Property boundaries sound simple—until they aren’t. For most homeowners, the boundary is “where the fence is”. But legally and practically, boundaries can be more nuanced. Fences move, hedges grow, title plans can be imprecise, and old agreements get forgotten. That’s why boundary issues can quickly become stressful, expensive, and disruptive—especially when building work, sales, or neighbour relationships are involved.
This guide explains what property boundaries are, how they’re defined, why disputes arise, and what you can do to protect yourself and your plans.
1) What is a property boundary?
A property boundary is the dividing line between one person’s land and another’s. It defines the extent of ownership and, by extension, where you can:
- build or extend
- place fences and walls
- landscape and pave
- plant hedges and trees
- maintain and access parts of your land
Boundary line vs boundary feature
A key distinction:
- The boundary line is the legal ownership divide.
- A boundary feature is what you see on site: fence, wall, hedge, ditch, path edge, or the face of a building.
Boundary features can be excellent indicators—but they are not always the legal boundary.
2) Why boundaries are not always “exact” on paper
Many homeowners are surprised to learn that boundary information can be general rather than precise. Common reasons include:
A) Land Registry title plans are often “general boundaries”
Title plans identify the property, but they are not always intended to pinpoint the boundary to the centimetre. This can matter if the dispute is about a narrow strip of land.
B) Plans vary in age and accuracy
Older deed plans might contain measurements or details that modern title plans don’t show—but they can also vary in accuracy and scale.
C) What exists on the ground changes over time
Fences get replaced, hedges spread, walls are repaired. Over decades, boundary features can drift.
Because of this, boundary matters often require a combination of documents + site evidence + professional interpretation.
3) Common types of boundaries you’ll encounter
A) Rear garden boundaries
Often marked by fences or hedges. Disputes commonly arise after fence replacement or landscaping work.
B) Side boundaries
Common issue areas for:
- side extensions and set-out
- access routes and side passages
- alleyways and shared driveways
C) Front boundaries
Often complicated by:
- driveways and hardstanding
- parking arrangements
- dropped kerbs
- hedges, walls, and visibility splays
D) Boundaries in conversions and flats
Flats can have:
- unclear garden divisions
- shared access and bin store areas
- ambiguous “demised” (owned) areas vs communal spaces
4) Who is responsible for the fence?
This is one of the most asked questions—and also one of the most misunderstood.
- The boundary line and the responsibility to maintain a fence are not always the same thing.
- Responsibility may be stated in deeds, but often it isn’t.
- Even where responsibility is implied, in practice neighbours frequently agree shared arrangements.
If your deeds don’t clearly assign responsibility, it often becomes a practical agreement rather than a strict rule—unless a dispute arises.
5) What commonly causes boundary disputes?
Boundary disputes usually come from a trigger event:
Fence replacement
The most common cause. The old fence is removed, the new one goes back slightly offset, and the dispute begins.
Building works near the boundary
Extensions, garden rooms, walls, foundations and driveways all raise the stakes.
“Creep” over time
Hedges and planting can gradually move the practical edge of a garden.
Informal agreements from previous owners
Past owners may have agreed a line for convenience, but new owners don’t recognise it.
Property sales and legal enquiries
A boundary issue can come to light because a buyer’s solicitor asks the question—sometimes for the first time in years.
6) How to check your boundary position
Step 1: Review your title plan and register
These are the starting points.
Step 2: Look for deed plans and older conveyances
If you have older documents, they can provide helpful detail—especially where measurements are shown.
Step 3: Compare documents to physical features
Look at:
- fences and walls
- building lines
- consistent lines across neighbouring plots
- historic markers (old posts, edging, scars in paving)
Step 4: Use historic photos
Photos can be surprisingly powerful evidence showing where boundary features used to be.
If the situation is unclear or high stakes, professional advice is sensible.
7) Why the fence line may differ from the legal boundary
The fence may be “wrong” (or at least arguable) because:
- it was installed inside a boundary to avoid maintenance
- it was moved for convenience
- it was replaced inaccurately
- the original boundary marker was removed
- the boundary was historically defined by a feature no longer visible
A boundary surveyor can help interpret these situations in an evidence-led way.
8) Access, rights of way and shared areas
Some “boundary disputes” are really disputes about use and access, such as:
- shared driveways
- side passages
- rear alleyways
- communal paths
- access rights for maintenance
A boundary survey can clarify where the land lies, while legal advice clarifies what rights exist over it.
9) Trees, hedges and boundary issues
Trees and boundaries often overlap because:
- trunks can sit close to the line
- branches overhang into neighbouring land
- roots can cross boundaries and affect paving or structures
- hedges can “creep” and create a new apparent edge
Before any action is taken (especially cutting or removal), it’s sensible to confirm:
- where the boundary likely is
- where the trunk is located
- whether protections apply (e.g., TPOs)
10) How to avoid boundary disputes
Most disputes are preventable. Best practice includes:
- check documents before changing boundary features
- photograph and record existing fences/walls before removal
- speak to neighbours early before works begin
- confirm agreements in writing (even by email)
- set out building work carefully, especially near boundaries
- seek professional advice early if uncertainty exists
Early clarification is usually far cheaper than late dispute resolution.
11) When to call in a boundary surveyor
Consider instructing a boundary surveyor if:
- your neighbour disputes the boundary line
- you’re planning building works close to the boundary
- you’re replacing a fence and want to avoid a future argument
- a sale/purchase is being delayed by boundary queries
- physical features don’t align with documents
- the issue involves access/shared areas or valuable land strips
A surveyor can review documents, inspect the site, measure and map features, and provide clear reporting that supports resolution.
12) What to do if a dispute has already started
If you’re already in a disagreement:
- keep communications calm and factual
- don’t remove evidence (posts, old fence lines)
- gather documents and historic photos
- record the current situation with dated photographs
- consider a boundary survey to establish evidence
- seek legal advice if threats of action arise
Most importantly: avoid escalation by acting quickly and objectively.
The takeaway
Property boundaries are fundamental to ownership, building works, and neighbour relations—but they aren’t always as clear as people assume. Understanding the difference between the legal boundary and physical features, knowing where boundary information can be imprecise, and acting early before changes are made can prevent costly disputes. Where uncertainty exists, a boundary survey can provide the clarity needed to move forward with confidence.
Need help with a boundary question or dispute?
Email mail@howorth.uk or call 07794 400 212. Tell us the property location, which boundary is in question, and what has triggered the concern (fence replacement, neighbour disagreement, planned works, sale/purchase). If you have a title plan or historic photos, share them—we’ll advise the best next step and whether a boundary survey can help resolve matters quickly and calmly.