01 / EARLY VIEW
First step
Early Neutral Evaluation
A quick, lower-cost assessment of the key documents, the physical evidence and the facts on site. Useful before committing to a full investigation or litigation.
Explore ENE →Boundary disputes · Evidence first
Establish the facts before the dispute becomes expensive.
Coburns provides boundary investigation reports, Early Neutral Evaluation and expert services for property owners, solicitors and professionals.
We examine the documents, the physical evidence and the facts on site, then explain what the evidence appears to support and what a proportionate next step looks like.
For property ownersFor solicitorsEngland & Wales
Evidence firstDocuments, history and what is actually on site.
ProportionateStart with the level of investigation the dispute needs.
IndependentReasoned assessment rather than advocacy by default.
Resolution focusedClarify issues before costs and positions harden.
Core services
A sensible route from uncertainty to evidence.
Not every boundary disagreement needs a full expert report at the outset. Where both neighbours want a binding outcome, a private joint expert can offer a substantially quicker and cheaper route than contested litigation.
02 / INVESTIGATE
Detailed investigation
Boundary Investigation Reports
A structured review of deeds, title material, historic evidence, physical features and site observations, resulting in a reasoned professional opinion.
See investigation reports →03 / EXPERT EVIDENCE
Professional evidence
Expert reports & binding determination
Independent boundary reports and private joint expert determination. One shared investigation and a binding outcome where both parties agree in advance.
Expert services →Early Neutral Evaluation
Spend money on the dispute only after you understand the dispute.
“Based on the evidence available and what can be seen on site, what does this dispute really look like?”
Many boundary disputes become expensive before anyone has taken a proportionate look at the documents and the physical evidence.
- Review the key deeds, title documents, plans and correspondence.
- Inspect the relevant boundary and physical features where the scope includes a site visit.
- Identify the evidence that helps — and the gaps that matter.
- Explain the strengths and weaknesses of the competing interpretations.
- Recommend whether to negotiate, investigate further, mediate or obtain legal advice.
Our approach
Evidence before allegation. Escalation only when justified.
Define the issue
What line, feature or strip of land is actually disputed?
Review documents
Title information, deeds, plans, photographs and relevant historic material.
Consider site evidence
Photographs and, where included in the instruction, an inspection of the relevant physical features.
Choose the next step
Agreement, further investigation, ENE, mediation, expert evidence or legal action.
Boundary guides
Questions to answer before positions harden.
Practical boundary guidance adapted from the wider Coburns knowledge base, rewritten around boundary evidence and dispute resolution.
Title plans
Does the Land Registry title plan show the exact boundary?
Why the red edging usually shows a general boundary rather than a measured legal line.
Physical evidence
Can an old fence, wall or hedge prove the boundary?
How physical features can help — and why none should be viewed in isolation.
Building work
Building close to the boundary
Separate the boundary question from planning, Party Wall Act and construction issues.
Neighbour problem
My neighbour has moved the fence
What to record and check before moving anything back.
Resolution
Boundary agreement or determined boundary?
Two different ways of recording greater certainty about a boundary.
Costs
When is a full investigation report worthwhile?
Use proportionality to decide how much investigation the issue really needs.
Not sure how strong your boundary position is?
Start with the documents you already have and a concise account of what is disputed.
Areas served
Local boundary help from the Midlands into London.
Birmingham and Warwickshire, the M1 and M40 routes, Berkshire, north, west and south-west London, and selected Surrey towns.
Common boundary questions
Which side of the fence is mine?
Find plain-English answers about fence ownership, title plans, tree branches, adverse possession and the cost of disputes.