Boundary Dispute Solicitors — England and Wales

FormLL connects you with specialist boundary dispute solicitors in England and Wales. Whether you have a dispute with a neighbour over the position of a fence or wall, a discrepancy between your title plan and the physical boundary on the ground, or a boundary issue threatening your property sale, call for a free assessment.

How Land Registry Records Boundaries in England and Wales

The title plan attached to your Land Registry title shows the general boundary of your property — based on Ordnance Survey mapping. Under the general boundary rule in English law, the title plan does not fix the precise legal boundary. It shows the approximate position only. The exact legal boundary — including which party owns boundary features such as fences, walls and hedges — is determined by the title deeds, historical documents and physical evidence.

Discrepancies between the title plan and the physical boundary on the ground are common in England and Wales, and are a frequent cause of boundary disputes between neighbours and difficulties in property transactions.

Common Causes of Boundary Disputes in England and Wales

• Fences or walls erected in the wrong position over time
• Discrepancies between the Land Registry title plan and the physical features on the ground
• Development or extension that encroaches on neighbouring land
• Historic informal arrangements that were never properly documented
• Errors in historic conveyances or plans carried forward through successive titles
• Adverse possession claims where a neighbour has occupied part of your land for 10 years or more

Options for Resolving a Boundary Dispute in England and Wales

Boundary agreement: Where both parties agree on the boundary position a formal boundary agreement can be prepared, signed by both owners and lodged at Land Registry. This is the quickest and most cost-effective resolution where cooperation is possible.

Determined boundary application: Either party can apply to Land Registry to have the boundary precisely determined and fixed on the register. A detailed survey is required and Land Registry will notify the adjoining owner before determining. A determined boundary is binding and recorded precisely on the title plan.

Mediation: An independent mediator helps the parties reach a negotiated resolution without going to court. Faster and cheaper than litigation.

Litigation: Where the parties cannot agree and the dispute is significant, court proceedings may be necessary. Boundary litigation in England and Wales is expensive and time-consuming and is generally a last resort.

Frequently Asked Questions