Land Registers and Conveyancing Searches for Scotland

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Boundaries

The Land Registry do not hold specific documents that describe property boundaries. The law provides that boundaries shown on the Title Plan are general boundaries only. The Title Plan is based on the OS map and is drawn to a scale of 1/1250 in urban areas and 1/2500 in rural areas. The Title Plans are sufficiently detailed to show an outline of the property and adjoining properties. Ownership of the land is illustrated by the marking of a red line within the black outline of the property shown on the OS map.

However, by a careful examination of all of the documents held by the Land Registry for your property and that adjoining it and by considering the common law boundary presumptions, the boundary positions can be gleaned with a reasonable degree of accuracy and obviate the need for litigation where there is a boundary dispute.

There are 2 ways to describe property boundaries; there is a legal boundary and a physical boundary. The legal boundary consists of an invisible line which divides the two properties. The physical boundary comprises features on the ground such as a hedge or wall. The physical boundary may run on either side of, or through the centre line of a physical feature, and consequently this may give rise to difficulties in deducing the precise line of a boundary.

Whatever method is used to resolve a boundary dispute, the first step must be the examination of the documents held by the Land Registry for the properties in question. Most of the time the information provided is sufficient to resolve the dispute, particularly when one knows what to look for.

Determining boundary positions and ownership is difficult, even with the aid of all the available documents. We have therefore composed an eBook that is available from the iBookstore to our customers for free. It is an enhanced ebook for use on an iPad, iPhone, iPod Touch or Mac and provides all you need to know about property boundaries. It is amply illustrated. There is also a chapter showing actual examples of boundary information found in Land Registry Deeds, Registers and Plans. For customers unable to download the eBook we have provided a PDF version.

LR7
Boundary Search - 2 adjoining properties

This search is the recommended search for anyone requiring information as to their property boundaries, including the boundaries of the house, garden or other land and responsibility for maintenance of fences and garden walls. In any matter involving a boundary dispute, whatever method is used to resolve it, obtaining this search is always the first step, as in most cases the information provided is all that is needed to avoid expensive litigation and surveys.

Please note that plans provided do not as a general rule include measurements, dimensions or angles (although in some instances they do).

Documents Provided
  • Title Registers for both properties
  • Title Plans for both properties
  • Deeds and Documents for both properties
  • Legal Boundary Presumptions Report
  • Boundary Information Guide
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£99

Sample



File: pdf
Size: 3.47 MB
LR7b
Boundary Search - 3 adjoining properties

This search is the recommended search for anyone requiring information as to their property boundaries, including the boundaries of the house, garden or other land and responsibility for maintenance of fences and garden walls. In any matter involving a boundary dispute, whatever method is used to resolve it, obtaining this search is always the first step, as in most cases the information provided is all that is needed to avoid expensive litigation and surveys.

Please note that plans provided do not as a general rule include measurements, dimensions or angles (although in some instances they do).

Documents Provided
  • Title Registers for all 3 properties
  • Title Plans for both properties
  • Deeds and Documents for all 3 properties
  • Legal Boundary Presumptions Report
  • Boundary Information Guide
Buy Now

£146

LR8
Rights of Way Search

This search is the recommended search for anyone requiring information relating to either public or private rights of way affecting their property or adjoining property. Public rights of way are detailed within several environmental reports, and private rights of way (easements) are detailed in the Land Registry documents affecting the properties concerned.

Documents Provided
  • Title Registers for the dominant and servient tenements
  • Title Plans for the dominant and servient tenements
  • Old Deeds for the dominant and servient tenements
  • Neighbourhood Search
  • Countryside & Rights of Way Map centred on your postcode
  • Common Land Search (optional extra)
  • Rights of Way Information Guide
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£149

Sample



File: pdf
Size: 7.35 MB

Guidelines for documents included with our Boundary Search

1 Title Register (for each property)
This will provide a physical description of the property address. It may be no more than an address, but where the property includes land it may also describe detail of where the land is situated, e.g. land lying to the south of Berwick Road and to the east of Village Road and consisting of 5 acres. There may be reference to conveyancing documents that have been scanned by the Land Registry (described as "copy filed"), and there may also be reference to documents that have not been scanned. The Title Register may also make reference to Boundary Structure Notices. Rights of Way and Covenants may also provide clues as to a boundary position. Electronically held documents are provided with this search; where there are none then a copy of one of the main non-digitised documents for each property will be provided.

2 Title Plan (for each property)
This comprises an outline of the property curtilage, shown by red edging. It is scaled to 1/1250 in urban areas and 1/2500 in rural areas. Property boundaries are general boundaries only, i.e. not precisely defined.

3 Old Deeds & Documents (for each property)
The old deeds comprise copies of conveyances, transfers, indentures, agreements, illustrative plans, epitomies, abstracts of title, licences and wayleave agreements that the Land Registry have scanned and filed with the Title Register. They are usually documents once used in the old pre-registration conveyancing process and do not constitute the main title documents. Their main value is their more detailed descriptions of covenants, easements and agreements contained within them.

These documents often contain a wealth of information, either directly or indirectly. One or more documents may contain direct boundary details or boundary structure notices; Others may contain rough or detailed drawings or plans, sometimes with measurements. Sometimes a document will have to be looked at very carefully for indirect boundary descriptions, such as the boundary line stopping beneath the eaves of the adjoining house.

4 A detailed Summary of Legal Presumptions
Legal presumptions are those presumptions made by the general law and will apply where there is no indication to the contrary. Such an indication would be provided in the documents referred to above, which is one of the reasons it is so important to obtain and study them. A legal presumption is easily rebutted if a document shows a contrary intention.

5 A Step by Step Guidebook explaining how to use the documents provided with our Boundary Search.

National Locations

Land Registry Search Types

Professional Independent Specialists

UKLRS is a private company and not affiliated to individual government land registries and provides professional and easy to use Land Registry services throughout the whole of the British Isles.

Multiple Searches

Using our multi-forms can save you a lot of time and trouble. These forms allow you to search for up to 20 properties all on one form. Multiple search forms are available for our most popular products.

Environmental Searches

Neighbourhood, Environment and Utility searches are immensely useful when buying a property, as they usually contain considerable and invaluable information about the area and people near to a particular property.

Samples

Clicking a Samples link will open up a preview of the type of documents you should expect to receive with a particular search.

You will need to have JavaScript enabled in your web browser. Please note that some of the more complex searches may have large sample files that may take a few moments to download.

Key

R = Residential
C = Commercial
V = Variable Price