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Survey Three Limited
Chartered Land Surveyors
Regulated by RICS
Boundary Surveys:
The following information details the different types of boundaries and the plans that are used to describe them.

Physical Boundaries
These include fences, walls, hedges, fences and ditches.

Legal Boundaries
Legal boundaries are an exact line of no thickness. They are not visible on the ground unless the deeds or determined boundary plan indicates that they follow the line of a physical feature.

Deed Plans
Plans that accompany the “paper title” or deeds are known as deed plans. They may have been produce for example where the land was either conveyed or transferred.

Deed plans are normally held by a mortgage lender and can be obtained from them for a fee.

Deed plans are useful for resolving boundary disputes in that they will usually contain “T” marks indicating the ownership of a boundary and may also contain dimensions or descriptions of the boundary.

It is worth noting that when a description or dimension of a boundary in the deeds differs from that shown on the deed plan, it is the deeds and not the deed plan that take precedence.

Title Plans
The plans that accompany Land Registry documentation are known as Title Plans.
Title plans are for identification purposes only as they are based on Ordnance Survey (OS) mapping which can lead to a number of limitations:
General Boundaries
The majority of land registered in England and Wales is based on the register of title and title plans. These are known as General Boundaries.

It is not possible to identify the legal boundary from the register of title and title plan.

Determined Boundaries
This is the procedure that allows the exact line of a boundary to be determined and recorded on a register of title.
An application for a determined boundary is made using Land Registry Form DB.

The plan that accompanies the application is known as a determined boundary plan.

This plan will show the boundary in great detail including the start and end of the boundary and individual fence posts. Dimension from fixed points such as building corners will be shown to enable the boundary to be re-established in the future. If no suitable fixed points are available, National Grid coordinates will be used instead of dimensions.

Ideally an application for a determined boundary should be made with the agreement of both parties.

An alternative way of clarifying the boundary is for the adjoining owners to enter into a formal boundary agreement and applying for it to be noted on the individual registers.

Please feel free to contact us for further information or advice.

Land Registry Practice Guide 40 Oct 2005

Anstey’s Boundary Disputes and how to resolve them
Updated by David Powell RICS Books

Practitioners Guide to the Land Registration Act 2002
Malcolm Dowden EG Books

The production of determined boundary plans to accompany Land Registry Form DB
Surveys and reports for boundary disputes
Provision of expert advice on boundaries
Acting as an expert witness (instructed by one of the parties)
Acting as a single joint expert witness (instructed by both parties)
The provision of Ordnance Survey plans and digital data
OS plans only show physical boundaries rather than legal boundaries.The thick red line drawn by the Land Registry normally follows the line that the OS have drawn to represent the physical feature.
The OS may show several features such as a fence and an adjacent wall as a single line.
Accuracy. When comparing a measurement taken from a plan to the corresponding distance on the ground, you should not rely on an accuracy of better than 1.1m for 1:1250 urban mapping and 2.5m for 1:2500 rural mapping.
Survey Three Limited has over 25 years experience of boundary surveys..We are happy to give advice or take instruction from private individuals, solicitors or businesses.

The services we offer include: