Land Registry Boundary Completely wrong

JanuaryMarch

Hi, 
After looking at old plans of our street for nostalgia, I noticed how our house originally had 'boxes' in front, which I learned were boundary lines for a front garden like other houses on my street but in reality we don't have that space. I included a picture showing the old drawings and the current one, showing that two houses, numbered 4 and 6, don't have that front garden marked on the latest drawing. If you look at the street in person, number 6's 'box', an old patio driveway, can still be seen on the floor but it's not fenced off like the houses of 8, 10 and 12. 

I live at house numbered 4 and to me it looks like because my front garden and number 6's front garden where never gated/fenced like the rest of the houses, the boundary somehow wasn't recorded and was physically cut into by a bus shelter. How do I go about correcting this given that the title plan omits the front garden boundary?

greatcrested

Just because that bt of land belonged to number 4 in 1928 does not mean it belongs to number 4 in 2020.

It may have been sold off, or subject to compulsory purchase at some point (perhaps to facilitate the bus shelter!)

jimbog

It  seems like to make the bus stop bay the road was widened and so as to make room for the pavement and shelter some of your front garden was acquired. 

You won’t be able to regain it as the pavement would then be blocked. 

BTW are you similarly prepared to give back the extra rear garden that you acquired from the neighbours  since 1928?

daveyjp

When did the garden 'disappear'?  Check the later maps 40s to 1980s.

jimbog

daveyjp said:

When did the garden 'disappear'?  Check the later maps 40s to 1980s.

Good idea. Check old maps of whole of UK here: https://maps.nls.uk/geo/find/#zoom=5&lat=56.00000&lon=-4.00000&layers=102&b=1&z=1&point=0,0

davidmcn

Do you really think the council just "grabbed" the front gardens at some point, or do you think it's more likely they went through the proper procedures and acquired the land?

JanuaryMarch

greatcrested said:

Just because that bt of land belonged to number 4 in 1928 does not mean it belongs to number 4 in 2020.

It may have been sold off, or subject to compulsory purchase at some point (perhaps to facilitate the bus shelter!)

davidmcn said:

Do you really think the council just "grabbed" the front gardens at some point, or do you think it's more likely they went through the proper procedures and acquired the land?

Yes, it sees silly to think now but when I found out the differences between the two drawings I just felt frustration at the thought of someone taking away what would have been a lovely front garden. 

I'm learning a lot so far, that's true @greatcrested and at the recommendation of someone, I purchased the Title Deeds/Plans for both properties and found that the council had indeed purchased a triangular strip of land back in 1960 from the original owner to accommodate the bus shelter.  The Title Deed explicitly says that the council cannot have anymore land than the green triangular piece and this is important because If I build upon my remaining land and say my neighbour decides to build upon theirs (which wasn't sold off), the slither of pavement left over is very narrow especially because there is a huge street light in the middle of it. So it does look like the council took a little advantage in how they shaped their shelter. In any case, I will take this up with them. I also discovered that councils can sell land if they're not in use -- the bus shelter has been vacant for almost 10 years... perhaps I can regain my triangular piece of land? 

The issue still remains that my triangular piece of land isn't shown on the Land Registry.
 

davidmcn

Land ownership isn't necessarily related to the extent of adopted highways - it's pretty commonplace to have ownership extending out to the public pavement (or even to the midpoint of the road), but it's irrelevant if the land forms part of the highway. What's actually on this triangle you're concerned about?

Land_Registry

So is the land registered at all? Do you have evidence to show it was conveyed as part of your property previously? And have you checked what was applied for on first registration and/or what evidence was submitted? 

You can check if it’s registered online/by post
if you want to query a mistake or what was submitted then use our contact form to submit the specific details and question.  

jimbog

davidmcn said:

 What's actually on this triangle you're concerned about?

I would imagine it's the yellow triangle

davidmcn

jimbog said:

davidmcn said:

 What's actually on this triangle you're concerned about?

I would imagine it's the yellow triangle

Yes, that's what I meant. The OP hasn't clarified what's actually on that land, though the (current) OS plan suggests it's also just part of the pavement.