Property Dispute Solicitors
If you are involved in a private dispute over land, boundaries, ownership, or rights affecting your property, our solicitors, with over 20 years of experience in property litigation in England and Wales, can help.
Property disputes in England and Wales cover a wide range of civil claims, from contested boundaries and competing rights of way to co-ownership disagreements and the enforcement of restrictive covenants. These matters frequently require urgent action to protect your position, and the legal frameworks that govern them are detailed. The limitation period for most property claims is six years under the Limitation Act 1980, though adverse possession claims and certain equitable claims operate under different rules. Alternative dispute resolution, including mediation, is actively encouraged by the courts; the courts in England and Wales have confirmed they may order parties to engage in non-court dispute resolution before proceedings are determined.
Law Lane Solicitors acts for individuals, families, and businesses in property dispute matters from our offices in Stratford, High Holborn, and Croydon. Founded in 2015, we are regulated by the Solicitors Regulation Authority. Our reviews average 4.95 out of 5 based on over 1,200 reviews. We hold a Lexcel accreditation from the Law Society of England and Wales, and our team includes solicitors, solicitor-advocates, and barristers who can represent clients from the earliest correspondence through to a final hearing.
What does our property dispute service cover?
Property disputes take many forms. The applicable law depends on the nature of the claim and when the relevant events occurred. Our team advises and acts on the following matters:
- Boundary disputes, including where the title plan and physical boundary do not correspond, and representing clients before the Land Registry and in court proceedings under the Land Registration Act 2002.
- Adverse possession claims, advising on applications to register title by long possession and defending registered owners against such claims under the Land Registration Act 2002.
- Restrictive covenant disputes, including claims to enforce a covenant restricting the use of land, applications to discharge or modify a restrictive covenant, and defences to enforcement proceedings.
- Easements and rights of way, advising on whether a right of way or other easement has been created expressly, by implication, or by long use, and representing clients in disputes over the exercise or obstruction of those rights.
- Co-ownership disputes under the Trusts of Land and Appointment of Trustees Act 1996, including applications to the court for the sale or division of jointly owned property and disputes over each party’s beneficial share.
- Party wall disputes, advising building owners and adjoining owners on their rights and obligations under the Party Wall etc. Act 1996, and resolving disagreements about proposed works and compensation for damage.
- Trespass and nuisance claims, including encroachment onto land, overhanging structures, and interference with the enjoyment of property.
- Proprietary estoppel claims, where one party has acted to their detriment in reliance on an assurance about land or property.
- Chancel repair liability disputes and other historic property obligations affecting freehold title.
- Disputes about the extent and terms of an express easement or right of way granted in a conveyance or transfer deed.
Why choose Law Lane for property disputes?
Property litigation requires an understanding of both the underlying land law and the procedural rules that govern civil claims. The Civil Procedure Rules set out the pre-action steps that must be taken before proceedings are issued, and the courts expect compliance with the relevant Pre-Action Protocol. Failure to follow those steps can affect costs, regardless of the outcome.
Having solicitors, solicitor-advocates, and barristers under one roof gives our clients a direct line from pre-action correspondence to advocacy at trial, without a change of team at the hearing stage. In a boundary dispute or adverse possession claim, where the factual evidence is detailed and the oral presentation of that evidence matters, that continuity is a practical advantage.
Our Lexcel accreditation and consistent 4.95 review rating reflect the standard of client service we set for ourselves. We give clients honest advice about the strength of their claim, the procedural steps involved, and the likely costs and timescale, so that decisions are made on accurate information rather than expectation.
Get in touch
Our property litigation team is ready to advise you today. Whether your dispute concerns a boundary, a right of way, co-ownership, or another matter affecting your land, we can assess your position and outline the options available to you.
Phone: 020 7870 4870 or email: info@lawlanesolicitors.co.uk
Law Lane Solicitors is proud to be accredited under The Law Society’s Immigration and Asylum Accreditation.
Got any questions?
* Required
"*" indicates required fields
Frequently Asked Questions – Private Dispute Resolution
What law governs boundary disputes in England and Wales?
The starting point in a boundary dispute is the title deeds and, for registered land, the Land Registry title plan under the Land Registration Act 2002. Title plans are drawn to a small scale and do not determine the exact legal boundary. Where the plan is unclear or disputed, the court considers the original conveyance, physical features, historical maps, and expert surveyor evidence to determine the boundary.
What is adverse possession and how does it work?
Adverse possession is a claim to own land by reason of long and uninterrupted physical possession, without the permission of the paper owner. For registered land, the Land Registration Act 2002 requires ten years of adverse possession before an application can be made to the Land Registry, which then notifies the registered owner. The registered owner has two years to object or take steps to recover possession before the applicant can be registered as the new owner.
What is a restrictive covenant?
A restrictive covenant is a promise in a deed or transfer that restricts how land may be used, for example, preventing building or commercial use. Restrictive covenants bind successors in title if properly created and registered. The burden of a restrictive covenant runs with the land; the benefit may also run, depending on how the covenant was created. We advise on whether a covenant is enforceable, who can enforce it, and on applications to the Upper Tribunal (Lands Chamber) to discharge or modify it.
Can I force the sale of a jointly owned property?
In many cases, yes. Where two or more people own property together and cannot agree on what to do with it, the Trusts of Land and Appointment of Trustees Act 1996 gives the court power to order a sale on an application by any person with an interest under the trust. The court considers factors including the purpose for which the property was acquired, the welfare of any occupying minor, and the interests of any secured creditor, before deciding whether to order a sale.
What are my obligations under the Party Wall etc. Act 1996?
The Party Wall etc. Act 1996 requires a building owner who intends to carry out certain works affecting a party wall, or to excavate within specified distances of a neighbouring building, to serve notice on the adjoining owner before works begin. If the adjoining owner does not consent, the Act provides for the appointment of a party wall surveyor to determine the dispute. Failure to follow the Act’s procedures does not stop the works but can expose the building owner to a claim for damages.
What is proprietary estoppel?
Proprietary estoppel is a legal doctrine that prevents a landowner from going back on a clear assurance about land or property where the other party has acted to their detriment in reliance on that assurance. A typical example is where a family member is promised they will inherit a farm and makes substantial improvements or forgoes other opportunities accordingly. If the promise is then broken, the court may award a remedy, which can include a transfer of the land, a charge over it, or a monetary payment.
How long do I have to bring a property dispute claim?
The time limit depends on the type of claim. Most claims for breach of contract or tort relating to property must be brought within six years under the Limitation Act 1980. Claims relating to land held under a trust are subject to a 12-year limitation period in some circumstances. Adverse possession claims operate under their own timetable under the Land Registration Act 2002. We advise on the applicable limitation period at the outset of any matter.
Do I have to go to court to resolve a property dispute?
Not necessarily. Many property disputes are resolved through negotiation, mediation, or other forms of alternative dispute resolution without court proceedings. The courts encourage parties to consider these routes before litigation, and the costs consequences of refusing to engage in alternative dispute resolution can be significant. However, some disputes, particularly those involving urgent injunctive relief or applications to the Land Registry, do require court or tribunal involvement from an early stage.
How much does an initial consultation cost?
We offer a fixed-fee initial consultation for property dispute matters. At that meeting, we review the deeds, plans, and correspondence you have, advise on the legal position, and provide a cost estimate for the work ahead. Please get in touch to arrange a time.
Private Dispute Resolution Team
Sikandar Ali Jatoi
Director, Solicitor AdvocateView Profile | ContactBook Appointment
Neville Langston
Solicitor & Office Manager, Central LondonView Profile | ContactBook Appointment
Afaque Solangi
SolicitorView Profile | ContactBook Appointment
Christian O. Nwaorah
SolicitorView Profile | ContactBook Appointment
Sahil Umar
ParalegalView Profile | ContactBook Appointment
Trung Nam Nguyen
Consultant SolicitorView Profile | ContactBook Appointment
Accreditations & Memberships
