Comprehensive Guide to Subdivision and Platting for South Pittsburg Property Owners
Subdivision and platting work can determine how land is divided, developed, and recorded, and it shapes the future use and value of property in South Pittsburg and surrounding Marion County. Whether you are a landowner planning a new lot layout, a developer navigating local regulations, or a neighbor concerned about proposed changes, understanding the legal framework will help you make informed decisions. This guide explains the steps developers and property owners typically encounter, the municipal and county review processes, and how the Jay Johnson Law Firm assists clients in managing approvals and documentation for subdivisions and plats in Tennessee.
Local rules, zoning designations, infrastructure requirements, and municipal procedures all influence how a subdivision moves from a concept to a recorded plat. In South Pittsburg, attention to plats, easements, access points, and utility arrangements is essential to avoid delays or rework. Our team helps clients interpret platting standards, prepare submissions for planning commissions, and address concerns from public works or utility providers. The focus is on clear communication with local officials and practical planning to streamline the approval timeline while protecting property rights and future development potential.
Why Subdivision and Platting Legal Support Matters Locally
Legal guidance for subdivision and platting offers property owners and developers a way to anticipate municipal requirements and reduce the risk of costly setbacks. Proper legal review clarifies title issues, easements, access rights, and infrastructure obligations, helping clients avoid disputes and unexpected costs during development. Working with a law firm familiar with Marion County and South Pittsburg procedures facilitates more effective communication with planning departments, reduces the likelihood of revisions, and helps ensure plats are recorded correctly. This service adds predictability to projects, helping landowners preserve value and proceed with confidence through the approval process.
About Jay Johnson Law Firm and Our Approach to Land Division Matters
Jay Johnson Law Firm serves clients across Tennessee with practical legal solutions for real estate and land development matters. The firm focuses on guiding property owners through subdivision and platting procedures, negotiating with municipal staff, preparing required documentation, and resolving title or boundary complications. Our approach emphasizes clear communication, careful review of local ordinances, and coordinated work with surveyors, engineers, and planners to achieve efficient outcomes. Clients benefit from a steady process-driven method that reduces surprises and supports timely recording of plats and deeds in county records.
Understanding the Subdivision and Platting Process
Subdivision and platting law covers the legal steps needed to divide land into multiple lots, create easements, and document public and private rights so parcels can be sold or developed. The process generally starts with site planning and surveys, followed by submission of a preliminary plat to the local planning authority. Regulatory review ensures compliance with zoning, lot size, road access, drainage, and utility requirements. A recorded final plat then becomes the official legal description for new lots. Legal oversight helps interpret requirements and position filings for approval while protecting the property owner’s long term interests.
When a plat is filed, it becomes a public record that defines boundaries, rights of way, and restrictions, so accuracy and compliance are essential. Attorneys review survey reports, title commitments, and municipal comments to identify legal issues such as outstanding easements, covenants, or access limitations. They also assist in drafting deeds, easement agreements, and development covenants that accompany a plat or are recorded afterward. Effective legal involvement reduces the risk of rejections and ensures that new parcels will be marketable and usable under local rules and utility agreements.
What a Plat and Subdivision Mean Legally
A plat is a map showing how a parcel of land will be divided and it establishes official lot lines, streets, easements, and other legal designations. A subdivision refers to the process and result of dividing a larger tract into two or more parcels for sale or development. Recording a final plat with county land records creates legal descriptions for each lot and often triggers requirements related to infrastructure and access. Legal review at each stage confirms that deeds, surveys, and recorded documents are consistent and enforceable, protecting both developers and future property owners from disputes.
Key Elements and Typical Steps in Plat Approval
Typical elements in plat approval include boundary surveys, topographic and floodplain analysis, road and utility planning, stormwater management, and compliance with subdivisions regulations. The process often demands coordination with surveyors, engineers, and municipal staff to prepare preliminary and final plats, address planning commission comments, and secure necessary permits. Attorneys help by reviewing legal descriptions, drafting deed language, ensuring easements are recorded correctly, and advising on requirements for bonding or guarantees for infrastructure improvements. Thorough preparation reduces the chance of revisions and supports a smoother path to final recording.
Key Terms and Glossary for Subdivision and Platting
Understanding common terms helps property owners and developers navigate the platting process more confidently. This glossary clarifies phrases like easement, right of way, final plat, preliminary plat, dedication, and restrictive covenants, among others. Each term carries legal consequences for ownership, access, and development rights. A clear grasp of these definitions makes it easier to review survey documents and county feedback, communicate with professionals, and ensure that recorded instruments reflect the intended arrangements for land use and responsibilities among property owners and public entities.
Easement
An easement is a legal right for someone to use a portion of another’s property for a specific purpose, such as utilities, access, or drainage. Easements may be permanent or temporary and can be recorded on the property deed or established by statutory processes. When preparing a plat, it is important to identify any existing easements and to propose new easements needed for utilities or access. Legal review ensures that easement language is clear, records are consistent with surveys, and potential conflicts with title or future development plans are addressed in recorded documents.
Final Plat
A final plat is the formal document submitted for recording after planning approvals are complete. It contains precise lot dimensions, easements, public dedications, and signatures required by the planning authority and county register. Once recorded, the final plat creates legal lots and sets the official descriptions used in deeds and tax records. Attorneys review the final plat to confirm that recorded text, survey data, and title instruments align, and to prepare any accompanying deeds or covenant instruments. Accurate preparation avoids future boundary disputes and ensures marketable title for new lots.
Preliminary Plat
A preliminary plat is an initial submission to the planning commission that shows the intended layout of a subdivision, including lot lines, streets, and proposed easements, and seeks conditional approval before final engineering and surveys are completed. This stage provides the municipality an opportunity to provide feedback on compliance with zoning and infrastructure requirements. Legal input at this stage helps identify title issues, potential conflicts with existing deeds or covenants, and any consent or releases needed from third parties, thereby streamlining the path from conceptual approval to final recording.
Dedication
A dedication is the formal conveyance of land or easement for public use, such as roads or parks, typically shown on a plat and accepted by a public authority. Dedications can be unconditional or may require acceptance by the municipality before they take effect. Legal counsel helps ensure dedication language is appropriate, coordinates acceptance with local officials, and confirms that dedications do not unintentionally impair private property rights. Proper documentation and recording make responsibilities clear for maintenance, access, and future development obligations tied to the dedicated areas.
Comparing Limited Filing Options with Full Subdivision Approvals
Property owners sometimes have options that range from a simple boundary line adjustment or lot split to a full subdivision requiring detailed engineering and public hearings. Limited approaches may be appropriate for minor reconfigurations that do not create additional public infrastructure obligations, while full subdivision approvals are needed when new streets, utilities, or multiple parcels are created. Legal review helps determine which route fits your goals, identifies permit needs, and evaluates the timeline and costs associated with each option. This analysis guides clients toward the most efficient path that aligns with municipal regulations and development aims.
When a Boundary Adjustment or Lot Split May Be Enough:
Minor Reconfiguration Without New Public Infrastructure
A limited approach is often sufficient when landowners need small adjustments to lot lines, merge parcels, or create a single additional lot without requiring new roads, major drainage changes, or expanded utility networks. These transactions typically rely on simpler survey work and shorter municipal reviews. Legal counsel assesses deed restrictions, existing easements, and any necessary waivers to determine eligibility for a streamlined process. Proper preparation of legal instruments and recordable documents ensures the change is properly reflected in county records and minimizes the potential for future title or access disputes.
Preserving Existing Access and Utilities
When existing access points and utility arrangements will remain unchanged, and the reconfiguration does not increase demand on public services, municipalities may allow a simplified filing that avoids the full subdivision review. Even in these cases, legal review is important to confirm that recorded access rights, utility easements, and any covenants will not be impaired. Attorneys work with surveyors to create clear descriptions and support filings at the register of deeds, helping to conclude transactions efficiently while protecting future transferability of the affected parcels.
Why a Full Legal Review Is Advisable for Complex Subdivisions:
Projects Involving New Public Improvements
Comprehensive legal involvement becomes important for projects that require new roads, extended utilities, stormwater systems, or easement networks, because municipal acceptance, bonding, and long term maintenance arrangements often must be negotiated. Attorneys help prepare agreements for infrastructure construction, ensure clear dedication language, and advise on securities or warranties that municipalities may require. Careful legal planning protects the developer’s interests while addressing public responsibilities, reducing the chance of delays caused by incomplete agreements or unclear recordation.
Complex Title, Ownership, or Environmental Concerns
When title is clouded by prior conveyances, unresolved easements, or environmental constraints such as wetlands or buffer requirements, a full legal review is essential to identify and resolve barriers to approval. Attorneys coordinate title clearance, negotiate releases or boundary agreements, and work with consultants to address contamination, erosion control, or floodplain issues. This coordinated approach reduces the risk of regulatory rejection and helps create defensible, marketable lots that comply with local, state, and federal requirements affecting land division and future development.
Benefits of a Thorough, Coordinated Approach to Platting
A thorough approach provides clarity for all parties involved in a subdivision project, aligning surveys, title work, engineering plans, and municipal requirements into a cohesive record. This reduces the likelihood of surprises during municipal review or closing, and helps prospective buyers understand rights and restrictions tied to their lots. Legal involvement can also provide proactive solutions for likely objections, coordinate acceptance of public dedications, and ensure that required permits and guarantees are in place before recording, which preserves financing and resale options for new parcels.
Taking a coordinated path also helps manage timelines and budgets by anticipating required revisions and facilitating earlier resolution of title or boundary disputes. By addressing potential barriers at the outset, property owners avoid repeated resubmissions and can better plan construction, sales, or financing milestones. The result is a more predictable project schedule and stronger legal protections in the recorded instruments that define lot boundaries, easements, and responsibilities for maintenance or improvements in the long term.
Clear Title and Transferability
One major benefit of a comprehensive approach is ensuring that each new lot has a clear and marketable description for sale or mortgage. Legal review resolves title exceptions, addresses outstanding liens or easements, and confirms that the final plat is consistent with deeds. Clear documentation reduces the risk of challenges at closing and supports financing by lenders who require unambiguous property descriptions. Effective coordination with title companies and county offices is essential to deliver lots that are ready for transfer without unexpected title complications.
Fewer Delays from Municipal Review
Careful legal preparation often leads to fewer rounds of comments from planning departments and engineering reviewers, which shortens project timelines. By identifying likely municipal concerns early and preparing responses or revised plans in advance, applicants can move more quickly through preliminary and final review stages. This attention to detail helps avoid repeated resubmissions and associated costs, and supports better coordination with contractors and lenders so that development can proceed on schedule once approvals and recordings are complete.
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Practical Tips for a Smoother Platting Process
Start with a Thorough Survey
Begin the process with an accurate, current boundary and topographic survey performed by a licensed surveyor, since survey accuracy underpins every subsequent step. A precise survey reveals setbacks, easements, flood zones, and other features that influence lot layouts and municipal requirements. Investing in a detailed survey early reduces the need for later corrections and supports clear communication with planning staff and title companies. When the legal descriptions and survey data align, applications and recorded instruments proceed with fewer surprises and better protection for property owners.
Engage Early with Local Officials
Coordinate Professionals from the Start
Coordinate surveyors, civil engineers, and legal counsel from an early stage so that technical design, regulatory compliance, and legal documentation progress together. This coordination prevents last-minute conflicts between engineered plans and recorded legal descriptions, and it streamlines responses to municipal comments. Legal review alongside technical design ensures that easements, dedications, and deed descriptions are ready for recording at the same time as engineered improvements, helping avoid delays at closing and better protecting the interests of developers and future property owners.
When to Seek Assistance for Subdivision and Platting
Consider legal assistance when your project involves creating new lots, adjusting boundaries, or when title issues, easements, or public infrastructure needs may complicate approvals. Projects that trigger municipal requirements for roads, stormwater management, or utility extensions especially benefit from legal coordination, since those elements often involve agreements, bonds, or dedications that require precise recordation. Legal help is also valuable when multiple owners, prior conveyances, or ambiguous deeds could affect the ability to create clear, transferable lots.
You may also seek counsel if neighbors or third parties raise concerns about access, drainage, or property use that could lead to objections during hearings. An attorney can assist in negotiating solutions, preparing recordable instruments that address those concerns, and presenting documentation to planning authorities in a clear and organized way. This proactive approach reduces the risk of project interruptions and supports timely completion of the platting and recording steps necessary to move development forward.
Common Situations That Require Legal Support for Plats
Typical circumstances include dividing family land for sale, creating lots for residential or commercial development, resolving boundary disputes that block a sale, or clearing title issues that arise during closing. Developers and property owners may need legal assistance when municipal conditions require dedications, when easements must be negotiated with utilities or neighboring properties, or when regulatory constraints such as floodplain or environmental protections affect lot configurations. Legal guidance helps navigate these scenarios to achieve recorded plats that reflect agreed terms and regulatory compliance.
Family Partition or Lot Division
When heirs or family members wish to divide inherited land, legal assistance ensures that transfers comply with local subdivision rules and that each new parcel has a clear description for sale or individual ownership. Attorneys review title histories, prepare deeds, and coordinate necessary surveys and filings, helping families avoid disputes and preserve property values. Properly recorded plats and deeds also support tax assessment and future transfers, providing certainty for each new owner about access, utilities, and any shared obligations tied to the land.
Preparing Land for Sale or Development
Property owners preparing to sell or develop land often need a plat to create marketable lots and to satisfy lender and buyer requirements. Legal review ensures that easements, covenants, and access rights are correctly documented and that the final plat aligns with title commitments. Attorneys also assist with negotiations over off-site improvements, agreements for shared driveways, or conditions set by municipalities, helping sellers and developers create parcels that are attractive to buyers and ready for financing and construction.
Resolving Title or Boundary Issues
Boundary disputes, ambiguous legal descriptions, or old surveys that conflict with current conditions can prevent recording of a new plat and impede sales. Legal counsel works with surveyors to reconcile differences, negotiates boundary line agreements when appropriate, and prepares the documents necessary to clear title. Resolving these matters before filing a final plat prevents rejection by the register of deeds and reduces the risk of future litigation, allowing property transactions to proceed with confidence in the accuracy of recorded descriptions.
Local Legal Services for South Pittsburg Subdivisions
Jay Johnson Law Firm provides practical legal assistance to property owners and developers working in South Pittsburg and Marion County, handling plat preparation, title review, easement negotiation, and filings with local planning bodies. We coordinate with surveyors and engineers, respond to municipal feedback, and prepare recordable instruments that reflect the approved plat. Clients receive transparent guidance on timelines, filing costs, and documentation so that projects move forward with clear expectations and a plan for successful recording and transfer of new lots.
Why Work with Jay Johnson Law Firm for Platting Matters
The firm focuses on delivering practical legal solutions for land division issues across Tennessee, including thorough review of title commitments, coordination with surveying professionals, and preparation of deeds and easements that match the final plat. Our role is to ensure that the recorded instruments support the client’s development goals and comply with municipal and county requirements, helping to reduce the potential for rejections or delays during the approval process.
When projects involve municipal hearings or conditions requiring agreements for public improvements, the firm helps negotiate and document the necessary terms, such as maintenance responsibilities, dedications, or performance guarantees. This coordination clarifies obligations among developers, local governments, and utility providers, so that the final plat can be accepted and recorded with fewer obstacles and clearer long term expectations for maintenance and access.
Communication with title companies, county registers, and planning staff is a consistent part of the service, reducing surprises at closing and ensuring that new lots are marketable. The firm provides realistic timelines and cost expectations, helping clients plan construction, sales, or financing milestones around the permitting and recording process in South Pittsburg and Marion County.
Ready to Discuss Your Subdivision or Platting Needs? Contact Us
How We Handle Subdivision and Platting Matters
Our process begins with an intake meeting to understand goals, review title and survey materials, and identify regulatory constraints. We then coordinate necessary surveys and engineering work, prepare preliminary submissions to local planning authorities, and assist with responses to municipal comments. Once conditional approvals are secured, we prepare the final plat, draft deeds and easement instruments, and handle recording at the register of deeds. Throughout, we keep clients informed of timelines, required fees, and steps needed to achieve recorded lots ready for transfer or development.
Step One: Initial Review and Planning
The initial review phase evaluates title history, existing easements, and site constraints, and identifies zoning or regulatory hurdles that may affect lot layouts. We assess whether a lot split, boundary line adjustment, or full subdivision approval is required, and outline the anticipated submissions and studies. This early assessment helps clients understand potential costs, timelines, and any third-party consents that may be necessary before filing a preliminary plat or other documentation with municipal authorities.
Reviewing Title and Survey Data
We examine title commitments and any prior recorded instruments to identify encumbrances, easements, or restrictions that could impact the proposed division of land. Coordination with a surveyor verifies that the field work matches legal descriptions and helps detect any discrepancies that need resolution. Addressing these matters up front prevents surprises during municipal review or at closing and establishes a clear baseline for drafting deeds and recordable plats.
Assessing Municipal Requirements and Constraints
This part involves identifying local zoning classifications, minimum lot sizes, setback requirements, and stormwater or road design standards that apply in South Pittsburg and Marion County. Early consultation with planning officials clarifies required studies or engineering standards, and helps anticipate conditions the planning commission may impose. Preparing for these requirements at the start reduces the likelihood of substantive revisions later in the approval process.
Step Two: Submissions, Review, and Negotiation
After initial planning, we assist in preparing the preliminary plat and supporting documents for submission to the planning commission and public agencies. This phase includes responding to staff comments, negotiating any necessary easement or dedication language, and coordinating engineering revisions. The objective is to secure conditional approvals or required variances so the project can proceed to final plat preparation with a clear understanding of municipal conditions and any required performance guarantees or bond arrangements.
Preparing and Submitting the Preliminary Plat
We compile the legal descriptions, surveys, and supporting studies required for a preliminary submission and ensure that the application addresses relevant zoning and infrastructure standards. Legal review confirms that all proposed easements, dedications, and access arrangements are documented in a way that aligns with local expectations and title records. Clear, complete submissions reduce the number of review cycles and help planning staff evaluate the proposal efficiently.
Negotiating Conditions and Resolving Objections
When planning staff or neighboring property owners raise concerns, we work to negotiate practical solutions, revise documents accordingly, and prepare the documentation to memorialize agreements. This may involve drafting access agreements, clarifying maintenance responsibilities, or proposing alternative layouts that address objections. Effective negotiation and responsive documentation often lead to smoother approvals and clearer expectations for recorded instruments.
Step Three: Final Plat, Recording, and Post-Approval Matters
Once conditional approvals are in place and required improvements or guarantees are arranged, we prepare the final plat and any accompanying deeds, easements, or covenants for recording. Final review ensures that signatures, notary acknowledgements, and county filing requirements are satisfied. After recording, we advise on any post-approval obligations such as infrastructure acceptance, maintenance agreements, or developer responsibilities, and assist with any additional filings needed to support sales or financing of the new lots.
Preparing Recordable Documents
Finalizing the project involves drafting the final plat document, recordable deeds, and any easement or covenant instruments that must accompany the recording. We verify that legal descriptions match survey data and that the final plat conforms to municipal sign-off. Attention to recording details prevents clerical rejections and ensures that property descriptions in deeds, tax records, and title commitments are consistent for future sales and financing.
Assisting with Post-Recording Requirements
After the plat is recorded, there may be obligations such as completing bonded infrastructure or obtaining municipal acceptance of roads and utilities. We monitor those post-recording steps, help prepare any required documentation for municipal acceptance, and advise clients on how these obligations affect transferability and development timing. Ensuring proper closure of post-approval matters protects both the developer and subsequent property owners from uncertainty about maintenance or responsibility.
Frequently Asked Questions about Subdivision and Platting in South Pittsburg
What is the difference between a preliminary plat and a final plat?
A preliminary plat is an initial plan submitted for review that shows the proposed division of land and seeks conditional approval from the planning authority. It allows municipal staff and decision makers to review layout, infrastructure plans, and potential regulatory issues before detailed engineering is complete. Preliminary approval outlines required revisions or conditions that must be met prior to final plat submission.A final plat is the recordable document prepared after required changes and approvals are obtained, reflecting precise lot dimensions, easements, dedications, and required signature blocks. Recording the final plat creates legal lots and establishes the official descriptions used in deeds, tax records, and title work, and it typically follows completion of conditions set at the preliminary stage.
How long does the plat approval process typically take in Marion County?
The timeline for plat approval varies depending on project complexity, required studies, and municipal schedules, but many simple lot splits or minor adjustments can be processed in a few weeks to a few months. Full subdivisions that require engineering, stormwater review, or public hearings often take several months, and coordination with surveyors and engineers affects the schedule.Early communication with planning staff and thorough preparation of submission materials usually shortens review times. Legal coordination to clear title issues and address potential objections can prevent repeated resubmissions, leading to a more predictable timeline for final recording and subsequent property transfers.
Will I need to dedicate land or grant easements for my subdivision?
Dedications and easements are common elements of subdivision approvals. Municipalities often require dedication of right of way for new roads or easements for utilities and stormwater management to ensure long term public access and infrastructure operation. These dedications and easements are typically shown on the plat and recorded as part of the final filing.Legal review helps determine what dedications or easements are necessary, negotiates acceptable language where needed, and coordinates municipal acceptance. Addressing these items early avoids surprises during final approval and clarifies responsibilities among property owners, utility providers, and local government.
How are boundary disputes handled during the platting process?
Boundary disputes discovered during platting are commonly handled by working with a licensed surveyor to confirm the correct lines and by negotiating boundary agreements when parties consent. If title descriptions are ambiguous or conflict with field conditions, attorneys coordinate to obtain necessary releases, quiet title actions, or boundary line adjustments to create clear, recordable descriptions.Resolving disputes before filing a final plat prevents rejection by the register of deeds and reduces the risk of future litigation. Legal counsel assists in documenting agreements and preparing recordable instruments that reflect the resolved boundary arrangements.
Can a lot split be completed without submitting a full subdivision application?
In many cases, a lot split or boundary line adjustment can be completed through a streamlined municipal or county procedure when the change does not require new public infrastructure or create additional lots beyond local thresholds. Requirements vary by jurisdiction, and simple reconfigurations still need accurate surveys and proper recording to ensure clear title.Legal review determines whether a simplified filing is appropriate and prepares the necessary deeds and recordable documents. Ensuring alignment with local rules and existing easements before filing reduces the chance of rejection and supports smooth recording at the register of deeds.
What documents are required to record a final plat?
Recording a final plat typically requires the final plat document with required signatures, engineer or surveyor certifications, municipal approvals, and any accompanying deeds, easements, or covenants that must be recorded concurrently. The register of deeds will also require applicable filing fees and may have specific formatting or notarization requirements.Legal counsel prepares and reviews all documents to ensure consistency with survey data and title commitments and coordinates submission to the recorder’s office. Careful attention to recording requirements prevents clerical rejections and ensures that property descriptions are ready for future transfers.
How do utility connections and stormwater requirements affect plat approvals?
Utility connections and stormwater requirements often influence lot layout and infrastructure obligations, and municipalities may require engineered plans demonstrating compliance with drainage and utility standards. These requirements can affect the size, shape, and placement of lots and sometimes necessitate easements or off-site improvements that must be documented and secured.Working with engineers and legal counsel from the outset helps integrate these technical standards into the plat design and prepares the legal instruments necessary to support infrastructure arrangements. Addressing utility and stormwater concerns early reduces delays and aligns the plat with municipal acceptance criteria.
What happens if the planning commission denies the preliminary plat?
If a planning commission denies a preliminary plat, the decision will usually include reasons for denial and guidance on what changes are needed for reconsideration. Parties can revise the proposal to address the stated concerns and resubmit, or they can seek conditional variances or alternative solutions if permitted by local rules.Legal assistance helps interpret the commission’s decision, advise on feasible revisions, and prepare a revised submission or an appeal when appropriate. A coordinated response that addresses the commission’s issues improves the chances of a successful resubmission.
Do I need to notify neighbors or hold hearings for a subdivision?
Notification and hearing requirements vary by jurisdiction, but many municipalities require notice to adjacent property owners and open hearings for certain subdivision applications, particularly when variances or conditional uses are involved. Public meetings allow neighbors and other stakeholders to raise concerns that the planning commission will consider in its decision.Preparing for hearings includes compiling clear documentation, responding to likely questions, and seeking negotiated solutions to neighbor concerns where possible. Legal counsel can advise on notification obligations and assist in presenting the proposal at hearings to clarify compliance and proposed mitigations.
How can I confirm that the recorded plat matches the legal descriptions used in deeds?
To confirm that a recorded plat matches legal descriptions in deeds, review the final recorded plat alongside the deed descriptions and the surveyor’s certified drawings to ensure consistency in lot dimensions, bearings, and easement locations. Title companies often verify that the recorded plat corresponds with title commitments during the closing process.Legal and survey coordination prior to recording minimizes discrepancies. If inconsistencies arise after recording, attorneys can advise on corrective recordings, supplemental affidavits, or other measures to align deeds with the official plat and preserve marketable title for future transactions.