Land Registry Plans, Land Measurement and Boundary Disputes
Accurate plans for registering, selling or transferring land, precise field measurement, and considered advice where you and a neighbour disagree about a boundary.
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- Fee agreed in writing before any work starts
Who Our Plans and Boundary Advice Are For
- landowners registering land with HM Land Registry for the first time
- anyone selling, gifting or transferring part of a field, farm or garden
- farmers who require field areas measured, for example for a scheme application or a tenancy
- neighbours who disagree about where a boundary runs
What Our Plan and Boundary Work Includes
- plans prepared to meet HM Land Registry's requirements for registrations and transfers
- the measurement of fields and land areas
- advice on boundary disputes
What HM Land Registry Requires from a Plan
A transfer or lease of part requires a plan, unless the land is already clearly identified on the seller's title plan. HM Land Registry's Practice Guide 40 states that the plan should:
- be drawn accurately to a stated scale, preferably 1:2500 for rural land
- be based on metric measurements, given in metres to two decimal places
- show a north point
- show sufficient surrounding detail for the land to be identified on the Ordnance Survey map
- identify the land clearly, for example by edging or colouring, without obscuring other detail
- ideally not state "for identification only"
The seller signs the plan. A plan that does not meet these requirements can delay registration.
General Boundaries and Title Plans
Most registered titles have general boundaries. The title plan shows the approximate position of the boundary, not the exact line on the ground.
For this reason, a title plan on its own will often not resolve a dispute about a hedge, ditch or fence. Deeds, earlier plans and the physical features on the ground are all relevant.
Determined Boundaries: Fixing the Exact Line
Where the exact line must be recorded, you may apply to HM Land Registry for a determined boundary on form DB. The plan must be precise:
- a scale no smaller than 1:200
- measurements accurate to plus or minus 10mm
- measurements taken from at least two points on permanent features
- no "for identification only" wording
HM Land Registry notifies the neighbours unless they have already agreed in writing. If a neighbour objects and the matter cannot be agreed, it may be referred to the First-tier Tribunal (Property Chamber).
Boundary Agreements with a Neighbour
Neighbours may agree where the boundary runs, or who maintains a hedge or wall. The agreement should be put in writing and signed by both parties. HM Land Registry can note a signed agreement on the register, although the boundary remains a general boundary.
Registering Land for the First Time
Some land in England and Wales has never been registered. HM Land Registry charges a reduced fee for voluntary first registration. Registration gives the land a title register and a title plan, and an accurate plan is central to the application.
How the Process Works
- Call us or request a call back and tell us the purpose of the plan.
- We review the title plans and deeds you hold, then visit the land where necessary.
- You receive the plan, or our advice on the boundary, in writing.
Next Step
Call us on 07857 877925 or request a call back. If you have the title number or a copy of the title plan, please have it to hand.
Common Questions
What scale should a Land Registry plan be?
HM Land Registry prefers a scale of 1:2500 for rural land such as fields and farms, and 1:500 to 1:1250 for urban property. The plan should state its scale, be based on metric measurements and show a north point. It must also include sufficient surrounding detail, such as roads and field boundaries, for the land to be identified on the Ordnance Survey map.
Can I use a plan marked 'for identification only'?
It is best avoided. HM Land Registry's guidance states that a plan for a transfer or lease of part should ideally not carry wording such as 'for identification only', because the plan is intended to define the land accurately. A plan drawn to scale, with the land clearly edged or coloured and measurements where boundaries are undefined on the ground, avoids difficulties later.
Why does my title plan not show the exact boundary?
Most registered titles in England and Wales have general boundaries, meaning the title plan shows the general position of the boundary rather than the precise line on the ground. The exact line is recorded only where a determined boundary has been registered. A title plan alone therefore often cannot settle precisely where a hedge, wall or fence should stand.
What is a determined boundary?
A determined boundary is one where HM Land Registry has recorded the exact line, following an application on form DB. The application requires a precise plan, usually prepared by a Surveyor, at a scale no smaller than 1:200, with measurements accurate to 10mm. Neighbours are notified, and if an objection cannot be resolved by agreement, the matter may be referred to the First-tier Tribunal.
Can a boundary agreement with my neighbour be registered?
Yes. Neighbours may agree in writing where the boundary runs, or who maintains a hedge or wall, and a signed agreement can be noted on the register. The boundary nonetheless remains a general boundary, so if you require the exact line to be recorded, you would apply for a determined boundary instead, ideally with your neighbour also signing the plan.
Should I register land that is not yet registered?
It is often worthwhile. HM Land Registry charges a reduced fee for voluntary first registration. Once registered, the land has a title register and a title plan, which can simplify a later sale, gift or transfer of part. A clear and accurate plan of the land is central to the application, so it is worth ensuring it is correct from the outset.
Reviewed by Luke Banks MRICS FAAV, RICS Registered Valuer, on .
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