Understanding Your Property Boundary: What Every Homeowner Should Know

When you buy a property, you probably assume you know your property boundary and where your land begins and ends. But in reality, the exact line that separates your property from your neighbour’s isn’t always as clear as you might think.

What Is a Property Boundary?

A boundary is the invisible line that marks the edge of your land. It might run along a fence, a wall, a hedge, or even through the middle of a shared structure like a party wall. But just because a fence is there doesn’t always mean it’s in the right place.

Can You Rely on the Land Registry Plan?

Most properties in England and Wales are now registered with HM Land Registry. When you look at your title plan, you’ll see a red line around your property. However, this red line is only a general guide. It doesn’t show the exact legal boundary. That’s because the plan is based on Ordnance Survey maps, which aren’t detailed enough to pinpoint precise lines.

So How Do You Know Where the Property Boundary Really Is?

To work out the true boundary, you may need to look at:

Sometimes, even the memories of long-time residents can help, though these are usually less reliable.

What If You and Your Neighbour Disagree?

Boundary disputes often arise when one neighbour builds a fence or structure that the other believes crosses the line. If you can’t resolve it between yourselves, you may need to apply to the Land Registry or take the matter to court.

Before it gets that far, it’s common for both sides to hire surveyors to prepare expert reports. These experts may then meet to try to narrow down the disagreement.

Legal Presumptions That Might Apply

In the absence of clear evidence, the law makes some assumptions about where boundaries lie. For example:

These are just starting points and can be overturned by stronger evidence.

Can You Change a Property Boundary?

Yes, in some cases. If both parties agree, a boundary can be altered, even by a verbal agreement, though it’s always better to put it in writing. If one party has used a piece of land for many years without challenge, they may also be able to claim ownership through a process called adverse possession.

What About Going to Court?

If a dispute escalates, the court can make a formal declaration about where the boundary lies. In urgent cases, such as when someone starts building over the line, you can apply for an injunction to stop the work until the matter is resolved.

A Better Way: Resolving Disputes Without Court

In 2017, a Boundary Disputes Protocol was introduced to help neighbours resolve these issues without going to court. It encourages early discussion, expert input, and sensible negotiation. While it’s not compulsory, it’s a useful tool that can save time, money, and stress.

Parties can also choose to resolve their disputes by participating in a mediation or appointing a surveyor and agreeing to be bound by their decision as to where the boundary lies

If you’re facing a boundary issue or simply want to understand your property rights better, our team of experienced solicitors is here to help. We can guide you through the process, explain your options, and work to protect your interests, whether that means negotiation, registration, or legal action.