AU2005201739A1

AU2005201739A1 - System, method & apparatus for the provision of property related data

Info

Publication number: AU2005201739A1
Application number: AU2005201739A
Authority: AU
Inventors: Michael Avey; Bryan R Mclennan; Angus Scown
Original assignee: SPATIAL DATA EXCHANGE Pty Ltd
Current assignee: SPATIAL DATA EXCHANGE Pty Ltd
Priority date: 2004-04-27
Filing date: 2005-04-27
Publication date: 2005-11-10
Anticipated expiration: 2025-04-27
Also published as: AU2005201739B2

Description

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P/00/011 Regulation 3.2

AUSTRALIA

Patents Act 1990

ORIGINAL

COMPLETE SPECIFICATION STANDARD PATENT Invention Title: "SYSTEM, METHOD APPARATUS FOR THE PROVISION OF PROPERTY RELATED DATA" The following statement is a full description of this invention, including the best method of performing it known to me/us: 1 n TITLE

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o SYSTEM, METHOD AND APPARATUS FOR THE PROVISON OF PROPERTY RELATED DATA FIELD OF THE INVENTION The invention relates to a system, method and apparatus for the provision of property related data. Although the invention will be described in relation to the provision of property related data concerning properties in Queensland, 0 NAustralia, it will be appreciated that this is merely exemplary and is not limited to 0 S 10 properties in this region.

BACKGROUND TO THE INVENTION When a property is listed for sale, or when the transfer of ownership is being arranged, real estate agents, lawyers, banks and the like need to be able to accurately identify the property. Similarly the sellers and purchasers need to agree with real estate agents, lawyers and banks that everyone is talking about the same property.

In the State of Queensland, Australia, for example, the property is identified as being the correct property by examining at least a certificate of title obtained from the Queensland Government's Department of Natural Resources and Mines (NRM&E) and/or a survey plan obtained from NRM&E or another source, such as a surveyor, and/or a cadastral map obtained from NRM&E or other sources, such as resellers of the Queensland Government's Digital Cadastral Database (DCDB). A similar situation exists in all other states and territories in Australia. The process is also similar in other countries, albeit involving different specific documents obtained from different sources.

2 A typical certificate of title shows a unique description of the property,

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which in Queensland is a lot number on a plan number. The certificate of title includes other information such as the registered owner, the county or parish or other district in which the property is situated and the relevant local government, any easements, encumbrances and interests in the property and any administrative advices and unregistered dealings relating to the property. Until the early 1970's in Queensland the title also showed a diagram of the property, but when the Queensland Title Registry was computerised, all titles were 0 oconverted to digital files and the diagram no longer appeared on the title. This means that some other documentation is required, in addition to the title, to ensure all parties have certainty about what property they are dealing with. This other document is usually the survey plan.

The clarity of information shown on survey plans varies enormously and is usually dependent on when the survey was conducted. While some survey plans can be easily read and the properties shown on them can be readily identified with certainty, others are unclear and confusing. For example, one particular pre-1890 survey plan shows a subdivision of 25 lots in West End, Brisbane. Much of Queensland was covered by survey plans before 1900 and there are a lot of survey plans like this in the land registry. Clear labelling of street names is of importance in identifying the location of properties, but in older survey plans such clarity is lacking. For example, on the pre-1890 survey plan referred to above, the nearest street intersection to the property of interest does not show the correct street name. Another problem is that all distances on the survey plan are shown in links rather than metres and all areas are shown in perches rather than square metres or hectares. Furthermore, the survey plan 3 shows three lots between the property and the nearest intersection, whereas, in

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oreality, there are actually four.

Another example of a survey plan is of one produced in 1999 that is a resurvey of a lot that was originally surveyed in the 1880's. Although the correct number of lots is shown, the measurements are more accurate than the 1880 survey and the measurements are in metres, there is so much information on the plan that it had to be drawn on two sheets. Most of the information is of little use IC to anyone except surveyors and consequently the survey plan is difficult to comprehend and difficult to extract the desired information. Another disadvantage is that the distance between the property and the nearest street intersection is shown on one of the sheets, while the actual dimensions and area of the property are shown on the other sheet, thus necessitating reference to two separate plans to discern the desired information.

A further survey plan is a 1964 survey plan that was originally drawn on one large sheet. Due to scanning technology shortcomings when NRM&E decided to scan and store all the plans electronically in its registry the scanned image is broken into two sheets. This means that if someone wants to confirm the location of, say, lot 16 on this plan they have to examine both sheets to locate the property. Being a pre-1970's plan the distances are still in links and the areas are in perches. This means that to work out the distance to the nearest street corner, or the dimensions of the property, distances have to be multiplied by 0.201168. To convert perches to square metres the multiplier is 25.292875.

A yet further survey plan is a 1998 survey plan that clearly shows, in metres and square metres the dimensions and area of each lot. However, it 4 does not show a distance to the nearest street intersection. In other words,

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owithout the aid of other survey plans or a cadastral map it could be very difficult to accurately determine where lot 13 is actually located.

Cadastral maps can be obtained in different formats from a number of sources, such as from NRM&E. Cadastral maps show property boundaries and other information, such as lot numbers, areas and street names, but they do not show accurate surveyed dimensions. The features of some of the different IC cadastral maps available will now be described 0 0NRM&E SmartMaps are obtained by request at NRM&E sales outlets throughout Queensland or by placing orders over the internet. At the centre of the map is the nominated property. The customer can nominate a map scale or paper size, usually A3 or A4, or leave it up to the staff to decide what scale or paper size is appropriate. The nominated property is not highlighted on the map in any way and apart from being at the centre of the map the only other indication of the purpose of the map is shown in a 'Subject Parcel Description' box at the bottom of the map. It is therefore necessary for the user of the map to locate the property on the map themselves. Also to be seen on such maps is the date the map was produced and a statement that 'The information hereon is not an official record and its accuracy is not guaranteed'.

RP Data cadastral maps can be delivered over the Internet in response to an enquiry. It shows the property's location in relation to other surrounding properties and streets, but it does not provide information such as the lot and plan number of the property and adjoining properties, dimensions of the lot and the distance to the nearest street corner.

Land Victoria maps were delivered over the Internet in response to a

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osubmitted enquiry and are provided in various forms. One form is an extract from an Area Map that shows the property highlighted in relation to surrounding properties and streets. Some, but not all, lots are identified on this map by lot numbers, but the lots that have been labeled appears to be randomly 0determined. Unfortunately, on this example, no lot number was allocated to the subject property, which is one of the reasons the map was initially requested.

IThere are also no plan numbers or dimensions. In another form, the property is 0 0highlighted in relation to surrounding properties and streets and includes additional text comprising information such as the lot and plan number, parcel identifier, local government, state electorates and water businesses. In a third form, the map shows the property highlighted and adjoining properties. There are no lot numbers or street names on the plan, but the lot and plan number are listed in the text above the plan and the property boundaries are labelled with approximate dimensions.

Another problem with some of the cadastral maps is that they employ colour highlighting, which is fine when viewing on screen, but loses clarity when printed out on non-colour printers.

Hence, from the foregoing it can be seen that no single source clearly and unambiguously provides the information required by real estate agents, lawyers, banks, sellers and purchasers and the like to be able to accurately identify a property. Therefore, there is a need for a system, method and/or apparatus that addresses or at least ameliorates one or more of the aforementioned problems associated with the prior art and/or provides a useful commercial alternative.

6 In this specification, the terms "comprises", "comprising" or similar terms

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0are intended to mean a non-exclusive inclusion, such that a method, system or apparatus that comprises a list of elements does not include those elements solely, but may well include other elements not listed.

SUMMARY OF THE INVENTION In one form, although it need not be the only or indeed the broadest form, 0 C the invention resides in a system for the provision of property related data, said 0 o system comprising: a computer for providing said property related data; a machine to enable a user to request data related to a specific property; a communications network coupling said machine to be in communication with said computer; wherein, said computer performs the steps of: selectively extracting a subset of property related data from a store of said property related data in response to a request received from said machine; compiling multiple sources of property related data forming said subset into a common data structure; processing said compiled subset of property related data to generate a diagram to convey said subset of property related data to said user; and transmitting said diagram to said machine via said communications network; wherein, said diagram comprises one or more of: i) a representation of a boundary of said specific property; 7 Iii) a lot number, a plan number and an area of said specific

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0property displayed within said boundary; iii) a lot number and a plan number for each property abutting said specific property; iv) an approximate distance from said specific property to said nearest street intersection; v) an indication of a source of said property related data used to generate said diagram, a currency of said source and a date of generation 0 0of said diagram.

Suitably, said diagram may further comprise one or more of: an accurate distance of each side of said boundary of said specific property, said area of said specific property converted from acres, roods and/or perches to square metres, distances converted from chains and/or links to metres, bearings of each side of said boundary, a certification of said source and/or a level of accuracy of said property related data, a digital representation of a photographic image of said specific property, a series of maps at different scales depicting said specific property, a lot number and a plan number for each property between said specific property and a nearest street intersection.

Suitably, said store of property related data may be a database accessed by said computer via said communications network. Alternatively, said store may be a store local to said computer, such as a database or CD-ROM.

In another form, the invention resides in a computer in a networked computer environment for the provision of property related data, said computer performing the steps of: receiving a request for property related data from a machine coupled to 0 0be in communication with said computer via a communications network; selectively extracting a subset of property related data from a store of said property related data; compiling multiple sources of property related data forming said subset t' into a common data structure; processing said compiled subset of property related data to generate a diagram to convey said subset of property related data to a user of said 0 0machine; and transmitting said diagram to said machine via said communications network; wherein, said diagram comprises one or more of: i) a representation of a boundary of said specific property; ii) a lot number, a plan number and an area of said specific property displayed within said boundary; iii) a lot number and a plan number for each property abutting said specific property; iv) an approximate distance from said specific property to said nearest street intersection; v) an indication of a source of said property related data used to generate said diagram, a currency of said source and a date of generation of said diagram.

In a further form, the invention resides in method of providing property related data, said method comprising the steps of: Ireceiving a request for property related data from a user; 0 0selectively extracting a subset of property related data from a store of said property related data; compiling multiple sources of property related data forming said subset into a common data structure; t' processing said compiled subset of property related data to generate a diagram to convey said subset of property related data to said user; and transmitting said diagram to said user; 0 0wherein, said diagram comprises one or more of: i) a representation of a boundary of said specific property; ii) a lot number, a plan number and an area of said specific property displayed within said boundary; iii) a lot number and a plan number for each property abutting said specific property; iv) an approximate distance from said specific property to said nearest street intersection; v) an indication of a source of said property related data used to generate said diagram, a currency of said source and a date of generation of said diagram.

In a yet further form, the invention resides in a computer data signal embodied in a transmission medium, said signal comprising: a code segment including instructions for displaying a diagram to convey a compiled subset of property related data; a code segment including instructions for displaying a representation of a Iboundary of a specific property in said diagram;

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0a code segment including instructions for displaying a lot number, a plan number and an area of said specific property within said boundary in said diagram; a code segment including instructions for displaying a lot number and a 0plan number for each property abutting said specific property in said diagram; a code segment including instructions for displaying an approximate distance from said specific property to said nearest street intersection in said 0 0diagram; and a code segment including instructions for displaying in said diagram an indication of a source of said property related data used to generate said diagram, a currency of said source and a date of generation of said diagram.

The computer data signal may further comprise a code segment including instructions for displaying a series of maps at different scales of said specific property.

Further features of the present invention will become apparent from the following detailed description.

BRIEF DESCRIPTION OF THE DRAWINGS To assist in understanding the invention and to enable a person skilled in the art to put the invention into practical effect preferred embodiments of the invention will be described by way of example only with reference to the accompanying drawings, wherein: FIG 1 shows a schematic representation of a system in accordance with one embodiment of the present invention; IFIG 2 shows an example of a user interface of said system of the present 0 O 0 invention; FIG 3 shows a flowchart representing a method of providing property related data in accordance with one embodiment of the present invention; FIG 4 shows a first embodiment of a diagram conveying a subset of t' property related data to a user; FIG 5 shows a second embodiment of a diagram conveying a subset of property related data to a user; 0 0 FIG 6 shows a third embodiment of a diagram conveying a subset of property related data to a user; and FIG 7 shows a fourth embodiment of a diagram conveying a subset of property related data to a user.

DETAILED DESCRIPTION OF THE INVENTION Referring to FIG 1, there is provided a system 2 for the provision of property related data. System 2 comprises a computer 4 for providing property related data to one or more user machines 6, which enables users to request data related to a specific property from computer 4. Machine 6 is coupled to be in communication with computer 4 via communications network 8.

Computer 4 may be in the form of a conventional server such as an application server or other form of conventional computer with sufficient memory and processing capabilities required by the system, which would be familiar to one skilled in the art. User machine 6 may be in the form of a conventional computer such as a PC or laptop computer or may be in the form of a portable communications device such as a palmtop or hand held computer, personal 12 digital assistant (PDA) or mobile telephone. Communications network 8 may be

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0a LAN, WAN, global communications network such as the Internet and or telecommunications network.

System 2 also comprises a store 10 of property related data, which may be a database 12 accessed by computer 4 via communications network 8.

Alternatively, store 10 may be a store local to computer 4, such as a locally accessed database 14 or a CD-ROM 16. It is envisaged that an object-oriented database management system (DBMS) will be preferred for the storage and 0manipulation of the various forms of data utilized by the present invention.

In one embodiment, the store 10 of property related data is a governmental digital cadastral database (DCDB), which is provided and maintained by the government. This may be situated at a government site and accessed by computer 4 via communications network 8. Alternatively, store may be a CD-ROM that is periodically updated and provided by the government.

With reference to FIG 2, a user accesses computer 4 via communications network 8 to display user interface 18 on user machine 6, as shown in FIG 2.

The user may be the person requiring the information or an agent sourcing the information for someone else who may have requested the information, for example, by telephone. To request data related to a specific property, the user enters one or more identifiers unique to the specific property such as a parcel, an address comprising a number, street name and town or suburb or a lot number and survey plan number upon which the specific property is located.

The user may also select the type of data related to the specific property that they require. FIG 2 shows the options of a copy of the title, a property diagram, the survey plan or the zoning or precinct related to the specific property. The 13 title, survey plan and zoning are conventional data that can be accessed by

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oknown systems. However, the property diagram and the system, method and apparatus for its generation of the present invention addresses the problems associated with the prior art and therefore the property diagram will now be described in detail with reference to FIGS 4-7 and the flowchart of FIG 3.

Once the one or more identifiers unique to the specific property have been entered by the user and the type of property related data selected, the Irequest is sent by activating a request or send button or the like. A computer 0 0data signal comprising a code segment including instructions corresponding to the user's request is sent to computer 4. The signal is embodied in a transmission medium, which may be cable or may be wireless.

Computer 4 receives the request for property related data from the user, as represented by step 1 in FIG 3. With reference to step 2, computer 4 selectively extracts a subset of property related data from the store 10 of property related data. The subset of property related data is that required to generate the diagram 20 to convey the data related to the specific property requested by the user. For example, rather than wasting processing time on storing and manipulating data related to an entire area, such as a suburb, only a subset of the total amount of data stored in store 10 is extracted, the subset being that required to generate diagram 20. In step 3, multiple sources of property related data forming the selected subset are compiled into a common data structure. As represented by step 4, computer 4 then processes the compiled subset of property related data to generate diagram 20 to convey said subset of property related data to the user. The processing performed in step 4 depends on the data that is to be conveyed in the diagram. For example, a 14 fboundary 21 of a specific property is obtained from data related to the lines

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odefining a specific lot on a specific plan number. Lots abutting the specific property are determined from the data related to those lots sharing a common boundary with the specific property.

The algorithm(s) employed to compile and process the subset of property 0' related data in steps 3 and 4 to generate diagram 20 will depend on, for example, the format of the data in store 10, which will need to be converted to the common data structure suitable for generating property diagram 20 as stated 0 oabove. Files and formats that are likely to require conversion include, but are not limited to, text, such as .csv and other delimited text files, spreadsheets, such as Microsoft's Excel, CAD dxf/dwg, such as AutoCAD and Microstation, coordinate geometry, raster/vector for conversion of image files such as GIF and JPEG to vectors and vice versa, other geographic information systems, such as those provided by ESRI or Maplnfo and manual input such as bearings and distances input by, for example, surveyors. The adjustment of measurement and observation data will also be required and packages such as Mimaka, Clatworthy or Merrit may be employed for this purpose. Transformations may be necessary to transform data obtained from different map projections into a single projection system, such as AMG or GDA. The algorithm may also comprise functionality to calculate a series of maps at different scales depicting said specific property. In one embodiment, a location map and a parcel plan are scaled per block and level of detail. The location map is scaled based on the level of detail of the cadastral layer surrounding the block. A Roads layer can further be used to control the scale of the location map. The parcel plan is scaled using the bounding rectangle of the block. In step 5, computer 4 transmits the diagram Vf to the user's machine via the communications network. Diagram 20 may be

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opresented in formats such as pdf, Java, HTML, XML or Land XML, which is a CAD/GIS-specific extensible mark-up language.

Referring to FIG 4, in one embodiment, the property diagram comprises a representation of a boundary 21 of the specific property identified by the user, a lot number 22, a plan number 24 and an area 26 of the specific property displayed within the boundary, a lot number and a plan number for each Vf property abutting the specific property and for each property between the 0 ospecific property and a nearest street intersection 28, an approximate distance 30 from the specific property to the nearest street intersection and an indication 32 of a source of the property related data used to generate the diagram, a currency of the source of the property related data and a date of generation of the property diagram. The lot number and plan number are not always referred to as such in different jurisdictions and may instead be referred to as the Real Property Description (RPD).

With reference to FIGS 5-7, other embodiments of the property diagram may further comprise one or more of: an accurate distance 34 of each side of the boundary of the specific property, the area of said specific property converted from acres, roods and/or perches to square metres, distances converted from chains and/or links to metres, bearings 36 of each side of the boundary, a certification of the source and/or a level of accuracy of the property related data a digital representation 38 of a photographic image of the specific property and/or a series of maps at different scales depicting said specific property. It is envisaged that the certification would be provided by, for example, a licensed surveyor or registrar of titles or other entity of similar authority.

16 The system of the present invention may include further features such as

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0a secure payments gateway to enable users to pay for the data and service provided over communications network 8 with their credit card. The payments gateway may be provided by an external service provider. Associated features include a repository for multiple requests such as the conventional shopping 0, basket feature, account administration features, such as account balances and transaction history and logins for pre-paid users and/or account holders.

Hence, the method, system and apparatus of the present invention thus cprovide a solution to the problems of the prior art by providing a property diagram that clearly and unambiguously displays in a single, uncluttered representation a combination of property related data for a specific property that is required by users, such as real estate agents, lawyers, banks, sellers and purchasers. Such property related data is required to accurately identify specific properties that are the subject of, for example, a land or property title, a contract of sale, sales and marketing material, agreements between lenders and borrowers, other legal instruments such as resumption notices and other administrative dealings such as local government rate notices and state land tax notices. The present invention shows a combination of property related data in a single diagram that is not provided by the prior art on a single diagram and which is easily understood by laymen as well as qualified surveyors. The data is current since the source 10 of information is frequently updated and this information is also displayed to the user. The system, method and apparatus enable users to simply and quickly obtain the required property related data to identify a specific property with certainty.

Throughout the specification the aim has been to describe the invention 17 n without limiting the invention to any one embodiment or specific collection of 0 0 features. Persons skilled in the relevant art may realize variations from the a specific embodiments that will nonetheless fall within the scope of the invention.

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Claims

1. A system for the provision of property related data, said system comprising: a computer for providing said property related data; CC a machine to enable a user to request data related to a specific property; a communications network coupling said machine to be in communication C with said computer, wherein said computer performs the steps of: N selectively extracting a subset of property related data from a store of said property related data in response to a request received from said machine; compiling multiple sources of property related data forming said subset into a common data structure; processing said compiled subset of property related data to generate a diagram to convey said subset of property related data to said user; and transmitting said diagram to said machine via said communications network; wherein, said diagram comprises one or more of: i) a representation of a boundary of said specific property; ii) a lot number, a plan number and an area of said specific property displayed within said boundary; iii) a lot number and a plan number for each property abutting said specific property; iv) an approximate distance from said specific property to said 19 Inearest street intersection; O v) an indication of a source of said property related data used to generate said diagram, a currency of said source and a date of generation of said diagram.

2. The system of claim 1, wherein the diagram further comprises one or more of: an accurate distance of each side of said boundary of said specific property, said area of said specific property converted from N acres, roods and/or perches to square metres, distances converted from chains and/or links to metres, bearings of each side of said boundary, a certification of said source and/or a level of accuracy of said property related data, a digital representation of a photographic image of said specific property, a series of maps at different scales depicting said specific property.

3. The system of claim 1, wherein said store of property related data is a database accessed by said computer via said communications network or a store local to said computer.

4. A computer in a networked computer environment for the provision of property related data, said computer performing the steps of: receiving a request for property related data from a machine coupled to be in communication with said computer via a communications network; selectively extracting a subset of property related data from a store of said property related data; S compiling multiple sources of property related data forming said subset into O ca common data structure; processing said compiled subset of property related data to generate a diagram to convey said subset of property related data to a user of said machine; and 0' transmitting said diagram to said machine via said communications network; wherein, said diagram comprises one or more of: N i) a representation of a boundary of said specific property; ii) a lot number, a plan number and an area of said specific property displayed within said boundary; iii) a lot number and a plan number for each property abutting said specific property; iv) an approximate distance from said specific property to said nearest street intersection; v) an indication of a source of said property related data used to generate said diagram, a currency of said source and a date of generation of said diagram.

5. A method of providing property related data, said method comprising the steps of: receiving a request for property related data from a user; selectively extracting a subset of property related data from a store of said property related data; compiling multiple sources of property related data forming said subset into ia common data structure; O 0processing said compiled subset of property related data to generate a diagram to convey said subset of property related data to said user; and transmitting said diagram to said user; wherein, said diagram comprises one or more of: i) a representation of a boundary of said specific property; ii) a lot number, a plan number and an area of said specific property displayed within said boundary; N iii) a lot number and a plan number for each property abutting said specific property; iv) an approximate distance from said specific property to said nearest street intersection; v) an indication of a source of said property related data used to generate said diagram, a currency of said source and a date of generation of said diagram.

6. A computer data signal embodied in a transmission medium, said signal comprising: a code segment including instructions for displaying a diagram to convey a compiled subset of property related data; a code segment including instructions for displaying a representation of a boundary of a specific property in said diagram; a code segment including instructions for displaying a lot number, a plan number and an area of said specific property within said boundary in said diagram; 22 in a code segment including instructions for displaying a lot number and a O 0plan number for each property abutting said specific property in said diagram; a code segment including instructions for displaying an approximate distance from said specific property to said nearest street intersection in 0said diagram; and a code segment including instructions for displaying in said diagram an Iindication of a source of said property related data used to generate said 0 0 diagram, a currency of said source and a date of generation of said diagram.

7. A system for the provision of property related data substantially as hereinbefore described with reference to the accompanying drawings.

8. A computer in a networked computer environment for the provision of property related data substantially as hereinbefore described with reference to the accompanying drawings.

9. A method of providing property related data substantially as hereinbefore described with reference to the accompanying drawings. A computer data signal embodied in a transmission medium substantially as hereinbefore described with reference to the accompanying drawings. 23 SDated this Twenty-Seventh day of April 2005 SPATIAL DATA EXCHANGE PTY LTD By their Patent Attorneys en FISHER ADAMS KELLY o.. (N3