TA6 Boundary Disputes: How to Answer Correctly
How to complete the TA6 boundaries section when there are or have been boundary issues. Covers Section 2 and Section 10, wording examples, and legal obligations.
What you need to know
When completing the TA6 form, boundary disputes must be addressed in both Section 2 (Boundaries) and Section 10 (Disputes). You must disclose all current and past disputes, describe them factually with dates and outcomes, and ensure your answers in both sections are consistent. Supporting documents such as boundary agreements or Land Registry correspondence should be attached.
- Boundary issues appear in two TA6 sections — Section 2 (Boundaries) and Section 10 (Disputes) — and your answers must be consistent across both.
- All boundary disputes must be disclosed, including those resolved years ago, as the TA6 asks about disputes that have existed at any time.
- Factual, neutral wording with dates, property addresses, and outcomes protects you legally and reassures buyers.
- Attaching supporting documents such as boundary agreements, surveyor reports, or Land Registry correspondence reduces follow-up enquiries.
- Concealing a known boundary dispute risks a misrepresentation claim under the Misrepresentation Act 1967 after completion.
Pine handles the legal prep so you don't have to.
Check your sale readinessBoundary disputes are one of the most consequential issues you can face when completing the TA6 Property Information Form. Unlike many other sections of the form, boundary questions directly affect the land the buyer is purchasing. Getting your answers wrong — or leaving them vague — can trigger a wave of additional enquiries, delay exchange, deter mortgage lenders, and even expose you to a misrepresentation claim after completion.
This guide explains exactly how to complete the TA6 when there are or have been boundary issues. It covers which sections apply, what counts as a dispute, how to word your answers, and what documents you should provide to support your disclosure.
Understanding the two relevant TA6 sections
Boundary matters appear in two distinct parts of the TA6 form. You must complete both, and your answers need to be consistent.
Section 2: Boundaries
Section 2 asks you to identify which boundaries of the property you believe you own, maintain, or are responsible for. Specifically, it asks:
- Which boundaries you are responsible for maintaining
- Whether any boundary has been moved, altered, or repositioned during your ownership
- Whether there is any boundary agreement or determination in place
- Whether any boundary is the subject of a dispute
This section is primarily factual. You are describing the current position of each boundary and who maintains it. If you are unsure about a particular boundary — for example, the rear boundary of a garden inherited from a previous owner — it is acceptable to answer "Not known" and explain why.
Section 10: Disputes, complaints, and disagreements
Section 10 asks more broadly about disputes connected to the property, including those with neighbours. Any boundary dispute — past or present — must be disclosed here. This section captures the narrative: what happened, when, how it was resolved, and whether any documentation exists.
The critical point is that both sections must tell a consistent story. If you disclose a boundary dispute in Section 10 but Section 2 makes no mention of any boundary issues, the buyer's solicitor will immediately spot the discrepancy and raise detailed enquiries. This is one of the most common TA6 mistakes sellers make and it adds unnecessary time to the transaction.
What counts as a boundary dispute
A boundary dispute is any disagreement about where a boundary lies, who owns a boundary structure, who is responsible for maintaining it, or whether one property has encroached onto another. It does not need to have reached solicitors, the Land Registry, or a court to qualify as a dispute. Common examples include:
- A disagreement with a neighbour about the position of a fence, wall, or hedge
- A neighbour building a structure that you believe encroaches onto your land
- A dispute about who owns or is responsible for maintaining a shared boundary
- A neighbour moving a fence or hedge without agreement
- A formal complaint to the Land Registry about boundary position
- A boundary dispute that was referred to mediation or resolved by a surveyor
- A determined boundary application under the Land Registration Act 2002
A single polite conversation with a neighbour about trimming a hedge that was agreed immediately and never raised again does not normally need to be declared. The test is whether a reasonable buyer would consider the matter relevant to their purchase decision. If in doubt, disclose it — a brief factual note is always safer than an omission.
For broader guidance on what constitutes a dispute and how it affects your sale, see our guide on boundary disputes when selling a house.
The general boundaries rule
One of the most important concepts to understand when completing the TA6 boundaries section is the general boundaries rule. Under Section 60 of the Land Registration Act 2002, the boundaries shown on HM Land Registry title plans are general boundaries only. This means the red edging on your title plan does not define the exact boundary line — it shows the approximate position.
In practice, this means it is entirely normal for the physical position of a fence or wall to differ slightly from what the title plan shows. A small discrepancy between the fence line and the title plan edging is not, by itself, a boundary dispute. It only becomes a dispute if a neighbour has raised the discrepancy as a concern or if there has been an active disagreement about where the true boundary lies.
When completing Section 2, you should note any discrepancy you are aware of and explain whether it has ever been the subject of a disagreement. This prevents the buyer's solicitor from raising it as a new issue during their review of the title plan.
How to answer Section 2: Step by step
Approach Section 2 methodically. For each boundary — front, rear, left side, and right side — consider the following:
- Identify the boundary feature. Is it a fence, wall, hedge, ditch, or open boundary? If there is no physical marker, say so.
- State who maintains it. If your title deeds or a boundary agreement specify maintenance responsibility, refer to that document. If maintenance has simply been shared informally, state the practical arrangement.
- Note any changes during your ownership. If a fence was replaced, a hedge was removed, or a wall was rebuilt, state when this happened and whether the boundary position changed.
- Disclose any agreements or determinations. If a boundary agreement exists — whether a formal deed or an informal written agreement — reference it and attach a copy. If HM Land Registry has issued a determined boundary, attach the plan.
- Flag any disputes or uncertainty. If the boundary has been the subject of a disagreement, note it here and cross-reference your more detailed disclosure in Section 10.
You are not expected to have surveyor-level knowledge. Answer based on what you know from your time as the property owner, your title deeds, and any conversations or correspondence you have had with neighbours.
How to answer Section 10: Disclosing a boundary dispute
Section 10 is where you provide the full narrative of any boundary dispute. Your answer should be factual, neutral, and complete. As a general guide, your duty of disclosure as a seller requires you to share all material information that would affect a buyer's decision.
Information to include
For each boundary dispute, past or present, include:
- When the dispute arose (month and year)
- What it concerned (position of a fence, ownership of a wall, encroachment, etc.)
- The parties involved (refer to the neighbouring property address, not individual names)
- What action was taken (informal discussion, written correspondence, mediation, surveyor involvement, solicitor involvement, Land Registry application, court proceedings)
- How it was resolved and when (by agreement, mediation outcome, Land Registry determination, court order, or not yet resolved)
- Whether any formal documentation exists (boundary agreement, surveyor report, determined boundary plan, court order)
- The current position and the state of the relationship with the neighbour
Example wording: Resolved dispute
"A disagreement arose with the owner of [neighbouring address] in September 2022 regarding the position of the rear boundary fence. The neighbour believed the fence encroached approximately 300mm onto their land. Both parties instructed a RICS-qualified surveyor who confirmed the fence was within the boundary shown on the title plan. The matter was resolved by agreement in December 2022. A written boundary agreement was signed by both parties and is attached. The relationship with the neighbour is cordial. No solicitors were involved."
Example wording: Ongoing dispute
"A dispute exists with the owner of [neighbouring address] regarding the left-hand side boundary wall. The neighbour rebuilt the wall in March 2024, repositioning it approximately 200mm onto the seller's land. The matter was raised with the neighbour in writing in April 2024. The neighbour disputes the encroachment. The seller has instructed a surveyor to prepare a measured plan. The matter is ongoing. No solicitors have been instructed to date. Copies of the correspondence and the surveyor's instruction letter are attached."
Common boundary scenarios and how to handle them
| Scenario | What to say in Section 2 | What to say in Section 10 |
|---|---|---|
| Fence replaced during ownership, no dispute | Note the replacement, state the fence is on the same line as the original | No disclosure needed unless a neighbour raised concerns |
| Fence position does not match title plan | Note the discrepancy and state whether it has been raised as a concern by anyone | Disclose if a neighbour has raised the discrepancy; otherwise, the Section 2 note is sufficient |
| Neighbour moved a boundary fence | Note that the boundary was moved and describe the current position | Full disclosure of what happened, when, and how it was resolved (or that it is ongoing) |
| Boundary determined by Land Registry | Reference the determined boundary and attach the plan | Explain the background to the application and the outcome |
| Informal agreement about shared boundary maintenance | Describe the arrangement and note it is informal | No disclosure unless there has been a disagreement about the arrangement |
| Encroachment by or onto neighbouring land | Note the encroachment and whether it is acknowledged by both parties | Full disclosure including dates, correspondence, and any resolution |
Supporting documents to attach
Supporting documentation significantly reduces the number of follow-up enquiries from the buyer's solicitor. Where any of the following exist, attach copies to your TA6 form:
- Written boundary agreements signed by both parties
- Surveyor reports or measured plans showing boundary positions
- HM Land Registry determined boundary plans
- Correspondence with the neighbour about the boundary issue
- Solicitor correspondence relating to the dispute
- Mediation agreements or outcomes
- Court orders (if the matter went to court or the First-tier Tribunal)
- Boundary indemnity insurance policies already in place
If a dispute was resolved informally through conversation with no written record, state that in your Section 10 answer. The absence of documentation is itself useful information for the buyer's solicitor.
The role of boundary indemnity insurance
In some cases, a boundary issue cannot be fully resolved before the sale completes. This is common where the boundary position is genuinely uncertain, a minor encroachment exists but the neighbour is uncooperative, or the cost of a formal resolution would be disproportionate to the issue.
In these situations, your solicitor may suggest arranging boundary indemnity insurance. This is a one-off policy that protects the buyer and their mortgage lender against financial loss if the boundary issue results in a legal claim after completion. The policy typically costs between £50 and £300, depending on the nature and severity of the issue.
Indemnity insurance does not resolve the underlying issue, and it is not a substitute for honest disclosure on the TA6. However, it can be enough to satisfy a buyer's lender and allow the transaction to proceed. If you arrange indemnity insurance, mention it in your Section 10 answer and attach a copy of the policy.
What not to do
Sellers frequently make errors when dealing with boundary questions on the TA6. The following mistakes can slow your transaction or expose you to legal liability:
- Answering "Not known" when you do know. If you are aware of a boundary issue and write "Not known," you are making a false statement. This is misrepresentation and could lead to a claim under the Misrepresentation Act 1967.
- Omitting resolved disputes. The TA6 asks about disputes that have existed at any time. Leaving out a resolved dispute is not the same as it not having happened.
- Contradicting yourself between sections. If Section 10 mentions a boundary dispute but Section 2 says boundaries are undisputed, the inconsistency will prompt additional enquiries and undermine your credibility.
- Using emotional or vague language. Descriptions like "the neighbour was impossible" or "there were some issues with the fence" are unhelpful. Be specific and factual.
- Failing to attach documents. If a boundary agreement, surveyor report, or Land Registry determination exists, not attaching it forces the buyer's solicitor to request it separately, adding delay.
- Downplaying an ongoing dispute. If a dispute is genuinely unresolved, do not describe it as resolved. The buyer will discover the truth during the conveyancing process, and the dishonesty will be far more damaging than the dispute itself. For more on the consequences, see our guide on what happens if you lie on the TA6 form.
How boundary answers affect the rest of the transaction
Your TA6 boundary answers feed into several other parts of the conveyancing process. The buyer's solicitor will cross-reference your answers with:
- The title plan held at HM Land Registry
- Local authority search results (which may reveal boundary-related planning applications or enforcement notices)
- The property title register, including any notices, restrictions, or covenants relating to boundaries
- Any pre-contract enquiries they raise based on their review
Inconsistencies between your TA6 answers and these other sources will generate additional enquiries, also known as requisitions, which add time to the transaction. For a complete guide to filling in the TA6 effectively, including all 14 sections, see our detailed walkthrough.
Practical steps to take before completing the form
Before sitting down to fill in the boundaries and disputes sections, gather the following:
- Your title plan. Download it from HM Land Registry for £3. Compare the red edging with the physical boundaries on the ground.
- Your title deeds. Check whether any boundary covenants, maintenance obligations, or T-marks appear on the plan or in the register.
- Any boundary correspondence. Gather letters, emails, or text messages relating to boundary discussions or disputes with neighbours.
- Any formal agreements. Locate boundary agreements, surveyor reports, mediation outcomes, or Land Registry correspondence.
- Photographs. If boundary positions have changed during your ownership or if there is a current discrepancy, photographs with dates can be valuable evidence.
Having these materials to hand makes it much easier to write clear, complete answers that pre-empt the buyer's solicitor's enquiries. For guidance on what you must disclose more broadly, see our guide on TA6 neighbour disputes: what to declare.
Sources
- Law Society of England and Wales — Property Information Form (TA6), 4th edition, 2020
- Land Registration Act 2002, Section 60 (General Boundaries) — legislation.gov.uk
- HM Land Registry — Practice Guide 40: Land Registry plans (determining general boundaries)
- Misrepresentation Act 1967 — legislation.gov.uk
- Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk
- RICS — Boundaries: Procedures for Boundary Identification, Demarcation and Dispute Resolution, 1st edition, 2014
- HM Land Registry — Practice Guide 19: Notices, Restrictions and the Protection of Third Party Interests
Related guides
Frequently asked questions
Which section of the TA6 covers boundary disputes?
Two sections are relevant. Section 2 (Boundaries) asks you to identify which boundaries you own, maintain, or are responsible for, and to disclose any boundary agreements or determinations. Section 10 (Disputes, Complaints, and Disagreements) asks whether there have been any disputes connected to the property, including boundary disputes. You must complete both sections consistently — a discrepancy between them will trigger additional enquiries from the buyer’s solicitor.
Do I have to disclose a boundary dispute that was resolved years ago?
Yes. The TA6 form asks about disputes that have existed at any time, not only those that are currently ongoing. Even if a boundary disagreement was settled amicably five or ten years ago, you must disclose it and explain how it was resolved. The buyer’s solicitor needs the full history so they can advise their client about any residual risk. Omitting a resolved dispute can amount to misrepresentation under the Misrepresentation Act 1967.
What counts as a boundary dispute on the TA6 form?
A boundary dispute is any disagreement about where a boundary lies, who owns or is responsible for a boundary structure such as a fence or wall, or whether one property has encroached onto another. It does not need to have reached solicitors or court to count as a dispute. A heated conversation with a neighbour about the position of a fence, a written exchange about a moved hedge, or a formal complaint about encroachment all qualify and must be disclosed.
Can I answer “Not known” for the boundaries section of the TA6?
You can answer “Not known” if you genuinely do not know who owns or maintains a particular boundary — this is common for rear boundaries or boundaries inherited from a previous owner. However, you must not use “Not known” to avoid disclosing information you actually have. If you know there was a dispute about a boundary, writing “Not known” is dishonest and could expose you to a misrepresentation claim.
What happens if my TA6 boundary answers contradict the title plan?
The buyer’s solicitor will compare your TA6 answers with the title plan held at HM Land Registry. If your answers about ownership or maintenance responsibility contradict what the plan shows, they will raise additional enquiries. This is common because title plans under the general boundaries rule are not precise. Explain any discrepancy clearly — for example, note that the physical fence line does not match the title plan edging and state whether this has ever been disputed.
Should I get a boundary survey before completing the TA6?
A boundary survey is not required for completing the TA6, but it can be worthwhile if there is genuine uncertainty about boundary positions or if a dispute has occurred. A RICS-qualified surveyor can prepare a measured plan showing where physical boundaries sit in relation to the title plan. This typically costs between £500 and £1,500. If your boundaries are clearly defined and undisputed, a survey is unlikely to be necessary.
Will disclosing a boundary dispute put off buyers?
A well-worded, factual disclosure of a resolved boundary dispute rarely deters buyers. What concerns buyers and their solicitors is vague or evasive answers, or discovering an undisclosed dispute through local authority searches or conversations with neighbours. Providing a clear explanation with supporting documents such as a boundary agreement or Land Registry correspondence actually builds confidence and reduces the number of follow-up enquiries.
What is boundary indemnity insurance and when is it needed?
Boundary indemnity insurance is a one-off policy that protects the buyer and their lender against financial loss if a boundary issue results in a legal claim after completion. It is commonly used where there is a minor encroachment, an unresolved positional discrepancy, or a historical dispute with no formal written resolution. The policy typically costs between £50 and £300 and is usually arranged by the seller’s solicitor. It does not fix the underlying issue but provides financial reassurance.
Can a boundary dispute stop my sale from completing?
Yes. An unresolved boundary dispute can prevent completion in several ways: the buyer’s mortgage lender may refuse to lend on a property with an active dispute, the buyer may withdraw after discovering the issue during conveyancing, or the buyer’s solicitor may advise against proceeding until the dispute is resolved or indemnity insurance is in place. Addressing boundary issues before listing your property significantly reduces this risk.
Can Pine help me complete the boundary sections of my TA6?
Yes. Pine guides you through every section of the TA6 form, including the boundaries section and the disputes section. The platform provides plain English explanations, prompts you to consider common scenarios such as fence ownership, encroachment, and discrepancies with the title plan, and helps you word your answers clearly and accurately. By completing your TA6 before listing, your solicitor can issue the draft contract pack immediately once a buyer is found.
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