Help boundary wall

Jeepers_Creepers

Vikrov, call up your LegProt right away - this is exactly what they are for.

"The title deeds show that our boundary does kick over on to their drive slightly in front of their garage so we are not convinced that we have encroached on their land at all." Cool - if the plan in the deeds suggests this 'kick' - even if it's of an indeterminable amount - that's going to make it FAR more difficult for your neighb.

Had it been more obvious where this border should have been and that it was in a dead straight line from a fixed object like their garage wall, then you could have been in trouble - you'd have no excuse. This 'kick' could be your saviour - and that's the only thing to cite, I suggest (tho' take the advice from your LP).

I wouldn't mention that you went to their tarmac drive in order to negate having to fill in a gap! That, I think, would leave you open to having not just followed the rightful boundary.

You really didn't know that the neighbs were renting? Fair do's - I guess it isn't obvious unless they mention it. All the same. write down as verbatim as possible the conversation(s) you had with them about this, and the date(s) involved. You'll want to show you've been open and reasonable about the whole thing.

Very likely that solicitor's letter is a shot across the bow, hoping you'll collapse like they want the wall to. But, really, 4cm?!

I think your mantra has to be "According to the deeds and to be best of my knowledge, that is the correct boundary line. And I discussed this in some detail with the neighbour, the person I assumed to be the owner. As an added benefit to this work, my neighbour has gained at least 2' of space that was previously lost to them under the overgrown hedge and broken fence. The person who I'd assumed was the house owner was very happy with all this."

That should hopefully focus people's minds - the guy is quibbling over 1 1/2" when he seemingly wasn't bothered about 2' beforehand.

If you have the chance to speak to the owner, express your dismay over there being an issue, but accept no wrong-doing. Make your case simply and clearly, that it is your belief - still is - that you followed the correct boundary line; "Please check your own deeds for this boundary line". Try to find some positives - try and get them to agree that it's a much nicer boundary than the old broken fence and overgrown hedge - "It's given you back some land!", and that you did approach who you now understand were tenants to discuss and agree  the wall; "I'm honestly not trying to pull a fast one - I discussed it in some detail, and the person I assumed was the owner was really happy with it..."

If he comes round and accepts it's a fait accompli of no real consequence, then stick out your hand, thank him profusely for their reasonableness (without being patronising) and ask what their, and their partner's tipple is.

If the guy remains adamant and bolshie, however, look 'disappointed', 'bemused' but 'resolved' (practice in the mirror...), and just say with a sigh, "What a shame - you've gained over 2' and are quibbling over an inch that isn't even yours - I guess I need to call up my Leg Prot team - good job I have £50k's worth of cover..."

And walk away.

ic

Agree with Jeepers - do not respond to the letter yourself, allow your legal cover to take over and handle the comms.

Ectophile

Just because the neighbours have paid someone to write a letter for them, it doesn't mean you have to.

Davesnave

When I worked briefly for the government and someone complained to my department in totally OTT and aggressive terms, I'd respond in the time -honoured way by thanking them and saying "your representations have been noted."

Inertia is your friend in situations like this.