Boundary disputes are some of the most emotionally charged property problems because they affect something fundamental: control of land. Even a narrow strip can feel significant, and once accusations start—“you’ve moved the fence,” “you’re encroaching,” “the plan proves it”—it’s easy for positions to harden. The good news is that most boundary disputes can be resolved without court, if you take the right steps early, preserve evidence, and keep the conversation evidence-led.
Below is a detailed, practical guide to resolving boundary disputes successfully, written from the perspective of what typically works in real situations.
1) Start by resetting the tone: it’s a boundary question, not a personal attack
The fastest way boundary disputes escalate is through language. Phrases like “land grab”, “trespass”, and “theft” can turn a solvable issue into a conflict that becomes about pride and principle.
Expert tip
Frame the issue as uncertainty:
- “Let’s confirm the boundary properly before any changes are made.”
- “I’d like us to base this on evidence and avoid assumptions.”
This helps both parties step back from confrontation.
2) Preserve evidence immediately (before it disappears)
Boundary disputes often become impossible to resolve cleanly because the best evidence gets removed:
- old fence lines taken out and binned
- posts cut off at ground level
- paving laid over old markers
- hedges removed or replanted
- new walls built before anyone measures
Expert tip: record everything now
- take dated photos from multiple angles
- photograph fixed reference points (house corners, walls, garages)
- note distances where possible (rough measurements help)
- keep copies of any messages, letters, or notes
If there’s a risk that a fence/wall will be replaced, document the existing line before work happens.
3) Get your documents in order (and understand what they can and can’t prove)
Most disputes involve someone waving a Land Registry title plan and saying “this proves it.” Title plans are important, but they often show general boundaries—they can identify the property but may not fix a fence line to the centimetre.
Documents that commonly matter
- Land Registry title plan and title register
- deed plans / transfer plans from when the property was first divided
- historic conveyances (often very useful on older homes)
- old sale plans and particulars
- planning drawings (context, not definitive, but sometimes helpful)
Expert tip
Don’t rely on a single plan screenshot. A boundary surveyor’s job is to layer the evidence and explain the reliability of each document.
4) Identify the real trigger (because it shapes the solution)
Boundary disputes don’t appear out of nowhere. Usually there’s a practical trigger:
- fence replaced or moved
- extension or garden room planned close to the boundary
- driveway/hardstanding laid near the front line
- neighbour selling/buying and raising questions
- trees/hedges and “creep” over time
- access issues along a side passage or shared driveway
Expert tip
Write down a simple timeline:
- what changed
- when it changed
- who did it
- what (if anything) was agreed at the time
A timeline makes it easier for surveyors and solicitors to advise and often stops contradictions in discussions.
5) Communicate in writing — calmly and factually
If you only do one thing differently, do this: move key communication into calm, written form. That doesn’t mean aggressive letters—it means a clear record.
Expert tip: a helpful structure for a message
- acknowledge the concern
- state you want to resolve it sensibly
- propose an evidence-led next step
- ask what evidence they are relying on
- request that no boundary features are altered meanwhile
Example wording:
- “Thanks for raising this. I’d like us to resolve it amicably using evidence. Please share any documents you’re relying on. In the meantime, can we agree not to move the fence or remove markers until we’ve reviewed the position?”
This approach protects you and lowers the temperature.
6) Avoid “self-help” solutions that inflame disputes
It’s tempting to:
- move the fence back overnight
- install posts on “your” line
- block a passage
- remove a neighbour’s items
- cut back hedges aggressively
Even if you believe you’re right, these steps often:
- destroy evidence
- escalate conflict
- increase legal risk
- make resolution harder
Expert tip
Pause physical action until you have clarity—especially if building works are involved.
7) Use a boundary surveyor to turn dispute into evidence-led discussion
A boundary surveyor can be a turning point because they provide:
- document review (including historic deed plans)
- site inspection for physical clues (old fence remnants, alignment, scars)
- accurate measurement and mapping
- a clear plan/report explaining conclusions and uncertainty
Expert tip: instruct early, not late
Surveyors are most effective when:
- evidence still exists on site
- fences haven’t been replaced again
- building works haven’t progressed
- relationships haven’t fully broken down
Early surveys are usually cheaper and more decisive.
8) Focus on proportionate outcomes, not “total victory”
Many disputes involve small differences that feel large emotionally. The most successful resolutions are often practical, such as:
Option A: Agreeing a line for fencing purposes
Even if the legal position isn’t perfectly defined, neighbours can agree where a fence will sit going forward.
Option B: Leave the fence now, correct at next replacement
Useful where the position is only slightly off and moving it now would cause disruption.
Option C: Formalise an agreement (where needed)
If a sale, building project, or long-term certainty matters, a solicitor can document the agreed position properly.
Option D: Deal with access separately from ownership
Sometimes the real issue is “use” (side passage/driveway), not ownership. Separating those issues helps resolution.
Expert tip
Ask: “What outcome lets both parties move on with minimal stress and cost?”
That question often unlocks settlement.
9) If building work is planned, act quickly and set out accurately
Boundary disputes become urgent when foundations, walls, and hard landscaping are involved. Errors can be very expensive to undo.
Expert tips for works near boundaries
- confirm the boundary position before setting out
- use fixed reference points and measured plans
- don’t rely on “it looks about right”
- record the set-out and keep notes/photos
- keep neighbour communication transparent
The aim is to avoid a dispute becoming a stop-work scenario.
10) Know when to bring in a solicitor (and why timing matters)
A solicitor becomes important if:
- legal threats are made
- an injunction is mentioned
- works are ongoing or imminent
- the dispute affects a sale/purchase
- formal agreements are needed to avoid future conflict
Expert tip
The best combination is often:
- surveyor evidence to clarify the physical position
- solicitor advice to formalise or enforce next steps where required
When both professionals are aligned, disputes often resolve faster.
11) Keep a complete “dispute file” (it’s more useful than you think)
Create a folder with:
- title plan and title register
- deed plans/transfer plans
- dated photos and videos
- timeline of events
- correspondence log
- any surveyor plans/reports
- contractor drawings if works are planned
This is not about preparing for war—it’s about making resolution efficient and preventing misunderstandings.
12) The most common mistakes that stop disputes being resolved
Avoid these frequent pitfalls:
- relying on a single title plan screenshot as definitive proof
- removing fence lines or markers before recording them
- escalating language and threats too early
- letting contractors decide boundary positions
- treating a small strip as a “must-win” without considering cost
- waiting until building works are advanced before seeking advice
The takeaway
Boundary disputes are successfully resolved when you act early, preserve evidence, keep communication calm, and move the conversation from opinion to evidence. A boundary survey can provide the clarity needed to negotiate sensibly, protect building plans, and avoid unnecessary legal escalation. The best outcomes are usually proportionate, practical, and documented—so you can move forward with confidence.
Need help resolving a boundary dispute?
Email mail@howorth.uk or call 07794 400 212. Tell us the property location, which boundary is disputed, what triggered the issue (fence move, planned works, sale/purchase, access), and whether any work is ongoing. If you can share your title plan and a few photos of the disputed area, we’ll advise the best next step and how a boundary survey can help you resolve things quickly and calmly.