What Happens When Property Boundaries Don't Match the Title Plan?

When Boundaries Don't Match the Title Plan

It's common for physical features like fences, walls, and hedges not to align precisely with the boundary shown on the title plan. Understanding why this happens and what to do about it can prevent costly disputes.

Why Boundaries Don't Match

**The general boundary rule**: Title plans show only the general position of boundaries. The red line on the plan is drawn on an Ordnance Survey map at a scale of 1:1250 or 1:2500. At these scales, the thickness of the line itself can represent 0.5 to 1 metre on the ground. Small discrepancies are inherent in the system.

**Fences and walls move**: Over decades, fences are replaced in slightly different positions, hedges grow and are trimmed back differently, and walls are rebuilt. The physical boundary gradually shifts from where it was originally.

**Ordnance Survey updates**: The underlying OS map may have been revised since the title was first registered, and features may have shifted slightly between editions.

**Original registration errors**: In some cases, the boundary was drawn incorrectly when the title was first registered.

What to Do About It

**Minor discrepancies (a few centimetres)**: These are normal under the general boundary rule and usually don't need action. The title plan is not wrong — it simply doesn't define the exact boundary.

**Moderate discrepancies**: If a fence is significantly out of position, discuss it with your neighbour. A boundary agreement can be drawn up and filed with the Land Registry to clarify the position.

**Significant discrepancies**: If a substantial area of land is on the wrong side of the boundary, this may indicate adverse possession or an encroachment issue. Seek legal advice.

Exact Boundary Determination

If you need certainty about the precise boundary line, you can apply to the Land Registry for an exact boundary determination under Section 60 of the Land Registration Act 2002. This replaces the general boundary with a precisely surveyed line, but it's a complex and potentially costly process.

Before Building Near Boundaries

Always check the title plan before building an extension, erecting a fence, or carrying out any work near the boundary. Discuss your plans with neighbours to avoid disputes.

Get Your Title Plan

Search for your property and purchase the title plan on Online Land Registry.