Boundaries: facts, myths and how to avoid a costly dispute

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Key points in brief

This article explains why property boundaries can be confusing, what HM Land Registry title plans usually show and where to find reliable help before a boundary issue becomes a costly dispute.

• Most title plans show general boundaries, not exact legal boundaries
• Fences, hedges, walls, red lines and “T” marks can be useful clues, but they are not always proof of ownership or responsibility
• HM Land Registry can provide official copies and explain procedures, but cannot settle neighbour disputes or give legal advice
• Check trusted guidance, speak to your neighbour where possible, and consider professional advice or mediation early

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It may seem like a small strip of land, but a boundary can quickly become a source of disagreement. A moved fence, trimmed hedge or first look at a title plan can sometimes leave neighbours arguing over millimetres.

Boundary questions are more common than many people realise. Between November 2025 and August 2026, HM Land Registry handled more than 14,000 queries relating to property boundaries, compared to less than 10,000 during the same period in the previous year.

Many of these questions arise from perfectly understandable confusion. People often look at a fence, hedge, wall or title plan and assume it will give them a clear answer. In reality, boundaries are not always that straightforward.

In England and Wales, there is usually no official record of the exact boundary between two properties, or of who owns or maintains a hedge, wall, tree or fence. A title plan can indicate the general position of a boundary, but most do not show the exact legal line.

Why boundaries can be confusing

One of the most common misunderstandings is that the red line on a title plan shows the precise legal boundary. In most cases, it does not. It usually shows the general position only.

There are also long-running myths about fences, hedges and walls. You may have heard that you are automatically responsible for the fence on the left, or the one on the right. You may also have heard that fence posts always show who owns the fence.

Unfortunately, these assumptions can cause problems. They may sound familiar, but they are not reliable ways to work out ownership or responsibility.

Title registers or other documents may sometimes say that one owner is responsible for maintaining a wall, hedge or fence. However, responsibility for maintenance does not necessarily mean ownership of the feature itself.

The position can be even more complicated where a property borders a public highway, river, lake, foreshore or other feature. In these cases, it is especially important to check trusted guidance and not to rely on assumptions.

Common boundary myths

There is a lot of informal advice about boundaries. Some of it may be helpful, but some of it can be misleading.

In taking informal advice, you should be aware of the following:

• the fence on the left or right is not automatically yours
• fence posts do not necessarily show who owns the fence
• the red line on a title plan does not usually show the exact legal boundary
• a hedge, wall, ditch or fence may be a useful clue, but it is not always the legal boundary
• “T” marks on deeds or plans may show who is responsible for maintaining a boundary feature, but they do not always prove ownership

The legal boundary is the invisible line separating one owner’s land from another’s. It may follow a physical feature on the ground, such as a hedge, wall or fence, but it does not always do so.

What can HM Land Registry do?

HM Land Registry can provide official copies of the title register and plan. We can also explain our procedures, correct a title plan if there is a proven mistake, record a boundary agreement or process an application for a determined boundary.

But there are limits to what we can do.

We cannot step in to settle disagreements between neighbours. We cannot provide legal advice. And we cannot decide who owns a fence, hedge or wall if that’s not clear from the registered information.

This is an important distinction. HM Land Registry records information about registered land, but we do not decide in private disputes between neighbours. If the register and title plan do not answer the question, you may need to seek advice from a legal professional or chartered surveyor.

Where to start if you are unsure

If you are trying to work out where your property starts, what your title plan shows or who may be responsible for a hedge, wall or fence, HM Land Registry’s GOV.UK guide Boundaries and boundary disputes is a useful starting point.

The guide explains what a property’s title register and title plan can show. It also explains boundary agreements, determined boundaries, what happens if a neighbour objects, and how a proven mistake on a title plan can be corrected.

It’s also worth remembering that not every boundary concern needs to lead to a dispute, and not every disagreement needs to end in court. In many cases, if you feel comfortable doing so, talking to your neighbour early on can help to avoid any misunderstandings becoming more serious.

If neighbours do agree a boundary, they should understand what a boundary agreement can and cannot do. An agreement can record the boundary and and say who maintains a hedge or other feature. It cannot be used to sell or give away land.

Getting further help

If, having tried this, you are unable to resolve a boundary issue, you may wish to seek professional advice.

The Royal Institution of Chartered Surveyors offers a boundary disputes helpline, including an initial free consultation. Other organisations, such as Citizens Advice, the Law Society and the Civil Mediation Council may also be able to help, depending on the nature of the disagreement.

Mediation can be a useful way to resolve disputes before they become more costly and stressful. Legal advice may also be needed where ownership, rights or responsibilities are unclear.

Avoid myths, check the facts and seek advice

The message is simple: do not rely on myths, assumptions or a quick glance at a plan.

Check the title register and title plan. Read trusted guidance. Speak to your neighbour early on if you can. Consider mediation where appropriate and, if you are unsure, seek professional advice before a disagreement becomes a costly dispute.

More information

• HM Land Registry YouTube (search 'boundaries')
• How to find information about your property boundaries
• Boundaries and boundary disputes

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