Terrace Row Alleyway ISSUES!

Collapse
X
 
  • Filter
  • Time
  • Show
Clear All
new posts

    #16
    Originally posted by Kape65 View Post
    So if the easement isn't marked on the neighbours plans he still has a right of way?
    Yes.

    Easements can be overriding interests. LR says: "Overriding interests are interests to which a registered title is subject, even though they do not appear in the register. They are binding both on the registered proprietor and on a person who acquires an interest in the property."

    Easements have to be overriding interests because they can arise other than by being specifically set out in a deed or because they were not recorded on the servient owner's title before it was registered.

    Comment


      #17
      Thanks all for your comments. I have resigned to the worst case scenario for now. Which is that even if the neighbour had not been using or had access to the alleyway, he still may be entitled. In 2019 I became the sole owner of the property having bought out my brother after we both inherited it in 2015. A valuation report was carried out and does state "There is a shared access / right of way to the rear of the property." There is no mention of the neighbours access being an issue and the report being carried out with garden in it's pre invasion status! I'll be back in the UK next week and will chase up Solicitors and report back. But I do remember selling a property in Manchester where the boundary line was changed before the sale could go through. Essentially they needed written acknowledgement that the easement had been absorbed since 1992 what it looked like before and after. I've attached a copy of the land title and it does show the common access running through the top of my garden (so much for wishful thinking). I'll see where I stand with the solicitors but if I have to suck this one up it's not that big of an issue. At least my problem pales in significance to my neighbour who whilst his tenants went on an extended holiday back to Poland decided to rent the house out to an individual who turned it into a Marajuana Farm. Several police vans later and evidence removed, the family returned only to find half their belongings missing and a complete stranger sleeping in their bed with a contract and keys the owner gave them. ....House is now empty and on the market. Other than that it's a nice neighbourhood!

      Comment


        #18
        GOOD NEWS!!! Just when I thought the worst. As I previously suspected The Easement Stops at my boundary and my neighbour DOES NOT HAVE RIGHT OF ACCESS! My solicitors looked at the deeds and confirmed my boundary does go to the boundary fence of the adjoining property at the rear. This crosses the area of the easement / back alley GREAT NEWS

        Comment


          #19
          I wouldn't open the bubbly just yet.

          Looking at your image there is clearly an allyway running behind No's 5 to 13, and possibly behind No.15.

          It's difficult to see if it continues behind No.15 because of the red line, but it certainly looks like it does and from the layout I suspect that it does, or did, (3 houses either side of the entrance way).

          If so then it makes sense - houses 3 to 17 would have a right of access down the alleyway and access off that alleyway to their own yards by a gate opening into it, the yard at No.19 can be accessed from the side street.

          If the original back wall of No.15 has at some time been removed to incorporate the allyway then there may well still be a right of access across it for No.17.
          It depends on just how it was done at the time and what legal documents, if any, exist to remove that right of access.

          Coloured lines on maps/plans are only indicative because of the scales involved, they cannot be relied on to set the actual boundry.
          As shown in this case - the red line is the whole width of the alley, 3 feet or so, which side of it is the actual boundry?
          (Has it been deliberately drawn that thick to obscure/confuse the issue?)

          Your solicitor should know that, and probably does but is arguing your case.
          But it's not the only case to be made, and absent any documents to the contrary I would say that No 17 does seem to have a (historical) right of access behind No 15.

          Comment


            #20
            That was my initial take hence why I was prepared for the worst, but then if you look at the front of the property, the red boundary line is clearly on the front garden wall. It's harder to argue that the property mark was accidently drawn over the easement. Also historically looking at old photographs from the garden of 15 before major renovations and clearance, there's evidence footings of a concrete structure (possibly a coal bunker) the width of the easement running the length of the rear garden. So given that there was never a gate at the rear of 17 to the easement (as far as I know), evidence of a concrete structure, the red boundary line and when asked to produce the evidence by the police he said he didn't have it! .....I'm reaching for the bubbly

            Comment


              #21
              It's hard to be sure with that thick red line. I would order a copy of the title plan for one of the other properties, such as number 11, to get a clear picture. It does seem strange that number 17 is the only house with no rear access at all. How much would you be willing to risk if it went to court?

              Comment


                #22
                Originally posted by Kape65 View Post
                It does seem strange that number 17 is the only house with no rear access at all.
                My thinking too.

                Access is clearly provided to all the back yards so that night soil and ashes from the fire can be removed, and coal delivered.

                Why would would the developer/builder leave just one house with no rear access so that everything would have to be carried through the house?
                That doesn't make sense.

                Comment


                  #23
                  nukecad,

                  Agreed but again there was never a gate on my side of the fence between no.15 and 17. I wonder whether there was an easement / access with no.19. I think Kape65 is correct that purchasing the deeds for no. 13 would show wether the red margin goes over the easement too.

                  Comment


                    #24
                    Originally posted by Kape65 View Post
                    It's hard to be sure with that thick red line. I would order a copy of the title plan for one of the other properties, such as number 11, to get a clear picture. It does seem strange that number 17 is the only house with no rear access at all. How much would you be willing to risk if it went to court?
                    Good points thanks! But there's criminal damage so court is inevitable.

                    Comment


                      #25
                      Huston ....we have a problem Bugger!

                      Comment


                        #26
                        Yep, as you can see that red line suggests you have no right of way either. It looks as though number 17 is right and I wouldn't be too quick to court with the criminal damage as he was only freeing his right of way.

                        Comment


                          #27
                          Oops indeed,

                          It does seem that your back wall dividing your yard from the alleyway has been demolished at some time. (the 'hardstanding' actually being the alleyway floor?).

                          Looking at your first picture again- is that not a delapidated gate in the fence?
                          Looks like one to me, albeit not exactly where the original allway would have been.

                          Comment

                          Latest Activity

                          Collapse

                          • Conveyancer experienced in overage
                            by royw
                            I am in need of a conveyancer/conveyancing solicitor experienced in writing overage clauses (clawback) but I'm struggling to find one. If anyone knows of one please could you send me a PM, I don't think it's allowed to mention names on the forum.
                            16-01-2022, 21:42 PM
                          • Reply to Adverse possession - experiences - good and bad sought
                            by pilman
                            A registered title will show the name and address of the person or company shown as registered Proprietor in Section B of the Register.

                            A copy of the register costing £3 can be downloaded from Land Registry's web-site using a credit or debit card.

                            That makes your opening sentence...
                            16-01-2022, 16:15 PM
                          • Reply to Dealing with Adverse Possession objection
                            by pilman
                            You are now at the start of a legal process much like a court proceeding, although you do not have to employ legal representation if you decide to represent yourself at the Tribunal hearing.

                            You need to treat the matter as having just started, because it will be the Tribunal that has to...
                            16-01-2022, 15:44 PM
                          • Dealing with Adverse Possession objection
                            by Ken_Johnson
                            I bought a property 3 years ago which was in AP of a small strip of unregistered land next to it since the 1960s.
                            I recently applied for AP and all was going fine until recently an objection was received by a neighbour with a lot of spurious and false claims.
                            The letter received is a B193(A)...
                            31-08-2021, 14:55 PM
                          • Reply to Dealing with Adverse Possession objection
                            by Ken_Johnson
                            UPDATE: I informed the LR that the objections, in my view, were groundless and in response, basically, they did not care - if an objection is raised then it's down to negotiations and/or first tier tribunal.

                            I tried negotiation - sent several letters to both objectors (recorded delivery)...
                            16-01-2022, 14:37 PM
                          • Reply to split title
                            by Lawcruncher
                            Please expand on what you mean by a split title: Do you mean you are buying part of the land in a title? If you are, then (unless you are buying a plot on an estate) the Land Registry will not be involved before completion.
                            15-01-2022, 21:26 PM
                          • split title
                            by postiesmurf
                            Help please, I am purchasing a split property which is being handled well by solicitors. I am trying to work out a time line of how long it will take to complete. My question is will we be able to exchange and complete without delay or will we have to wait for land registry to approve the split and...
                            15-01-2022, 10:28 AM
                          • Reply to previous house owners conveyancing dispute
                            by Lawcruncher
                            I think you may be up against the law of limitation here.

                            As to any action against the previous owner, the time limit is six years, so any claim against them is ruled out.

                            As to the surveyor, the time limit is a bit more complicated. The time limit for professional non-medical...
                            15-01-2022, 09:58 AM
                          • previous house owners conveyancing dispute
                            by ronaldsmith
                            Hello, l would pls like to get member's advice regarding our home we bought in 2015
                            After purchasing our home in full that summer, no mortgage, ..... we discovered considerable damp in all the walls of the ground floor. Most of it was clearly hidden, .... returning considerable during the coming...
                            08-01-2022, 12:00 PM
                          • Reply to previous house owners conveyancing dispute
                            by ronaldsmith
                            thank you everyone sorry for late reply unfortunately l had a couple of TIA's l am ok now l think. l will reply soom thank you all so much Ronald
                            14-01-2022, 19:33 PM
                          Working...
                          X