The short answer
Boundary problems are far cheaper to spot before you buy than to inherit afterwards. Before committing, review the title plan and deeds (remembering the plan shows only a general boundary), check the seller’s replies to the standard enquiries for any disclosed dispute, and walk the boundaries on site to see whether the fences, walls and hedges actually match the documents. Look for the tell-tale signs of trouble — a fence that does not line up with the plan, a recently moved feature, an extension or outbuilding close to the line, or a neighbour’s structure that may encroach. Raising these before exchange, through your conveyancer, can save a great deal of expense and stress.
Why it matters
Good due diligence on boundaries means looking at several things together:
- The title plan and deeds — a general boundary only, but check for T-marks, covenants and any rights affecting the boundaries.
- The seller’s property information — replies to the standard enquiries should disclose any boundary dispute or complaint; a disclosed dispute can affect mortgageability and insurance and must be passed on when you later sell.
- A site inspection — do the features match the plan? Look for moved fences, encroachments, shared structures and retaining walls.
- Any existing dispute — an ongoing boundary dispute is a red flag that can blight a property.
Where anything looks unclear, a boundary surveyor’s check before exchange is inexpensive insurance. It is simply the evidence principle applied early: gather and understand the evidence before you buy, not after a problem surfaces.
What to do now
- Review the title plan and deeds with your conveyancer.
- Read the seller’s replies to enquiries for any disclosed dispute.
- Walk the boundaries and compare features to the plan.
- Query any mismatch before exchange, and get a boundary check if something looks off.
Common mistakes
- Trusting the title plan as an exact record.
- Skipping the site walk.
- Ignoring a disclosed dispute.
- Not querying a feature that does not match the plan.
When to call Coburns
If something about the boundaries does not add up before you buy, we check it objectively against the evidence — so you go in with your eyes open rather than inheriting a dispute.