Another boundary / title plan issue

[4Q]

My son has just purchased his first house and all went well however he didn't notice at the time but the neighbour seems to have annexed some of his garden.

I've purchased the title plans in case we are mistaken but something isn't quite right

This is the plan for my sons house showing that the boundary line ties in with the split in the two semis. Title plan DY356506 if anyone with better access can see what's going on?



This is the next door neighbours showing the boundary stepped back slightly from my sons house, no real issue so far.


However the neighbour has annexed the area in blue right over the boundary and past the end wall of his kitchen and built a shed.






Is there any way to check that the title plan is correct and if that little piece has been sold?

[4Q]

Thanks Equus for looking. I don't really care about the bit that isn't registered, he has come 2m over my sons boundary as well!

Edited to add: to where the green line is

Edited by 4Q on Wednesday 29th April 16:46

[4Q]

paulrockliffe said:

If you get the land back you'll have fun arguing over exactly where the boundary intersects the end boundary, your plan shows it's in the middle of the properties, but it's kinked over to your neighbour's side as it goes to the end of the gardens.

Straight down the middle would be fine with us, it just seems to be taking the piss a little bit but obviously the previous owner didn’t care, or didn’t know as it’s been a rental for a few years.

Edited by 4Q on Wednesday 29th April 17:17

[4Q]

quinny100 said:

The problem is people tend to red edge to the plot boundaries as shown on OS MasterMap - but they are just someone at the Ordnance Survey's interpretation of what they can see on the ground, more often that not from an aerial photograph these days. If there are trees or heavy planting on the boundary there's every chance the boundaries on the base map won't be accurate or even reflect where fence lines are positioned accurately.

From the very limited information here, it looks like potentially your son's plot boundary is possibly overstated on the plan as the boundary line kinks towards the neighbours property, and the neighbours is understated leading to small unregistered bit.

I'd urge extreme caution before getting involved in a boundary dispute. Nobody ever wins as such - you either end up spending a lot of money, falling out with your neighbours big time, or both.

Is there any evidence that there has been any recent changes to the boundary treatments? If it looks like its been this way for many years there's more chance the paperwork is wrong than any land grab having taken place.

The piece in dispute literally comes across the full width of rear of the kitchen so it’s unlikely to have been that way from the outset and merely mis-drawn.

[4Q]

ChrisNic said:

It sounds like the purchase has completed, how did it not come up previously?

One of the first things the solicitors have done for our purchases has sent a copy of the deeds and sought to confirm they reflect what we believe we are buying.

Because unless you ventured out in to the overgrown garden it wasn’t obvious. Now the better weather is here and some outside work has been done you can see the issue.

[4Q]

I don’t think there’s any need to fall out with the neighbour yet. I’m going to pop round for a chat as there may be a simple explanation.

[4Q]

Matt_E_Mulsion said:

Back to the OP, how long does this shed that may be on part of your son's garden, look like it's been there? More recent or many years ago?

It’s not recent but I couldn’t tell you if it’s been there 1 year or 10. I haven’t been and had a look since checking the plan.

Btw it cost me 3 x £3 to even see the title plans for my son and both neighbours and there is no way of checking if anyone owns that little piece between the two unless you know the title number which isn’t shown on the public site.