Land dispute!! Cheeky offer?!

Having seen the plan I would get a gardener in to cut back the brambles, see if the original fence is still there.
I also would not consider selling as it will devalue your home.

This is shocking from neighbour.

What is marking the boundary at the moment OP ? the yellow line and the true boundary . Are there any fences up. I'd be putting my own fence up asap on the correct boundary with my land fully enclosed inside it .

I'm pleased for you that it has come to light. At least now you can now act on that information

https://www.purplebricks.co.uk/moving-guides/how-to-value-garden-land#:~:text=or%20commercial%20use.-,How%20do%20you%20calculat

How to value garden land

Regardless of whether your neighbour was using the land, you are the owner of the land according to land registry. I think once you involve solicitor then she will back off. She may loose the sale but that’s her own fault. It’s obviously been identified by her buyer and she hasn’t been able to provide any legal documentation supporting transfer of ownership.

Having sold a couple of properties recently, due diligence was very intense. Fortunately we had all the deed variations going back 100 years which answered all the queries. We did have to sign an affidavit re one of the properties access roads. It was an unadopted road and we had to confirm that access had been continuous since we had owned the property. I think solicitors are far more on the case than they used to be. As someone pointed out, it’s up to you to confirm the land registry map, the new buyer is just more experienced than you.

Our current home had rear gated access in the plans which meant we would be responsible (partly) for the maintenance of the access road. Once built there was no access, I spotted it on the plans we had to sign off and our solicitor had it amended.

£200 is an absolute joke. It’s worth at least 20k.

@snackprovidersupreme’s suggestion sounds good but maybe also blame the bank for insisting you fence off your garden to clearly mark it now that issue has come to light.

Rules are much harder now

I’m a land agent, you obviously shouldn’t be transferring to her for £200, the legals will cost 5 times that alone, she’s a CF.

It doesn’t sound as though she has grounds to claim adverse possession, how long has she lived there? You need to reinstate the boundary and access the land as a first step, I would put that in writing to her and the agents selling her house.

Ignore people on this thread quoting agricultural land prices - they are not comparable here as the marriage value for the property owner makes this significantly more valuable.

Im based for a rural firm in east mids, drop me a DM if you think I can help.

as pp state the mortgage co refused!

£50k ?

How much is she trying to sell the house for?

Tbh, if she had an adverse possession case she should have just gone to land registry with it. The fact that she's trying to buy it off you instead suggests she had no case. IANAL but I agree with advice from others to re-fence to the proper boundary because that might well put paid to an adverse possession since it would no longer be continuous exclusive use for her/her property.

Agree you should take it back and put up a boundary fence.

Lawyer here.

This is the biggest question. If you have a mortgage then you can't just transfer part of the land without bank consent and they are unlikely to be happy without knowing you are getting appropriate value etc. It's possibly the easiest way to say no or ask for proper money without upsetting your neighbours , which is handy!

The law on adverse possession has now changed so it is very very difficult to claim in relation to registered land. Given you bought recently, your title will be registered, it is unlikely that your neighbour has a decent shot at claiming.

a land agent does - really pls dont sell.

Take the land back and fence it!

Absolutely do not sell it to her for silly money.

Tell her to do one and go to a solicitor asap.

Never sell anything that could line your own pocket first!!

I can see why she wants it. Without it her garden disappears into an unusable point. With it she can put a shed or a garden office there.
The land also makes a big difference to your garden. If it were me I'd take the land back - see a solicitor.

If you have a mortgage, would you even be allowed to sell it without their permission?

A sq m of land is valued at 1526 GBP. PMSL at offering a tenner. I genuinely advise against selling your garden xx

Yes - when I've bought my solicitor has asked me to confirm that boundary on ground matches the plan because they've never been there (and were from a totally different part of the UK). You def need proper advice regarding whether she might have an adverse possession case.

To those saying that the solicitor should have noticed / brought it to the buyers attention, isn’t that exactly what they do when they show/send you the plans with the draft contract and ask you to approve them? The solicitor never goes near the property so it’s only the buyer, or possibly a surveyor if you engage one on that basis, who can confirm that what’s on the ground matches the plan isn’t it?

Get the land valued properly and ask her for the figure it is valued at.

Don't accept £200 - she's massively chancing! And I'm pretty sure she doesn't have a leg to stand on.

No, land agent would. If OP in NW I know a v good one x

Pretty views sell houses - u sell it and they could build on it and overlook u

Jesus just seen the diagram. Get a surveyor in and take back the land. That's horrendous. Definitely get legal advice.