Fences, extensions, sheds and hedges encroaching on your land — we establish the true legal line and back it with formal, evidence-based reporting.
Boundary encroachment happens when a structure, fence, wall, hedge or planting on a neighbouring property physically crosses the legal boundary line and sits on your land without permission. It's one of the most common forms of neighbour boundary dispute in England and Wales, and it can arise gradually — a fence rebuilt a few inches over, a garage extension that clips the true line, or a hedge left to grow unchecked — or all at once, when a new build or extension is constructed without proper reference to the title plan.
Left unaddressed, an encroachment on your property can harden into a legal problem. Under UK adverse possession law, a neighbour who occupies land they mistakenly believe is theirs may, after a sustained period of unchallenged possession, be able to apply to HM Land Registry to have that land registered in their name. Acting early — before an encroachment becomes an adverse possession claim — is the single most effective way to protect what's yours.
This is different from a party wall matter, which is governed by the Party Wall etc. Act 1996 and concerns shared walls, structures and excavations near a boundary rather than the position of the boundary line itself. If you're unsure which applies to you, our surveyors can quickly tell you whether you need a boundary determination, a party wall surveyor, or both.
The longer a boundary trespass goes unchallenged, the harder it can become to resolve — and the stronger any adverse possession claim against you may grow. Getting an independent measurement and written record in place early protects your legal position, whether the matter is ultimately settled by conversation, mediation, an expert determination, or in court.
Most boundary disputes start with a conversation. Follow up any discussion with a short, dated letter or email setting out what you've observed — this creates a paper trail that matters later, whatever happens next.
A RICS-accredited boundary surveyor examines your title deeds, the Land Registry title plan, historical mapping and the physical evidence on site to establish exactly where the legal boundary sits — independent of either party's assumptions.
Where the line is genuinely unclear, an application to HM Land Registry can have the boundary formally "determined" and fixed on the register — closing the matter permanently and heading off any future encroachment or adverse possession claim.
Armed with an impartial surveyor's report, most encroachment disputes settle through mediation or direct negotiation. Where a neighbour refuses to engage, the report becomes the evidential foundation for County Court proceedings.
Site survey checked against your title deed and Land Registry plan.
Photographic and written records documenting the encroachment.
A determination usable in mediation, negotiation or court.
"Our neighbour's extension had crept onto our garden by nearly a metre. The survey report settled it within weeks — no court needed."
Compare the physical position of fences, walls, hedges or structures on the ground against your title plan and deeds. If they don't align — or a boundary feature has moved, been rebuilt, or a new structure has been built close to or across it — you may have a genuine boundary encroachment. A surveyor can confirm this with a precise on-site measurement.
In limited circumstances, yes. UK adverse possession law allows a claim after 10 years of unchallenged, exclusive occupation where the occupier reasonably believed the land was theirs (or 12 years for unregistered land). Challenging an encroachment early — in writing, with evidence — is the clearest way to prevent a claim ever succeeding.
A boundary dispute is about where the legal line between two properties actually sits. A party wall matter, governed by the Party Wall etc. Act 1996, concerns notifiable building work on or near a shared wall or boundary — regardless of where the line falls. Some cases involve both, and we can advise on which applies to yours.
Start with a surveyor. An independent, RICS-accredited boundary survey establishes the facts — where the true line runs and what evidence supports it — which is what any solicitor, mediator or court will need before matters can progress. Many encroachment disputes are resolved with a survey report alone, without legal action.
Our boundary surveys start from a fixed £1,050 for a single boundary line, with clear, no-surprises pricing agreed before we begin. The exact fee depends on the number of boundary lines in question and the complexity of the available records.
The six stages of resolving a dispute, from gathering the paperwork through to court — and where each one usually ends.
Read the guide →How a pre-build boundary survey prevents encroachment disputes with neighbours before they start.
Read more →If your neighbour says you've crossed the line, here's how an independent survey protects you too.
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