team compiles exhibits, application forms and any required engineering reports for submission to the planning commission or county office. Timely and accurate submissions minimize back-and-forth and support a clearer path to approval and recording of the final plat once conditions are satisfied.
Drafting Required Legal Instruments
Legal documents prepared during this stage include deed descriptions for new parcels, easement agreements, maintenance covenants, and dedication statements. These instruments must be consistent with the plat and drafted to reflect any negotiated terms with neighbors or utility providers. Proper drafting ensures that recording the plat and related documents will establish rights and obligations that are enforceable and transparent for future owners.
Responding to Agency Feedback
After submission, planning staff may provide comments requesting clarifications or technical revisions. Legal counsel coordinates responses with surveyors and engineers to address these comments promptly and accurately. Effective collaboration reduces the number of review cycles and brings the application closer to final approval, while ensuring that any requested changes are handled in a way that preserves the owner’s objectives and complies with local standards.
Step Three: Final Approval and Recording
Once the planning commission approves the final plat, the final recorded documents must be prepared for the register of deeds. This includes executing any deeds, easement instruments, dedications and certificates required for recording. Legal counsel verifies that recording forms meet county standards and oversees submission so the new parcels are legally established and available for sale, financing or development.
Execution of Documents and Dedications
Prior to recording, necessary parties execute deeds, easement agreements and any acceptance documents related to dedications. Legal review ensures signatures, notarizations and certificate language conform to recording requirements. Proper execution protects the integrity of the recorded plat and secures the legal transfers and obligations reflected on the map.
Recording and Post-Recording Steps
After recording, legal counsel confirms that the register of deeds has accepted the plat and that recorded instruments are indexed correctly. We advise clients on next steps such as updating tax records, notifying utility providers, and preparing for sales or construction. Post-recording attention helps ensure that the newly created parcels function as intended and that documentation supports future ownership transfers.
Frequently Asked Questions About Subdivision and Platting
What is the typical timeline for subdividing property in East Ridge?
Timelines vary depending on project complexity, local review cycles and whether municipal comments require revisions. Straightforward lot splits with clear title and minimal municipal conditions can proceed in a matter of weeks after the survey and filings are prepared, while larger developments requiring engineering reports, utility agreements, and multiple agency reviews may take several months. Early consultation with planning staff and thorough preparation of the plat and supporting materials typically reduce unexpected delays and help create a realistic schedule for approval and recording. For an accurate timeline, schedule an initial review to assess the property, survey requirements, and any foreseeable issues. This review will identify likely review steps and whether variances or additional engineering approvals are needed, so you can plan for application cycles and any potential revisions before final approval and recording are completed.
How much does it cost to prepare and record a plat in Hamilton County?
Costs depend on surveyor fees, municipal application and recording fees, and any legal work needed to clear title or draft easements and dedications. Surveyor fees vary with property size and complexity, and recording fees are set by the county. Legal fees reflect the scope of services, whether a limited filing or a comprehensive package that includes title curative work and negotiation of agreements. Obtaining a detailed estimate after an initial review helps set expectations for total project costs. To produce a clear quote, provide recent title information and a description of the intended subdivision. With those documents we can outline expected survey requirements, municipal fees and legal services that are likely to be necessary, helping you make an informed decision about proceeding and understanding the financial commitments involved.
Do I need approval from neighbors to subdivide my property?
Neighbor approval is not always required, but adjacent property owners may need to be part of the process when access, shared driveways, or easements are involved. When the subdivision impacts a neighbor’s access or extends across an existing easement, agreements or recorded easements often must be negotiated and documented. Public notices or hearings may also alert neighbors, creating opportunities to raise concerns that could affect approval. Open communication with nearby owners can prevent disputes and smooth the review process. If a neighbor’s legal rights are implicated, counsel can negotiate an agreement that clarifies access, maintenance responsibilities, or compensation, and then record that agreement along with the plat. Addressing these matters early avoids surprises during municipal review and helps ensure the subdivision can move forward without protracted disputes.
What happens if a title issue is found during the subdivision process?
When a title issue appears, such as an unrecorded lien, conflicting deed descriptions or historic encumbrances, the matter must be resolved before final plat approval or recording. Resolution may involve paying a lien, obtaining corrective deeds, negotiating releases, or preparing curative documents. Legal counsel will evaluate the title problem, recommend appropriate remedies, and take steps to clear title so the plat can be recorded and new parcels sold or financed without lingering defects. Resolving title issues early in the process is often more efficient and cost-effective than waiting until closing or an attempted sale. We work with title companies and other stakeholders to identify solutions that align with project goals and municipal requirements, and we prepare the necessary documents for recording once the issue is addressed.
How are easements shown and enforced on a plat?
Easements are typically shown on the plat with clear labels describing their purpose and dimensions, and they are recorded so future owners and title companies can see the rights granted. Easement language should specify who holds the right, the permitted uses, maintenance responsibilities and any limitations. Recording the easement alongside the plat creates an enforceable public record that governs how the affected parcel and the easement area may be used in the future. If a dispute arises over an easement’s use or maintenance, recorded documents provide the basis for enforcement or negotiation. Legal counsel can assist in drafting or defending easement provisions and in pursuing resolution through negotiation or, if necessary, appropriate legal remedies to protect the rights of the parties involved.
Can I change the plat after it has been recorded?
After a plat is recorded, changing it typically requires preparing a corrective or amended plat and following the county’s procedures for modification. Minor clerical corrections may be handled administratively, but changes affecting lot lines, dedications, or recorded easements usually require re-submission to municipal authorities and may be subject to review or approval. Any amendment must be documented and recorded so that the public record accurately reflects the current legal configuration of the parcels. When modifications are needed, consult early to determine whether a corrected plat or an entirely new submission is required. Proper legal and technical handling helps preserve clarity in title records and avoids unintended consequences for financing or future conveyances of the affected parcels.
Will a newly recorded plat affect my property taxes?
Recording a plat can affect property taxes because it creates new parcel identifiers and may change assessed values based on new lot configurations. The county assessor typically updates tax records after the plat is recorded, which can lead to separate assessments for each new parcel. These changes are administrative, but owners should be prepared for potential reassessments and updated tax bills following the creation of new lots. Consulting with local tax authorities or your attorney prior to recording can clarify likely tax implications so you can plan for any adjustments. Understanding these effects up front helps avoid surprises and ensures you are prepared for the administrative steps that follow recording.
What municipal approvals are commonly required for subdivisions?
Common approvals include planning commission review for preliminary and final plats, engineering review for road and stormwater designs, and municipal acceptance of dedications such as rights-of-way. Depending on the project, other departments may need to review utility connections, environmental impacts, or zoning variances. Each municipality has specific submission checklists and standards to meet, and understanding these requirements is essential to avoid administrative rejections or delays. Early coordination with municipal staff and preparing complete, accurate submissions increase the likelihood of approval. Legal counsel can help interpret local requirements, compile necessary documentation, and respond to agency comments promptly so the project moves through review as efficiently as possible.
How do utility connections and road access affect plat approval?
Utility connections and road access are fundamental to plat approval because they affect public safety, serviceability and future development. Planning authorities often require evidence of water and sewer availability, designs for road improvements, and stormwater measures. Where public utilities are not immediately available, approvals may require agreements or bonds to ensure future connections and infrastructure improvements are completed to municipal standards before final acceptance. Legal counsel works with engineers and municipal staff to document utility commitments, draft agreements and address access concerns so the plat can meet approval criteria. Clear documentation of responsibilities for construction and maintenance prevents delays and provides the record needed for lenders and buyers to proceed with confidence.
What documents are needed to record a final plat in Hamilton County?
Recording a final plat usually requires the executed plat itself, any accompanying deeds, easement instruments, dedication certificates, and the appropriate recording fee payable to the register of deeds. The county may also require approvals or signature blocks from planning officials, surveyor certification, and notarized signatures. Ensuring that each document contains the required language and certifications avoids rejection at recording and supports a clean title history for the new parcels. Working with counsel and the surveyor before submission helps confirm that all required documents are properly executed and formatted for recording. This preparation minimizes administrative setbacks and ensures the final plat and related instruments are indexed and accessible in public records for future transactions.