How to Answer the TA6 Boundaries Question

Boundaries might sound like a straightforward topic, but the boundaries section of the TA6 Property Information Form is one of the questions that most commonly trips sellers up. The answers you give here are legally significant — get them wrong, and you risk a misrepresentation claim. Leave them vague, and you invite rounds of follow-up enquiries from the buyer's solicitor that can delay your sale by weeks.

This guide explains exactly what the TA6 boundaries section asks, how to check who owns which boundary, what T-marks and H-marks mean, and what to do if you genuinely do not know or there is a dispute. It is written for sellers in England and Wales and covers the current 4th edition (2020) of the TA6 form.

What the TA6 boundaries section asks

The boundaries section of the TA6 (Section 3 in the current edition) asks three specific questions:

1. Which boundaries do you own or are you responsible for maintaining? You are asked to identify each boundary of the property and state whether you believe you own it or are responsible for its upkeep. The form asks you to mark this on the title plan or an attached plan.
2. Have there been any boundary disputes? This covers both current and past disputes — not just formal legal proceedings, but any disagreement with a neighbour about where a boundary lies or who is responsible for maintaining it.
3. Are there any boundary agreements? If you and a neighbour have made any agreement about a boundary (whether formal and registered, or informal and verbal), you must disclose it here.

These questions are designed to give the buyer a clear picture of the boundary situation before they commit to the purchase. The buyer's solicitor will cross-reference your answers against the title plan and title register, so accuracy matters.

How to check boundary ownership

Before you fill in the boundaries section, you need to know what your title documents actually say. Here is how to check:

1. Download your title register and title plan. Both are available from HM Land Registry at gov.uk/search-property-information-service for £3 each. The title register is the written record of ownership and any covenants, while the title plan is the map showing the property boundaries. For a full explanation of what these documents contain, see our guide to Land Registry searches.
2. Look for T-marks on the title plan. A T-mark is a small T drawn against a boundary line. The horizontal bar of the T sits on the boundary line, and the vertical stroke points towards the land of the person responsible for that boundary. If the T points into your property, you are responsible for that boundary.
3. Look for H-marks. An H-mark (sometimes called a double-T) means both neighbouring owners share responsibility for maintaining that boundary. This is common with party walls between terraced or semi-detached houses.
4. Check the property register for covenants. Some title registers include covenants requiring one owner to maintain a specific boundary. These are often found in properties built on estates where the developer imposed standard covenants.
5. Review your original purchase deeds. If your property was unregistered when you bought it, or if the title plan does not show T-marks, check the original conveyance or transfer deed — these sometimes contain more detail about boundary responsibilities than the registered title plan.

T-marks and H-marks explained

T-marks and H-marks are the primary way that boundary responsibility is recorded on title plans and in property deeds. Understanding them is essential for answering the TA6 boundaries section correctly.

It is important to note that many title plans do not include T-marks at all. HM Land Registry's practice guide 40 confirms that the absence of T-marks does not mean the boundaries are unowned — it simply means that ownership was not recorded when the title was registered. If your title plan has no T-marks, your answer on the TA6 should reflect this honestly by stating "Not known — no T-marks shown on the title plan."

Legal boundaries vs physical boundaries

One of the most misunderstood aspects of property boundaries is the distinction between the legal boundary and the physical boundary. Getting these confused is a common source of disputes and TA6 errors.

The legal boundary is the invisible line that defines where one property ends and another begins, as recorded by HM Land Registry. It exists as a matter of law, determined by the original conveyance and any subsequent agreements.

The physical boundary is the visible feature on the ground — a fence, wall, hedge, or ditch. Physical boundaries may or may not align precisely with the legal boundary. A fence might be set back slightly from the legal boundary for ease of maintenance, or a hedge might have grown outwards over years and now straddles the line.

HM Land Registry title plans show the general boundary only. Under the Land Registration Act 2002 (Section 60), the boundary shown on a title plan is not intended to show the exact line of the legal boundary. The red edging on a title plan indicates the general extent of the property, but it is based on Ordnance Survey mapping and is not accurate to the nearest centimetre. This means that in most cases, the title plan alone cannot resolve a dispute about exactly where a boundary runs.

When answering the TA6 boundaries section, focus on what your title documents say rather than what you see on the ground. If the physical boundary does not appear to match the title plan, mention this in your answer — it is exactly the kind of information the buyer's solicitor needs to know.

Common boundary features and issues

Different types of physical boundary come with different considerations. The table below covers the most common features and the issues they can cause during a sale.

If your property has any of the features listed above and you are unclear about ownership or responsibility, it is better to flag this in the TA6 with a "Not known" and a brief explanation than to make assumptions. For broader guidance on what you should and should not disclose, see our guide on what to disclose when selling your property.

What to do if you genuinely do not know

It is perfectly common for sellers not to know who owns or maintains a particular boundary. This is especially true if:

• Your title plan does not include T-marks (many do not)
• The property deeds are silent on boundary responsibility
• You inherited the property and have no direct knowledge of boundary arrangements
• The boundary has existed unchanged for as long as you have lived there, and the question never arose

In any of these situations, the correct approach is to answer "Not known" and provide context. For example:

• "Not known. The title plan does not show T-marks on this boundary. During our ownership (2014 to present), we have maintained the fence on the rear boundary, but we do not know whether we are legally required to do so."
• "Not known. We purchased the property in 2019 and the original conveyance does not specify boundary ownership on the left-hand side."

An honest "Not known" may prompt a follow-up enquiry from the buyer's solicitor, but it will not expose you to a misrepresentation claim. A confident but incorrect answer could. For more tips on completing the entire TA6 form, see our property information form tips guide.

What to do if there is a boundary dispute

If there is an active or past boundary dispute, you must disclose it on the TA6. This is not optional — the form asks specifically about disputes, and failing to disclose one is a clear route to a post-completion misrepresentation claim.

When disclosing a boundary dispute, include:

• A description of the dispute — what it was about and who was involved
• When it started and, if resolved, when and how it was resolved
• Whether any formal steps were taken (solicitors' letters, mediation, court proceedings)
• Whether there is a written agreement or court order recording the outcome
• Whether the dispute could recur or has any ongoing implications

If the dispute was resolved amicably and informally, say so. If it went to mediation or court, provide copies of any agreements or orders. The buyer's solicitor will want to understand the full picture. For detailed guidance on how boundary disputes affect a sale, read our guide on boundary disputes when selling.

You should also make sure your answer is consistent with what you write in the disputes and complaints section of the TA6. A boundary dispute mentioned in one section but omitted from the other will raise a red flag with the buyer's solicitor and generate additional enquiries.

Boundary agreements and their legal standing

A boundary agreement is an arrangement between neighbouring property owners about where a boundary runs or who is responsible for maintaining it. These agreements come in different forms, with different levels of legal weight:

• Formal registered agreements. An agreement made as a deed and registered at HM Land Registry against both titles is the most robust form. It binds the current owners and all future owners of both properties. If you have one, provide a copy with your TA6.
• Written but unregistered agreements. A signed written agreement that has not been registered at the Land Registry will bind the parties who signed it but may not automatically bind future owners. Its enforceability depends on the circumstances and whether future buyers had notice of it.
• Informal verbal agreements. A verbal agreement with a neighbour (for example, agreeing to split the cost of fence replacement) is not binding on future owners and is difficult to enforce even between the original parties. However, it should still be disclosed on the TA6 because it is relevant information for the buyer.

If you have any form of boundary agreement, regardless of its formality, disclose it and attach any written documentation. The buyer needs to know what arrangements are in place so they can decide whether to continue them or seek to formalise them. For more information about how ownership records work, see our transfer of ownership process guide.

The Party Wall Act and boundaries

The Party Wall etc. Act 1996 is relevant to boundaries in situations involving shared walls and construction near boundary lines. It applies in three main scenarios:

1. Work on a party wall. If a wall sits on or straddles the boundary between two properties (common in terraced and semi-detached houses), any owner wishing to carry out work on that wall must serve a party wall notice on the neighbouring owner at least two months before the work begins.
2. Building on the boundary line. If you want to build a new wall or structure on the boundary line itself, you must serve notice under the Act.
3. Excavation near a boundary. If you plan to excavate within 3 metres of a neighbouring building (or within 6 metres if the excavation goes below the foundations), notice must be served.

If a party wall notice has been served during your ownership — by you or by a neighbour — disclose it in the TA6. If a party wall award (a formal agreement drawn up by party wall surveyors) was made, provide a copy. Party wall awards run with the land and bind future owners, so the buyer needs to know about them.

How boundary issues delay or collapse sales

Boundary problems are one of the more common causes of conveyancing delays, and in serious cases they can cause a sale to fall through entirely. Here is how boundary issues typically create problems:

• Incomplete TA6 answers generate enquiries. Vague or missing answers in the boundaries section will prompt the buyer's solicitor to raise additional enquiries. Each round of enquiries can add days or weeks to the process while you gather information and your solicitor responds.
• Active disputes deter mortgage lenders. Mortgage lenders are reluctant to lend on properties with ongoing boundary disputes because the dispute represents a risk to the property's value and the buyer's quiet enjoyment. A lender may refuse the mortgage altogether or impose conditions that the dispute must be resolved before completion.
• Encroachment complicates the title. If a structure encroaches onto neighbouring land (or vice versa), the buyer's solicitor will want to know whether the encroachment is authorised, tolerated, or disputed. Resolving encroachment issues can require a formal licence, an indemnity insurance policy, or even physical removal of the encroaching structure.
• Discrepancies between TA6 answers and the title plan. If you claim to own a boundary that the title plan does not support, or fail to mention a boundary that appears to be yours, the buyer's solicitor will flag the inconsistency. This creates doubt about the accuracy of the rest of the form.
• Buyers lose confidence and withdraw. Prolonged back-and-forth over boundaries makes some buyers nervous enough to pull out of the sale. This is especially true if the buyer is a first-time buyer or is already anxious about the purchase.

The best way to avoid these problems is to answer the boundaries section thoroughly and honestly from the outset. Gather your title documents early, check for T-marks, and provide clear, detailed answers even if the answer is "Not known."

Practical tips for answering the boundaries section

Here are some concrete steps you can take to complete the TA6 boundaries section accurately and reduce the risk of follow-up enquiries:

1. Download your title plan and register first. Do this before you even look at the TA6. Having these documents in front of you makes everything else easier. They cost £3 each from HM Land Registry.
2. Walk your boundaries. Compare what you see on the ground with what the title plan shows. Note any discrepancies — a fence in a different position, a hedge that has grown outwards, a neighbour's shed that appears to cross the boundary.
3. Be specific about what you do and do not know. Rather than marking a boundary as "mine" when you are not sure, explain the basis for your belief or acknowledge uncertainty. For example: "We have maintained this fence since purchase in 2016, but the title plan shows no T-mark."
4. Attach an annotated plan if helpful. If the title plan is unclear or small-scale, consider attaching a clearer plan with annotations showing which boundaries you maintain and which you are unsure about.
5. Disclose all disputes, however minor. Even a brief disagreement with a neighbour about trimming a hedge should be mentioned if it could reasonably be described as a boundary dispute.
6. Cross-reference with other TA6 sections. Make sure your boundary answers are consistent with what you write in the disputes, rights, and notices sections. The buyer's solicitor will read the whole form.
7. Ask your solicitor if anything is unclear. If a question confuses you, do not guess — ask your solicitor. They review boundary answers regularly and can help you frame a response that is accurate and complete.

Completing the boundaries section early with Pine

Most sellers do not think about boundaries until their solicitor sends over the TA6 form — often weeks after accepting an offer. By then, every day spent checking title plans, tracking down old deeds, or trying to resolve a neighbour dispute is a day your buyer is waiting.

Pine is designed to help you get ahead. By completing your TA6 before you list your property, you can identify boundary uncertainties early, gather your title documents, and address any potential issues on your own timeline rather than under the pressure of an active sale. If you need to formalise a boundary agreement or take out indemnity insurance for an encroachment, you can do so before a buyer is even in the picture.

Combined with upfront property searches and a completed TA10 fittings form, a well-prepared TA6 creates a solicitor-ready legal pack that can be handed over the moment a buyer is found — cutting weeks off the conveyancing timeline and significantly reducing the risk of your sale collapsing.

Sources

• Law Society of England and Wales — Property Information Form (TA6), 4th edition, 2020
• HM Land Registry — Practice Guide 40: HM Land Registry plans (general boundaries) — gov.uk/government/publications/land-registry-plans-the-basis-of-land-registry-plans
• Land Registration Act 2002, Section 60 (Boundaries) — legislation.gov.uk
• HM Land Registry — Search for property information service: gov.uk/search-property-information-service
• Party Wall etc. Act 1996 — legislation.gov.uk
• Misrepresentation Act 1967 — legislation.gov.uk
• RICS — Boundary Disputes: RICS Guidance Note, 2021 — rics.org
• Gov.uk — Resolving boundary disputes: gov.uk/government/publications/boundary-disputes

Related guides

• How to Check Your Property Boundaries Before Completing the TA6

Frequently asked questions