In England and Wales there is usually no record of the exact boundary between two properties or of who owns the hedge, wall or fence between them. GOV.UK says most title plans do not show exact boundaries and that an exact boundary usually does not need to be recorded anywhere. Scotland and Northern Ireland use different systems and are not covered here.
General boundaries on the title plan
HM Land Registry’s practice guide on boundaries explains that the great majority of registered titles show only “general boundaries” under section 60(1) of the Land Registration Act 2002. A general boundary shows the approximate line and does not fix the exact position; the guide says there is no standard tolerance between the mapped line and the legal boundary. The guide, last updated on 1 June 2026, adds that the word “boundary” has no special meaning in law and can refer to an invisible legal line or to a physical feature such as a fence, wall or hedge, which may or may not follow it.
Who decides where the legal boundary is
If a boundary is disputed, the guide says its exact position can ultimately be determined only by the court or by the Land Registration division of the Property Chamber of the First-tier Tribunal. It explains that the position depends on the terms of the pre-registration conveyance or the transfer as a whole, including the plan. Where the plan is unclear, a court may look at physical features on the ground, and the question is what a reasonable layperson would think was being bought. The parties’ own beliefs are irrelevant.
Fence posts, T-marks and maintenance
The guide states that common beliefs about which side of a fence the posts sit on have no legal foundation. Deeds may contain covenants to maintain a wall or fence, but those alone do not confer ownership. T-marks on deed plans normally indicate ownership or the duty to repair, but the register records them only where the deed expressly refers to them. Where ownership or responsibility cannot be worked out, the feature is generally best treated as a party boundary, and any alteration or replacement should be done only with the adjoining owners’ agreement.
Boundary agreements
GOV.UK says neighbours can make a boundary agreement to record the boundary and who is responsible for maintaining a hedge, wall, tree or fence. It must contain both parties’ names and addresses, the date it begins and the agreed boundary, shown by a written description, an Ordnance Survey extract or a plan. The agreement cannot be used to sell or give away land, and legal advice is recommended, particularly to ensure it stays valid after a sale. The agreement can be noted on the register by application to HM Land Registry, for which a fee is charged.
Determined boundaries
A registered owner can apply to have the exact line recorded as a determined boundary. GOV.UK says the application needs supporting evidence, such as certified copies of pre-registration deeds, an expert report or a signed statement, and a plan prepared by a chartered land surveyor. A determined boundary remains valid after either property is sold. If the neighbour objects and no agreement is reached, the application is passed to the tribunal, which can approve it, set the exact boundary itself or decline to set one, and the applicant may have to pay the neighbour’s costs. Legal advice before applying is recommended.
Legal presumptions
The guide says documents of title rarely describe a boundary precisely enough to fix it, so legal presumptions relating to certain types of boundary feature may help. Because a general boundary leaves the exact line undetermined, a presumption can be carried forward into a registered title, and other evidence, such as a declaration about the position or ownership of the boundary, may rebut it. A person who believes a presumption applies can ask for the red edging on the title plan to be moved, supported by a plan, the presumption relied on and any pre-registration deeds, although the boundary then remains a general boundary. Any dispute should be disclosed in the application.
Mistakes, hedges and party walls
A suspected boundary mistake on a title plan can be raised by writing to HM Land Registry with an explanation and evidence such as certified deeds. GOV.UK’s guide to resolving neighbour disputes adds that overhanging branches and roots can be trimmed only back to the boundary, that a high hedge dispute can go to the council in some cases, and that notice must be given to a neighbour before work on a party wall. The Royal Institution of Chartered Surveyors offers a helpline scheme for boundary disagreements.
FAQs
Does the fence post side show who owns the fence?
No. The Land Registry guide says there is no legal foundation for beliefs based on the way a fence is built.
Does a boundary agreement let a neighbour buy part of my land?
No. GOV.UK says a boundary agreement cannot be used to sell or give away land.
Does this apply in Scotland?
No. GOV.UK refers to a different method of checking boundaries in Scotland and in Northern Ireland.
Bottom line
In England and Wales the legal boundary is usually not recorded exactly. A title plan gives only a general line, a written boundary agreement or a tribunal-approved determined boundary can add precision, and a genuine dispute can end up before the court or the First-tier Tribunal. This article is general information, not legal advice; boundary questions affect property value and deserve advice from a solicitor or chartered surveyor.