The short answer
A boundary is established from a combination of evidence, not one master document. The most important is usually the original conveyance or transfer that first divided the land, read with its plan and any measurements. Around that sit the registered title plan (a general boundary only), historic conveyances and old maps, measured surveys, dated photographs, witness evidence about how the land has been used and maintained, and a physical inspection of the features on the ground. No single piece is automatically decisive; the answer comes from how the evidence fits together.
Why it matters
Each type of evidence carries different weight:
- The original conveyance or transfer — usually the most important, with its parcels clause, plan, measurements and the features described at the time.
- The registered title plan — shows the general boundary only, so it is indicative rather than precise.
- Historic conveyances and old Ordnance Survey maps — show earlier positions and how things have changed.
- A measured survey — relates the documents accurately to what is on the ground.
- Dated photographs — show features and their positions over time.
- Witness evidence — about use, maintenance and recollection; its weight varies.
- Physical inspection — hedge and ditch, old post holes, the faces of walls.
Because both neighbours can usually point to some evidence that appears to help them, boundary disputes are evidence disputes at heart. The skill — and the value of an objective boundary surveyor — is in weighing all of it together rather than seizing on one favourable document.
What to do now
- Collect every category of evidence you can, starting with the original conveyance.
- Date your photographs and keep records of maintenance and use.
- Do not rely on a single document or your own recollection alone.
- Have the evidence assessed objectively before forming a fixed position.
Common mistakes
- Relying on one document — usually the title plan.
- Over-weighting the registered plan, which is only a general boundary.
- Treating personal memory as conclusive.
When to call Coburns
We gather and weigh all the relevant evidence objectively, so you understand what it genuinely shows — strengths and weaknesses alike — before any dispute hardens.