The short answer
There is rarely a single document that simply hands you the exact line. The Land Registry title plan shows only a “general boundary”, not a precise one, so finding the exact boundary usually means gathering and weighing several kinds of evidence together: the deeds and any original conveyance that first divided the land; historic plans and documents; the physical features on the ground — fences, walls and hedges; and a careful site inspection. No one of these is automatically decisive. The answer comes from the evidence as a whole, which is why boundary questions are, at heart, evidence questions.
Why it matters
The pieces of evidence usually considered are:
- The title plan — useful for the general position, but Ordnance Survey based and only indicative, not exact.
- The deeds and the original conveyance — the first document that split the land is often the most important, with its parcels clause, plan, measurements and described features.
- Historic documents and plans — earlier conveyances, old Ordnance Survey maps, auction particulars.
- Physical features — fences, walls, hedges and ditches, and presumptions such as the “hedge and ditch” rule.
- Site evidence — measurements, levels and signs of where features once stood.
Boundary disputes are, at root, evidence disputes. It is common for both neighbours to hold evidence that appears to support their position, and that shared confidence is what hardens positions and drives up costs. The value of an experienced boundary surveyor lies in identifying and weighing all the relevant evidence objectively — and, where the matter has to go to court, an appropriate legal team can then present that evidence clearly.
What to do now
- Gather your deeds and title documents, and obtain the original conveyance if you can.
- Photograph the existing features before anything changes.
- Do not assume the title plan shows the exact line.
- Get an objective assessment of all the evidence before acting or confronting a neighbour.
Common mistakes
- Assuming the title plan settles the exact boundary.
- Relying on a single document or feature.
- Assuming the fence sits on the legal line.
- Acting on assumption before the evidence has been assessed.
When to call Coburns
We identify and interpret all the relevant boundary evidence objectively, so you understand the real position before any dispute hardens. If the matter has to go to court, your solicitor presents that evidence; our role is to establish it fairly.