Boundary issues have a habit of starting small—an offhand comment from a neighbour, a fence line that “doesn’t look right,” a new extension next door—and then turning into something expensive, stressful and time-consuming. Knowing when to involve a boundary surveyor can make the difference between a quick, practical resolution and a dispute that escalates into solicitors, delays, or even court.
A boundary surveyor (often a chartered surveyor with experience in boundary matters) helps you understand what the boundary is likely to be, using evidence such as title plans, deeds, historical information and what exists on the ground. They can also help you communicate with neighbours and professionals to resolve matters sensibly.
1) The early warning signs you may need a boundary surveyor
A) You and your neighbour disagree about where the boundary is
This is the obvious one, but it can present in subtle ways:
- “That fence is on my land.”
- “Your hedge has crept over.”
- “The previous owner told me the boundary is here.”
- “The title plan shows something different.”
If there’s doubt now, it rarely gets easier later—especially if someone intends to build.
B) A fence, wall, hedge or outbuilding has moved or been replaced
Boundary disputes often begin when something physical changes:
- a fence is replaced but not put back in the same line
- a wall is rebuilt slightly offset
- a hedge is removed or planted in a different position
- a neighbour “tidies up” a strip of land they believe is theirs
If the physical marker changes, it can become harder to prove what was there before unless you act quickly.
C) A neighbour is planning building work close to the boundary
If a neighbour is building:
- an extension right up to the boundary
- a new garden room or outbuilding
- a wall or footing near the line
- a driveway or hardstanding across the frontage
…then it may be time to clarify the boundary position before the work begins. Once concrete is poured, options narrow dramatically.
D) You’re planning works and want to avoid disputes
If you’re about to invest money into:
- an extension
- a side return
- a new fence or wall
- a driveway / dropped kerb arrangement
- landscaping or retaining structures
…it’s often worth checking the boundary early so your project doesn’t get delayed or challenged.
E) You’re selling, buying, or remortgaging and a boundary question has arisen
Boundary uncertainty can:
- slow a sale
- cause mortgage lender concern
- prompt additional legal enquiries
- lead to price negotiation or buyer nervousness
If you’re mid-transaction and a boundary query emerges, surveyor input can help give clarity and reduce delays.
F) Access rights or shared areas are unclear
Some “boundary” problems are really about access and control:
- shared driveways
- side passages
- rear access routes
- bin stores or alleyways
- ambiguous garden divisions in conversions
If access depends on the boundary line, clarity becomes even more important.
2) Common boundary situations where surveyor input is especially valuable
Fence lines that don’t match the title plan “shape”
Title plans are often indicative rather than millimetre-precise. A surveyor helps interpret:
- what the plan likely means
- whether physical features align with the plan
- what evidence best supports a position
Older properties with historic changes
Over decades, boundaries can drift due to:
- repeated fence replacements
- informal agreements between previous owners
- extensions and garden changes
- loss of original markers
A surveyor can help piece together the likely boundary line using layered evidence.
New builds and estates
Even new builds can have boundary problems:
- plotting errors during construction
- fences installed inaccurately
- landscaping not matching the plot plan
Early clarification can prevent years of awkwardness.
Adverse possession / long-term occupation concerns
If someone has occupied or used land for a long time (for example maintaining a strip of garden), surveyor input helps document:
- how long the occupation appears to have been in place
- what physical evidence exists
- what the practical position is on the ground
(Your solicitor advises on the legal implications.)
3) What a boundary surveyor actually does
A boundary surveyor typically helps by:
A) Reviewing the documents
They can consider:
- Land Registry title plans
- title registers
- deeds and conveyance plans (older plans can be very important)
- transfer plans for newer developments
- any relevant historic documents or correspondence
B) Inspecting the site
They look at:
- existing fences, walls, hedges and markers
- building lines, extensions, garages, and outbuildings
- physical evidence of old fence lines (posts, scars, old footings)
- levels and retaining structures that may have influenced the line
C) Taking measurements (where relevant)
They may measure the site and compare:
- what exists on the ground
- what the plans indicate
- any scaling or alignment that supports an interpretation
D) Producing a clear plan or report
Depending on the issue, you may receive:
- a boundary report setting out evidence and opinion
- a measured survey plan
- annotated plans showing likely boundary position
- practical advice for resolving disagreement
E) Helping with communication and resolution
Often the biggest value is practical:
- explaining the evidence clearly
- keeping discussions objective
- supporting negotiations or neighbour conversations
- providing information to solicitors if the matter escalates
A surveyor’s involvement can help prevent misunderstandings turning into entrenched disputes.
4) Why acting early is usually cheaper (and less stressful)
Boundary disputes tend to escalate because:
- positions harden
- works progress
- evidence gets lost (old fences removed, markers destroyed)
- costs rise as professionals get involved later
Calling a surveyor early can:
- preserve evidence
- clarify the likely boundary before work starts
- reduce the chance of formal dispute
- avoid delays to building projects or property transactions
5) What to gather before speaking to a boundary surveyor
If you’re considering calling one in, it helps to gather:
- your Land Registry title plan and register
- any old conveyance plans or transfer documents you have
- photos showing the boundary historically (even casual garden photos can help)
- any neighbour correspondence (emails/letters/messages)
- details of planned works (yours or your neighbour’s), including drawings if available
- a brief timeline: when the fence/wall changed, who changed it, what was agreed
This allows the surveyor to assess the situation quickly and advise the best next step.
6) Quick self-check: is it time to call a boundary surveyor?
It probably is if:
- you’re in disagreement with a neighbour about the boundary line
- a boundary marker has recently been moved or replaced
- building work is planned close to the boundary (yours or theirs)
- a property sale/purchase is being slowed by boundary queries
- you suspect long-term occupation of land may become an issue
- you want clarity before spending money on fences, walls, landscaping or extensions
The takeaway
If a boundary issue is affecting your plans, your relationship with a neighbour, or a property transaction—and especially if building works are involved—it is often sensible to involve a boundary surveyor sooner rather than later. Early clarification can preserve evidence, reduce conflict, and prevent small uncertainties from becoming expensive disputes.
Need practical advice on a boundary issue?
Email mail@howorth.uk or call 07794 400 212. Let us know the property location, what has happened (or what is planned), and whether there are any existing documents or historic photos showing the boundary line. We’ll advise the best next step and whether a boundary survey would help you move forward confidently.