Opinion ID: 1931405
Heading Depth: 3
Heading Rank: 2

Heading: Title to Lot 11 and Lot 12

Text: Mr. Duffie acquired title to a lot composed of Lots 11 and 12 from his father's estate. At that time zoning merger had already occurred. The respondents contend that, should we find zoning merger of Lot 11 and Lot 12, our decision will wreak havoc on the title search procedures that a landowner who seeks to buy property must undertake. That is, the respondents urge that there must be an exhaustive title search in order to determine if two or more lots were ever held in common ownership and may have been used in a manner suggesting zoning merger. Such a practice, according to respondents, can lead to clouds on title and undermine zoning and subdivision laws. As stated by the MNCPPC, every situation involving the application of the merger doctrine for subdivision matters could potentially involve a factual dispute over whether a prior or current owner ever `desired' [ i.e., intended] to merge the lots (alteration added). As we have indicated previously, a common owner of property who constructs a building on one lot which incorporates space from an adjacent lot in order to fulfill setback requirements still maintains two separate lots for title purposes. See Ridge, 352 Md. at 658, 724 A.2d at 34. See also Rouse-Fairwood Devel. Ltd. Partnership v. Supervisor of Assessments for Prince George's County, 138 Md.App. at 630, 773 A.2d at 559 (stating that this Court, in Ridge observed that lots do not remain separate merely because they appear separately on a subdivision plan). Surveys are available to answer many of the title questions that might arise. Surveys routinely disclose encroachments. Surveys can as easily determine setback violations on abutting properties. The records of the administrative entities are public records and thus, available; land records of adjacent lots are also available (they were clearly available in the present case  they are, for the most part, in the record); title insurance is likewise available in most instances; actions in ejectment, quia timet [29] and the like are available. If disputes arising from encroachments or setback violations lead to claims of adverse possession or an action for ejectment, the parties generally seek judicial review in an effort to remove any such clouds on title. The same can be done via declaratory judgment actions in respect to the factual applicability of zoning merger emanating from adjacent properties. The task, for competent title attorneys, is not insurmountable. It would not be necessary as respondents speculate to trace title to an indefinite time for, as we have indicated, there are avenues which may be used to resolve the infrequent title questions that may arise. As petitioner suggests, DPS might revise its permit application to determine whether the subject lot is presently, or was formerly, held in common ownership with a contiguous lot. In the instant case, Lot 11 and Lot 12 apparently were still held by Mr. Duffie when Design-Tech obtained its building permit. [30]