Sandy--What a beaut and congrats! It's so great to hear from you and know that you are able to get out there and get an emotional uplift from these creatures. You are amazing to do all this with two painful wrists.

This is such an interesting topic. yes, i believe they do stay in chrysalis and that they can somehow sense the weather outside is not favorable. It is just amazing. I am in north Texas where we had pretty mild temps for most of the summer and I had swallowtails emerging pretty regularly. Now that we have had two solid weeks of temps at 107 I noticed that none of my chrysalids have emerged. Nature is so incredible. A couple of months ago I had a giant swallowtail emerge and fly off. Later that afternoon I saw what I am pretty sure was the same bfly come back into my yard and get up underneath a crepe myrtle. He was hanging on for the longest time not going anywhere, when all of the sudden a wild wind and rain storm blew through. So he sensed it was coming and sought shelter long before we saw it. I love this stuff!! :-)

Berniek, from the excerpt you provided, it does not appear as if an agent is required to verify anything said by the seller that they relay to the buyer...I agree it is not clear with regard to the agents responsibility to do so for the seller...but IMO, it would seem to me that if the state does not care if the agent passes on unverified info to the buyer, they certainly would not care if the agent does not take the time to find out if the seller is wrongÂand then correct him/her. Then againÂlaw is always subject to interpretationÂand that is certainly language that should be changed in order to avoid any misunderstandings. linda117: "I know that a title search is doneÂbut as far as I know there is no municipal search performed by the title company in NJÂthat is something that is usually done by the buyerÂs attorney." Be that as it may, by the time the process gets to this point in NJ, the buyer has already spent money on inspections and, considering how many may be needed, this could be in excess of 2K or more Therefore, the point is to find out these issues before the commitment is made and money spent, so a buyer can choose as to whether to proceed with an offerÂor not. There was a lot of understandable angst on the part of the realtors in NJ when this was promulgatedÂas they felt that there was an undue onus put upon them in terms of verifying items that was beyond their expertise. However, on the flip side, NJ has something called the "Entire Controversy Doctrine" which means that if one person is sued, every single person involved in the transaction is named at the same timeÂor else the plaintiff forfeits their right to sue later if it turns out that they were indeed involved. That said, realtors are exempt from being sued in this manner if the info they relay was provide by a licensed professionalÂin this caseÂthe town building department. Consequently, most agents have now come to see this as a benefit to themÂ..a lesser of two evils so to speakÂ.as performing due diligence will eliminate their liability in this issue. One more pointÂ.NJ has five hundred some odd municipalitiesÂ..obtaining this info is generally a quick, easy and painless process, as the span of control is fairly small. To add to that, many towns, such as ours, also require a "construction clearance permit"Âin other words, if one takes out a permit to let's say build a garage as is the case with the house that the OP wishes to buy, Âbut never gets the final, title canÂt change hands without the final. This eliminates a problem for the buyer those sellers who DO have a "permit"Â.but never went further with the rest of the processÂfrom selling the house without all final approvals in place. All of the agents know this, and are required by municipal ordinance to verify the status. Hope this helps.

Is there a way to just agree the fence is not entirely on either property and accept it as the agreed upon boundary? Then if a new fence is ever needed it can be put entirely on one property or the other? Or agree you will maintain the fence even the portion on their land? When the neighbor bought their property, was there a survey that showed the fence crossed into their property line? It is my understanding that this is a common problem (a fence crossing the property line). Are you wanting to change the fence or be responsible for maintaining it? Or wanting to prevent them from changing it? How much would it cost to build a new fence within your property line? (I was going to ask how much it would be to move the existing fence, but is there a question of ownership since it is partially on their property?) Did you build the fence? If I bought a lot and the neighbor tried to "take" any part of it, I would resist as well. Especially if it decreased my lot size. Is there any land on their side of the fence in another area that is yours that could be traded so there is no decrease in either lot size? I have bought property in a similar situation, with a cinderblock wall, and it said something like the wall is known to cross both properties. It was a 50 + year old wall and it was never a problem. What is your reason for wanting legal ownership of that 6 inch strip of land? It seems important to find a way to peacefully resolve this since they are your neighbors. (Maybe you could offer to buy it from them?) From their perspective, you were trying to "take" something that they felt they had paid for and had a title and deed for. Good luck!