The short answer
This guide brings together everything a homeowner needs to understand about boundaries: how the exact line is established, why the Land Registry plan is not the last word, the everyday flashpoints over fences and trees, what to do when a dispute arises, and how to resolve it without unnecessary cost. The thread running through all of it is simple: boundary disputes are evidence disputes. There is rarely a single document that decides the matter, both neighbours often hold evidence that appears to support them, and that shared confidence is what hardens positions and drives up cost. Understanding the evidence early is what keeps a disagreement from becoming an expensive conflict.
Why it matters
Finding the boundary. Start with how the line is actually established: how to find the exact boundary, why the Land Registry does not show an exact line, and the difference between a legal and a physical boundary. Behind these sit the evidence used to determine a boundary and what a boundary surveyor actually does. Where certainty is needed, there is the determined boundary procedure and the simpler boundary agreement.
Fences and features. Many disagreements are really about fences: who owns the fence, whether you can replace it without permission, whether a neighbour can attach things to it, who must maintain it, and what happens if a neighbour moves the fence.
Trees. Two of the most common queries: whether you can cut overhanging branches, and what happens if tree roots damage your property.
When a dispute arises. If things go wrong: a neighbour has built on your land, a neighbour says your fence is wrong, what counts as encroachment, and whether a neighbour can build on the boundary line.
Resolving it. Most disputes can be settled without court: how to resolve a dispute without going to court, whether court is worth it, how much disputes cost, and why court should be the last resort. Two principles often decide outcomes: adverse possession and the fact that a boundary can change over time.
Before you buy. Finally, spot problems early: what to check about boundaries before buying a property.
Across all of these, the same truth holds. Boundary disputes are rarely resolved by a single document or rule. It is common for both neighbours to have evidence that appears to support their position, which can give both sides confidence that they are right and cause disputes to escalate unnecessarily. An experienced boundary surveyor can identify and evaluate all the relevant evidence objectively, while an appropriate legal team can present that evidence effectively if court proceedings ever become necessary.
What to do now
- Establish the evidence before forming a fixed position.
- Do not react — keep communication with your neighbour calm and in writing.
- Use one objective surveyor rather than two opposed ones; consider a single joint expert.
- Aim to resolve early, by agreement, before positions and costs harden.
Common mistakes
- Assuming the title plan shows the exact line.
- Assuming the fence marks the legal boundary.
- Reacting before the evidence has been assessed.
- Instructing two opposing experts, or litigating on principle regardless of cost.
When to call Coburns
Whichever boundary question you are facing, we assess the evidence objectively so you understand where you really stand — and most disputes settle, quickly and proportionately, once that evidence is clear.