How to Protect Your Property from Adverse Possession Claims

sarah ryan
Sarah RyanAccount Manager @ Lawhive & Non-Practising Solicitor
Updated on 5th November 2024

If someone moves in and starts using your land without permission, you could eventually lose your rights to it. That's why you need to understand how adverse possession works and what you can do to prevent it. This article will guide you on how to stop adverse possession and explain:

  • What is adverse possession?

  • The signs of an adverse possession claim and how to prevent it

  • The steps to take if you suspect adverse possession

What is Adverse Possession?

Adverse possession is a law that allows someone to claim ownership of land they've occupied for a long time, usually 10 to 12 years. This happens when land is left unused or neglected, and someone else moves in and treats it as their own. They can continue occupying the land if you don't stop them or assert your ownership rights.

Adverse possession is governed by two key laws in the UK. These are the Land Registration Act 2002 and the Limitation Act 1980. These laws provide the framework for someone to claim ownership of land they've occupied without permission.

The Land Registration Act 2002 applies to registered land. This law says that people who occupy registered land without permission can claim ownership after 10 years. However, the occupier must meet certain conditions, such as continuous occupation and the intention to possess the land without the owner's consent.

On the other hand, the Limitation Act 1980 applies to unregistered land. This law allows someone to claim ownership after 12 years of occupation. Again, the occupier must meet specific conditions, including continuous occupation and the intention to possess the land without permission.

To succeed in an adverse possession claim, the occupier must demonstrate that they've occupied the land continuously, meaning they've used it as their own without the owner’s consent. The occupier must also show they intended to possess the land without permission.

Signs of an Adverse Possession Claim

Adverse possession can sneak up on you if you're not vigilant. Knowing the warning signs can help protect your land from property disputes over adverse possession. So, what signs should you look out for?

1. Unauthorised Occupation

One of the most obvious signs is unauthorised occupation. This is when someone takes over your land without asking permission. They might start treating your property as their own, making changes or using it for their benefit.

Unauthorised occupation can take many forms, particularly in rural or isolated areas. For instance, someone might start using your land for agricultural purposes, grazing livestock, or harvesting crops. Alternatively, they might use your land for recreational activities, such as hunting or camping, without your knowledge or consent. Here are some common examples of unauthorised occupation:

  • People fencing off parts of your land

  • Individuals using your land for personal activities, like gardening or camping

  • Improvements made to your land without your consent, such as building sheds or paths

2. Lack of Contact From Neighbours

Lack of contact from neighbours can also be another sign of adverse possession. If neighbours regularly use your land without discussing it with you or asking permission, it could be a problem. This often happens when property boundaries are unclear or disputed or when neighbours assume they have automatic access to your land.

Some specific scenarios to watch for include:

  • Neighbours parking vehicles or storing equipment on your land

  • Neighbours cultivating or farming your land without permission

  • Neighbours building structures, like greenhouses or garages, on your property

  • Changes to your property boundaries

Preventing Adverse Possession Claims

The following are steps to take to protect your property from adverse possession claims:

Regular Inspection 

Protecting your land from adverse possession claims in the UK requires regular attention. One effective way to do this is through regular inspections. This is especially important for large, undeveloped, or remote properties where occupation might go unnoticed. Schedule periodic checks to detect unauthorised occupation or trespassing. Regular boundary checks prevent unauthorised changes, such as removed or damaged fencing. Look for signs of land use changes, such as new paths, structures, or cultivation. Verify property boundary integrity and ensure fences, gates, and signs are in good condition.

Establish Clear Boundaries 

Marked boundaries are also essential. Securely defined boundaries deter encroachment and adverse possession. Ensure fences, gates, and signs clearly indicate private ownership. Consider using physical barriers like hedges, walls, or mesh fencing to secure your land. Keep records of boundary maintenance and repairs. Consider installing CCTV, motion-sensitive lighting, or alarms to monitor your land and deter trespassers.

Register Your Land

Registering your land with the Land Registry significantly reduces adverse possession risks. Unregistered land is more vulnerable to claims because it lacks formal ownership documentation. When you register your land, you create a public record of ownership, making it harder for others to claim ownership. Keep your ownership details up-to-date with the Land Registry, including changes in contact information or property transfers. This ensures you receive notifications of potential claims or disputes.

Steps to Take if You Suspect Adverse Possession

The following are the steps to need to take quickly for adverse possession prevention:

1. Take Immediate Action

Don't delay. Address the issue directly with the occupier. Contact them in person, by phone, or by email. Be calm, polite, and firm; avoid confrontations. Documenting every interaction is crucial. Record dates, times, locations, and details of conversations. In addition, do the following:

  • Record dates, times, locations, and details of interactions

  • Take photos and videos of the occupation as evidence

  • Keep notes on any agreements, disputes, or promises made

  • Save emails, letters, or text messages related to the issue

  • Notify local authorities (police, council) if necessary

  • Install fencing, gates, or other security measures

  • Post "No Trespassing" signs

  • Monitor the property for continued occupation or changes

2. Issue a Notice to Vacate

Send a formal notice to vacate the property. Use certified mail, registered post, or a legal process server to ensure proof of delivery. Clearly state the occupier's identity and contact information, property details, required vacate date and time, reason for eviction, and consequences of non-compliance. The notice should be concise and professional. Include any relevant deadlines or requirements for removal. Keep a record of the notice, including proof of service and the occupier's response.

3. Consult a Solicitor

If the situation escalates, consult a property solicitor experienced in adverse possession claims. Choose an expert who can provide tailored guidance. During your consultation, discuss the occupier's rights and obligations, your ownership rights and options, potential compensation or damages, and negotiation, mediation, or court action strategies. Your solicitor will help you understand the legal implications and develop an effective plan. Follow their guidance to ensure the best outcome.

Best Practices for Landowners

  • Monitoring Your Property: Regularly checking on your property is one of the best ways of protecting land from adverse possession in the UK. This means visiting your land regularly to ensure everything is in order. Look for signs of unauthorised occupation, damage, or vandalism. Verify that your property boundaries remain intact and that no one has attempted to alter them. Installing CCTV cameras can also be an effective deterrent.

  • Secure Your Property: Physical barriers like fences and gates are also helpful. They clearly define your property lines, prevent unauthorised access, and protect your land from property encroachment. Regularly inspect these barriers to ensure they remain secure.

  • Maintaining Open Communication with Neighbours: Good neighbourly relationships can help prevent disputes. Start by ensuring your neighbours understand your property boundaries. Clearly explain where your land begins and ends and emphasise that any land use requires prior approval. If you grant permission for neighbours to use your land, put the agreement in writing. Documenting terms and conditions helps avoid confusion and potential disputes. Lastly, inform your neighbours about property use or ownership changes, maintenance activities, or any concerns. 

Land Registration Act 2002

The Land Registration Act 2002 oversees adverse possession of registered land. This law makes it harder for someone to claim land ownership without your knowledge. If someone occupies your registered land, they must notify you, the legal owner, and the Land Registry. They must also wait 10 years before applying for a title. This law protects your rights as a property owner by ensuring you're informed and have time to take action.

Limitation Act 1980

The Limitation Act 1980 applies to unregistered land. This law allows adverse possession claims after 12 years of uninterrupted occupation. However, if you, as the owner, take steps to reclaim your land during those 12 years, the clock restarts. The occupier must also prove continuous, uninterrupted occupation to support their claim.

FAQs

What should I do if I discover someone occupying my land without permission?

Contact the occupier, document evidence, and seek legal advice immediately. Also, issue a notice to vacate and consider installing security measures.

Can I stop someone from claiming adverse possession if they have been using my land for several years?

Yes, consult a solicitor to assess your situation and options and take steps to reclaim your land to restart the clock. Prompt action can prevent adverse possession.

How does fencing off land help prevent adverse possession?

Fencing clearly defines boundaries and deters unauthorised access, demonstrating ownership. Regularly inspect and maintain fencing to ensure effectiveness.

What are my rights as a landowner under UK property law?

As a landowner, you can control access, protect your property from trespass, and defend your ownership rights. Familiarise yourself with UK property laws.

How long does it take for someone to claim adverse possession?

For registered land, 10 years of uninterrupted occupation is required, while unregistered land requires 12 years. Taking steps to reclaim your land can restart the clock.

Conclusion

Adverse possession allows someone to claim ownership of your land if they've been using it for up to 12 years without permission. But you can protect your land from adverse possession with proactive measures. Regularly inspect your land to detect unauthorised occupation or changes, and secure boundaries with fencing, gates, or other physical barriers.

Maintaining open communication with neighbours can also help prevent disputes. Documenting all interactions, agreements, and actions related to your property is also important. If necessary, take prompt legal action to safeguard your rights. Familiarising yourself with UK property laws will also help you navigate potential issues.

For more personalised advice on adverse possession claims, consult our property law experts and neighbour dispute solicitors at Lawhive.

References

  • Adverse possession of registered land - Gov.uk

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