How to Check Your Property Boundaries Before Completing the TA6

The boundaries section of the TA6 Property Information Form is one of the areas most likely to generate follow-up enquiries from a buyer's solicitor. Vague or inaccurate answers about boundary positions, ownership, and maintenance responsibility can delay exchange by weeks and, in the worst cases, cause a sale to fall through entirely.

The good news is that checking your boundaries before you sit down to complete the TA6 is straightforward, and in most cases costs very little. This guide walks you through the practical methods for confirming your boundary positions so you can answer Section 2 with confidence and minimise the risk of problems surfacing later in the transaction.

Why boundary checks matter for the TA6

Section 2 of the TA6 asks you to identify which boundaries you own, maintain, or are responsible for. It also asks whether any boundary has been moved during your ownership and whether any boundary is the subject of a dispute. Your answers feed directly into the buyer's solicitor's review of the title, and any inconsistencies between your answers and the title plan will trigger additional enquiries.

Boundary issues are also one of the most common reasons for TA6 mistakes that delay house sales. Sellers who answer the boundaries section without first checking their title plan frequently discover \u2014 too late \u2014 that their understanding of the boundaries does not match what the Land Registry shows. This creates a problem that could have been identified and addressed weeks earlier.

Step 1: Download your title plan from HM Land Registry

The first and most important step is to obtain your title plan. This is the official plan held by HM Land Registry showing the extent of your registered title. You can download it from the HM Land Registry online portal for \u00a33.

The title plan shows your property outlined in red edging. This is the boundary of your registered title. However, it is essential to understand that this edging shows general boundaries only. Under Section 60 of the Land Registration Act 2002, the boundary lines on a title plan are approximate and do not define the exact boundary position. The plan is typically based on Ordnance Survey mapping at a scale of 1:1250 in urban areas or 1:2500 in rural areas, which means even a thin line can represent several centimetres on the ground.

What to look for on your title plan

• Red edging. This outlines the extent of your registered title. Compare it with the physical boundaries of your property.
• T-marks. A \u2018T\u2019 drawn against a boundary line indicates which side is responsible for maintaining that boundary feature. If the T is on your side, you are likely responsible for that fence, wall, or hedge. An H-mark (two T-marks back to back) indicates shared responsibility.
• Hatching or colouring. Coloured areas may indicate different parts of the title with specific rights or restrictions, such as a right of way or a shared access.
• Notes and references. The title plan may refer to specific entries in the title register that relate to boundaries, easements, or covenants.

If T-marks are present, they give you a clear basis for answering the maintenance responsibility questions in Section 2. If they are absent \u2014 which is common, particularly for older titles \u2014 you will need to rely on your title deeds, any boundary agreements, or practical arrangements with neighbours.

Step 2: Check your title register and deeds

The title register is a separate document from the title plan. It can be downloaded from HM Land Registry for an additional \u00a33. The register may contain entries relevant to boundaries, including:

• Covenants requiring you to maintain certain boundary features (such as a fence or hedge of a specified height)
• Easements granting rights over or along boundaries (such as a right of access along a shared drive)
• References to boundary agreements or determined boundary applications
• Notices or restrictions relating to boundary features

If you hold the original title deeds (pre-registration documents), these can provide additional detail. Older conveyances sometimes include more precise boundary descriptions and measurements than the modern title plan. They may also reference boundary features that have since been replaced, which can help you understand historical boundary positions.

Understanding your duty of disclosure as a seller is important here. You are expected to share information that you have or could reasonably obtain. Reviewing your title register and deeds before completing the TA6 demonstrates that you have taken reasonable steps to provide accurate information.

Step 3: Carry out a physical inspection

With your title plan in hand, walk the boundaries of your property and compare what you see on the ground with what the plan shows. For each boundary \u2014 front, rear, left side, and right side \u2014 consider the following:

1. What is the physical boundary feature? Is it a fence, wall, hedge, ditch, or is there no physical marker at all?
2. Does it align with the title plan? Compare the position of the physical feature with the red edging. A small discrepancy (a few centimetres) is normal under the general boundaries rule. A larger discrepancy \u2014 for example, a fence that is clearly inside or outside the title plan line by 30cm or more \u2014 should be noted.
3. Who maintains it? Consider whether you or your neighbour typically repairs the fence, trims the hedge, or maintains the wall. If there is an informal arrangement, note what it is.
4. Has it changed during your ownership? If a fence has been replaced, a wall rebuilt, or a hedge removed, note when this happened and whether the position of the boundary changed.
5. Are there any signs of encroachment? Look for structures, sheds, extensions, or planting that cross the boundary line in either direction.

Take photographs during your inspection, ideally with dates. If you identify any discrepancies or potential issues, having a photographic record will be useful if the buyer's solicitor raises enquiries later.

Step 4: Speak to your neighbours (where appropriate)

If there is uncertainty about a boundary \u2014 for example, an unmarked boundary, a boundary feature that both sides have maintained at different times, or a boundary that may have been moved before your ownership \u2014 a conversation with the relevant neighbour can clarify matters. You are not obliged to consult neighbours before completing the TA6, but doing so can prevent surprises.

If your neighbour confirms your understanding of the boundary, make a note of the conversation and the date. If they disagree, you have identified a potential boundary dispute that you will need to address in both Section 2 and Section 10 of the TA6. It is far better to discover this before listing your property than to have it emerge during conveyancing.

Step 5: Consider a professional boundary survey

In most cases, the first four steps are sufficient to complete the TA6 boundaries section accurately. However, a professional boundary survey may be advisable in the following situations:

• There is a significant discrepancy between the title plan and the physical boundaries that you cannot explain
• A neighbour has raised concerns about a boundary position
• There has been a boundary dispute in the past, even if it was resolved
• The property has no physical boundary markers on one or more sides
• You are aware of encroachment in either direction
• The property is rural with long, irregular boundaries that are difficult to compare against the title plan

A RICS-qualified surveyor (Royal Institution of Chartered Surveyors) can prepare a measured plan that overlays the physical boundaries onto the title plan, clearly showing any discrepancies. This typically costs between \u00a3500 and \u00a31,500 depending on the size and complexity of the property. The surveyor's report can be attached to your TA6 form, which significantly reduces the likelihood of follow-up enquiries.

Understanding the general boundaries rule

One concept that causes confusion for many sellers is the general boundaries rule. Under Section 60 of the Land Registration Act 2002, the boundary shown on a Land Registry title plan does not define the exact line of the boundary. It shows only the general position.

This means it is entirely normal for a fence, wall, or hedge to sit slightly inside or outside the red edging on the title plan. A discrepancy of a few centimetres is expected and does not indicate a problem. When completing the TA6, you do not need to explain every minor discrepancy \u2014 only those that are noticeable, have been raised by a neighbour, or could affect the buyer's use of the property.

The alternative to a general boundary is a determined boundary, where the exact line has been formally surveyed and registered with HM Land Registry. Determined boundaries are rare and involve a specific application process under Section 60(4) of the Act. If your property has a determined boundary on any side, it will be noted on the title plan and in the title register.

Common boundary scenarios and how to record them on the TA6

What to do if you find a boundary problem

If your boundary checks reveal an issue \u2014 a discrepancy you cannot explain, a potential encroachment, or a disagreement with a neighbour \u2014 you have several options:

1. Obtain a surveyor's report. A RICS-qualified surveyor can confirm the boundary position relative to the title plan and provide an authoritative measured plan. This is the strongest evidence you can attach to your TA6.
2. Reach a written agreement with your neighbour. If the discrepancy is minor, a boundary agreement signed by both parties can resolve the matter. This should be drawn up by a solicitor to ensure it is binding.
3. Arrange boundary indemnity insurance. Where the issue is minor and cannot be fully resolved before the sale, your solicitor can arrange a one-off indemnity policy (typically \u00a350\u2013\u00a3300) that protects the buyer and their lender.
4. Disclose fully on the TA6. Whatever the situation, disclose it honestly in both Section 2 and, if there has been any dispute, Section 10. Transparent disclosure with supporting documents is always better received than vague answers or omissions.

For a broader understanding of how boundary disputes affect property sales, see our guide on boundary disputes when selling a house.

Practical checklist before completing the TA6 boundaries section

Use the following checklist to ensure you have gathered everything you need before filling in Section 2:

• Downloaded your title plan from HM Land Registry (\u00a33)
• Downloaded your title register to check for boundary-related covenants or easements (\u00a33)
• Reviewed any original title deeds for boundary descriptions or measurements
• Walked the boundaries and compared physical features with the title plan
• Identified and noted any T-marks or H-marks on the title plan
• Photographed each boundary with dates
• Noted any discrepancies, however minor, between the title plan and physical boundaries
• Confirmed maintenance arrangements for each boundary (formal or informal)
• Gathered any existing boundary agreements, surveyor reports, or correspondence
• Spoken to neighbours if there is any uncertainty about a boundary position

Having all this information ready before you start the form means you can write clear, confident answers that pre-empt the buyer's solicitor's enquiries. For comprehensive advice on completing every section of the form, see our property information form tips.

How Pine helps with boundary checks and the TA6

Pine is designed to help sellers prepare for their property sale before listing. The platform guides you through every section of the TA6 form, including the boundaries section, with plain English explanations and prompts tailored to common scenarios. Pine highlights where boundary issues are most likely to arise and helps you word your answers clearly and accurately.

By completing your TA6 through Pine before your property goes on the market, your solicitor can issue the draft contract pack immediately once a buyer is found. This removes one of the most common bottlenecks in the conveyancing process and demonstrates to buyers that you are a serious, prepared seller.

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)
• HM Land Registry — Practice Guide 19: Notices, Restrictions and the Protection of Third Party Interests
• RICS — Boundaries: Procedures for Boundary Identification, Demarcation and Dispute Resolution, 1st edition, 2014
• Consumer Protection from Unfair Trading Regulations 2008 — legislation.gov.uk
• Misrepresentation Act 1967 — legislation.gov.uk

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