Most homeowners don’t think about boundaries until something changes: a fence gets replaced, a neighbour raises a concern, building work is planned, or a sale brings the issue to the surface. The problem is that boundaries are not always as clear as they look. Fences move over time, hedges creep, older properties have historic quirks, and Land Registry title plans often show general boundaries rather than a precise centimetre-by-centimetre line.
If you’re unsure whether to involve a boundary surveyor, this guide sets out the most common warning signs—along with what to do next before the issue escalates.
1) Your neighbour says the fence is in the wrong place
This is the number one trigger for boundary surveying. Phrases like:
- “That fence is on my land.”
- “You’ve taken a strip of my garden.”
- “The boundary isn’t where you think it is.”
…should be treated as an early warning sign, even if you disagree. The sooner the issue is assessed, the more evidence can be preserved and the easier it is to resolve.
Why it matters: once a dispute starts, people often remove or alter boundary features—destroying the best evidence.
2) You’re about to replace a fence, wall, or hedge line
Fence replacement is one of the most common causes of disputes because:
- contractors often assume the old line was correct
- “straightening” a line can shift it
- once the old fence is removed, the previous position is hard to prove
If there’s even a hint of uncertainty or a neighbour who might object, a boundary surveyor can record the current line and assess the evidence before anything changes.
Key sign: you’re planning replacement and your neighbour is already “watching” or questioning the line.
3) You’re planning building works close to the boundary
If you plan to build near the edge of your land, boundary clarity becomes risk management. This includes:
- extensions and new walls
- foundations and excavations
- garden rooms, garages, outbuildings
- retaining walls and sleepers
- driveways/hardstanding near the front boundary
Why it matters: boundary errors during construction can cause major consequences—delays, redesign, rework, and in some cases legal action.
4) The boundary feature looks inconsistent or “doesn’t make sense”
These are classic red flags:
- the fence line jogs strangely for no reason
- the boundary line is noticeably out of alignment with neighbouring fences
- one garden looks unusually wider than the next
- the fence appears to sit inside one property rather than between both
- there are old post holes or “scars” in paving suggesting the fence moved
These details can indicate that the boundary feature has shifted over time.
5) There’s a narrow strip of “no man’s land” or an area neither side maintains
If there’s a strip of land that:
- nobody mows
- both parties assume the other owns
- is used informally but not acknowledged
- has items stored on it without agreement
…it often becomes a dispute later, especially during sales or building works.
A boundary surveyor can help clarify whether this is:
- ownership uncertainty
- an access/right-of-way issue
- an informal arrangement that should be documented
6) Title documents are unclear, conflicting, or missing detail
You may need a surveyor if:
- the title plan looks too general to be helpful
- deed plans and title plans don’t seem to match
- older conveyance plans are confusing
- the boundary on the plan doesn’t align with what’s on the ground
This is especially common in:
- older properties
- converted buildings
- irregular plots
- terraces with historic boundary changes
Boundary surveyors specialise in reconciling these inconsistencies.
7) A sale or purchase is being delayed by boundary questions
Boundary issues often appear during conveyancing because solicitors ask direct questions, such as:
- “Is the boundary in dispute?”
- “Are you aware of any encroachments?”
- “Is access shared or unclear?”
If a buyer raises concerns about:
- fence lines
- access strips
- garden ownership
- driveway edges
…a boundary surveyor can provide plans and reporting that help clarify the position, reduce uncertainty, and keep the transaction moving.
8) Access routes, side passages, or shared driveways are being argued about
Some “boundary disputes” are actually disputes about use and access. Warning signs include:
- disagreement over a side passage
- disputes about driveway edges or turning areas
- blocking of access or storage along a route
- confusion over whether land is owned or merely used by right
A boundary surveyor can map ownership and features accurately, which helps a solicitor assess rights of way and practical options.
9) Trees, hedges, and vegetation are causing repeated conflict
You may need a boundary surveyor if:
- a tree trunk is close to the boundary and ownership is disputed
- a hedge line has shifted over time (“creep”)
- overhang/roots are linked to arguments about whose land is whose
- removal or major pruning is being contested
A boundary survey can clarify trunk position relative to the likely boundary, which often calms the wider dispute.
10) You’ve noticed encroachment—paving, walls, sheds, or extensions near the line
Common signs:
- paving or edging crossing the perceived boundary
- a wall rebuilt slightly over
- sheds or garden rooms close to or over the line
- extensions or footings suspected to cross the boundary
Where a physical structure is involved, early surveying matters because the longer something remains, the more complicated resolution can become.
11) Your neighbour is threatening legal action or using strong language
If your neighbour mentions:
- injunctions
- solicitors
- trespass
- “my land” claims with demands for immediate action
…you should treat it as time-sensitive. Boundary surveying can provide objective evidence quickly, and if needed, support solicitor advice with technical clarity.
12) You’re being asked to “agree a boundary” without evidence
If someone asks you to sign something, move a fence, or accept a boundary line without supporting evidence, that’s a strong sign you should pause and get professional advice.
What to do if one or more signs apply
Step 1: Pause changes near the boundary
Avoid moving fences, removing posts, or laying paving until the situation is recorded.
Step 2: Record the current situation
Take dated photos and note any recent changes.
Step 3: Gather documents
Title plan, title register, deed/transfer plans, old photos, and any correspondence.
Step 4: Speak calmly with your neighbour (in writing if possible)
Ask what evidence they rely on and propose an evidence-led approach.
Step 5: Instruct a boundary surveyor early
Early instruction preserves evidence and usually reduces costs and conflict.
The takeaway
You typically need a boundary surveyor when something is about to change (fence replacement, building work), when a neighbour raises a challenge, when documents don’t match what’s on the ground, or when a sale is under pressure. Boundary surveying provides clarity, reduces risk, and often prevents disputes from escalating into costly legal conflict.
Need help deciding if you need a boundary surveyor?
Email mail@howorth.uk or call 07794 400 212. Tell us the property location, which boundary you’re concerned about (front/side/rear), what has triggered the concern, and whether any work is planned. If you can share your title plan and a few photos of the boundary line, we’ll advise the best next step and whether a boundary survey would help you move forward with confidence.