Who do you hire to establish a boundary position

[Markbon]

Hello. I've noticed the ordnance survey map of my house is slightly different to where the fence position actually is. So im wondering if it might be worth getting it checked by someone? Its not a massive difference so if anyone knows Ordnance surveys are often out by a bit please let me know. But if anyone knows what type of surveyor I need id like to know also. Cheers

 

[freddiemercurystwin]

Check what? The OS map or your boundary? Check it against what?

 

[old duffer]

years ago I was in the process of purchasing a property and the land searches showed that it have never been registered. Deeds were located at a local solicitors office and the process was started of registering the property. There was a question in relation to the current boundry and the old maps of deeds (current boundary was smaller than shown on map). Land reg said that in order to establish the boundary, it would require an investigation of all surrounding properties land maps, affidavit from pervious owners and from the bordering properties so as to establish a time line on the boundary change and to create an acceptance of the "recognised" boundary as would be established as the new boundary. My solicitor said that it was too much work for him and LR said there needed to be solicitors involved and lots of paperwork and contacts etc. They said that if there was not an 100% agreement between parties then there would have to be a land tribunal. The seller then insisted that it would be for my benefit so wanted me to go at least halves. I walked away from the purchase

 

[charliegolf]

Neither deeds (Title Register and Plan these days) nor OS maps show a legal boundary. They are approximations. To answer the OP, you need a specialist, and the RICS site apparently links to the. They may tell you what you want to hear (or not), but their opinion does not set the boundary. If neither you or your neighbour is going to argue the toss, the cheapest way is a Boundary Agreement- £40 fee, but use a solicitor to do it. Next is a Determined Boundary: agreed specialist surveyor charges you a barrowload of money and the LR logs the new boundary.

If it ain't broke, don't fix it. £250 per letter will only buy the solicitors a holiday in the Bahamas!

 

[davidmiller]

Check what? The OS map or your boundary? Check it against what?

To check one against the other. The point where the fence comes closest to my house then goes back out slightly means there's basically one fence post that gives a forthcoming extension a lot of problems. If I build the whole thing a metre from there the extension will be a lot narrower.

 

[pcaouolte]

It will be a lot easier to agree with your neighbour where the boundary lies and work from there. My experience of using surveyors for boundary disputes is that they cost a fortune, take years and ultimately you just end up with a compromise agreement between the people on both sides of the boundary.

OS maps and land registry plans just give a rough idea of boundary lines. The thickness of the line on the plan can be a significant distance on the ground. Fences are not always on boundaries.

In the case of the one that I was involved with it was eventually agreed that the boundary line ran through the corner of a building that had been in position for more than 40 years!

 

[jeds]

OS maps are not at all accurate - and don't profess to be. I completely agree with above. Try to come to some agreement with your neighbour about moving a post by x amount. You could gently say that you think it's wrong anyway - according to the OS map - but I would be honest and say that you just want to move it to where the OS map indicates in order to build an extension, and see what your neighbours reaction is. Is there an incentive you could offer - maybe upgrade the fence or something at your cost? But, if it comes down to a fight, I would strongly advise against going legal. Small errors are almost impossible to determine and costs can go through the roof.

 

[Diver Fred]

How recent is your property - is there a set of PAPER deeds available? That is your best chance to discover where the property boundaries are. Failing that then a chartered surveyor together with your neighbours to agree and document the boundaries is needed. Once completed that document needs to be looked after and preserved.

Land Registry electronic records, plans are F*****g useless and worthless. The family property now has a set of electronic deeds - the site plan gives all the boundaries to the neighbours, luckily we still have an original set which agrees with the neighbours paper records. The only value to the property owner is the 'Alert' system that the Land Registry has in place - sends an eMail to the nominated person any time there is activity against the LR records for a property - such as when a search is done, or it transfers ownership.