{"id":1399,"date":"2021-05-10T10:00:10","date_gmt":"2021-05-10T14:00:10","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1399"},"modified":"2024-04-25T23:20:01","modified_gmt":"2024-04-26T03:20:01","slug":"resolving-a-property-line-dispute-in-5-steps","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/resolving-a-property-line-dispute-in-5-steps\/","title":{"rendered":"Resolving a Property Line Dispute in 5 Steps"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Sometimes, neighbors disagree on their boundary lines. Or one\ndisagrees on how they can cross, or place something on, the other\u2019s property. One\nmight be claiming to have past permission to cross or use the contested space.\nPerhaps a prior owner didn\u2019t tell a buyer about an agreement made earlier about\na section of the land. Or perhaps at least one owner just doesn\u2019t know where\nthe boundary line is. <\/p>\n\n\n\n

Whether the arguments need to escalate to legal action depends\non whether the two can compromise, or just how important access to the land \u2014\nor forbidding that access \u2014 really is. Is it best to focus on property as\nexcluding all others, according to the letter of the law? <\/p>\n\n\n\n

The results of legal rigidity aren\u2019t always pretty<\/a>!<\/p>\n\n\n\n

It can be far better to understand neighbors as collaborators,\nwith minor imperfections and fuzzy lines coming with the territory. After all,\nEarth\u2019s natural features move and grow, as we do. In some situations, though, legal\naction becomes the best way for title holders to protect what they own. Here\u2019s\na journey of five steps to that legal resolution.<\/p>\n\n\n\n\n\n\n\n

How Do Boundaries Become Disputed?<\/h2>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

Sometimes, the boundary of a property is hard to make out. Legal\nproperty descriptions on deeds can be incorrect. Or maybe one owner is encroaching<\/em>\non the other\u2019s property \u2014 with fences or landscaping decisions, or by putting structures,\noverhangs, or paving along a property line. Or maybe one is trespassing <\/em>\u2014\nby letting animals roam over the boundary line, by hiking or fishing, picking\nfruits, or walking on the other owner\u2019s land. <\/p>\n\n\n\n

Fencing or signage can alert a would-be encroacher or\ntrespasser to the property line. But what if you\u2019ve tried them, and the other\nparty simply does not agree? Or what if it\u2019s more complicated? <\/p>\n\n\n\n

For example, maybe you\u2019re thinking of building a new\nstructure, so you get a survey \u2014 which shows that the current fence is not the\ntrue boundary. Now it seems one owner has been in adverse\npossession<\/a> of a strip of property for years. Suddenly, you\u2019re facing\na legal question that you\u2019ll need to resolve. <\/p>\n\n\n\n

How Can a Boundary Question Be Prevented or Solved?<\/h2>\n\n\n\n

Here are five steps to take to resolve a boundary dispute\nbetween homeowners. We\u2019re not saying they\u2019re easy steps. We hope you do not\nneed them all.<\/p>\n\n\n\n

1.   \nLook to the Public Records.<\/h3>\n\n\n\n

Become well informed about your property lines. Start by\nexamining your title information and land\nsurvey<\/a>. The legal description on your property deed describes the boundaries.\nThese should match up with the boundaries on the adjacent property\u2019s deed. <\/p>\n\n\n\n

Your title company can check your property\u2019s chain of title,\nand speak with you about any easements, claims, or deeds that may affect your\nownership. Reviewing the details of your property could lead to a resolution of\nthe matter. <\/p>\n\n\n\n

This very situation has\nled some experienced homeowners to purchase an owner\u2019s\ntitle insurance policy with extended coverage<\/a> at closing. Extended\ncoverage often deals with unusual situations such as encroachments discovered after\nthe purchase. The policy holder should check the policy\u2019s language on legal\ncosts or loss related to boundary conflicts, overhangs, and similar issues.<\/p>\n\n\n\n

2.   \nIf Necessary, Order a New Survey.<\/h3>\n\n\n\n

A land survey can avert or settle a dispute. The licensed\nsurveyor you hire will start with the legal description on your deed, and\nexpertly map out your property. A new survey can result in legally meaningful\nanswers to your questions about a contested boundary line. For example, it can\nshow you just how much land is at issue, and precisely where it is.<\/p>\n\n\n\n

Take time to do this before installing new fencing or\nlandscaping the edge of your property, too. Preventing disputes is easier than\nresolving them.  <\/p>\n\n\n\n

But if your neighbor is calling your legal rights into\nquestion, or if you have a serious concern that your neighbor is claiming an\neasement or a right you\u2019re not comfortable conceding, you\u2019ll need to consult\nwith a real estate attorney for legal advice. <\/p>\n\n\n\n

3.   \nAgree to Undergo Mediation.<\/h3>\n\n\n\n

Court cases can drag on. They tend to drag the parties\u2019\nmoney with them. Mediation is another way of seeking a legal solution. Mediation\nis confidential, not public. It\u2019s generally held in conference rooms and often\nrun by retired judges or attorneys. It can lead to compromises and\nout-of-the-box options \u2014 not just monetary damages. <\/p>\n\n\n\n

Check your state law to learn if and when dispute resolution is required before submitting a court filing in any case. And to find mediation options, check with your state\u2019s real estate trade group or mediation association, your attorney, your county court, or the National Association for Community Mediation<\/a>. Some offer affordable panels. If your neighbor balks at this idea, at least you have requested mediation and can go to the next steps.<\/p>\n\n\n\n

Mediation will begin with a review of pertinent paperwork \u2014 particularly\nan appraisal, a recent title search, the legal descriptions of the properties\nat issue including easements, restrictions and covenants, and a new survey.\nYou\u2019ll hash out whether trespass or encroachment is going on and where, and\nwhether past permissions or agreements apply. <\/p>\n\n\n\n

Agreements, when they can be obtained, can take a half-day\nto forge, or might be forged after the meeting. If the conflict is not answered\nin mediation, a court case to quiet title might be necessary. In either case,\nyou do need a lawyer for this. The mediator cannot give either party legal\nadvice \u2014 which both parties should have before they agree to a settlement or\nopt to go to court. <\/p>\n\n\n\n

4.   \nPress for a Settlement.<\/h3>\n\n\n\n

What if the neighbors remain at an impasse? If working the\nissue out is impossible, you can consult with a lawyer about pressing for\nsettlement.<\/p>\n\n\n\n

 An attorney can briefly\nexplain the circumstances and may set forth the action expected of your\nneighbor. Perhaps a settlement could modify the property lines in a way that\nwould satisfy both sides. Or purchasing land in question may be the simplest\nway to move forward. <\/p>\n\n\n\n

Sometimes, resolving a boundary issue means reimbursing the\nother owner for taxes paid on the land in question. Claiming\na prescriptive easement could also be the way ahead.<\/p>\n\n\n\n

\u261b<\/em><\/strong> Easements come\nin several types. Ready to dig deeper? Find out about the three most common\ntypes, including the prescriptive\neasement<\/a>.<\/em><\/strong><\/p>\n\n\n\n

5.   \nProceed to Trial.<\/h3>\n\n\n\n

Mistakes or ambiguities can creep into easements, restrictions,\nand prior owners\u2019 agreements.<\/p>\n\n\n\n

Serious title defects may require a judge to clear up. A\ncourt will sort through the arguments and the factual evidence and your state\u2019s\nlaw to come up with a resolution. Restoring your proper place in the chain of\ntitle will make it easier to sell or finance your property later. <\/p>\n\n\n\n

\u261b<\/em><\/strong> <\/em><\/strong>After\nconsultation with your attorney, you might file a legal action to quiet title.\nAt the end of this months-long process, you\u2019ll record the court\u2019s order with\nyour county, and avert future challenges to your title. Find out how to file\na quiet title action here<\/a>.<\/em><\/strong><\/p>\n\n\n\n

It bears repeating: Lawsuits are long, stressful, and\nexpensive. They can make neighbors\u2019 long-term relationships extremely negative.\nThey are best avoided, if any other paths can lead to an agreement.<\/p>\n\n\n\n

If you can<\/em> avert a lawsuit through a compromise, be\ncareful not to create ambiguities in your title. Speak with a lawyer about making\nsure your title actually reflects your agreement. Some states require you to\ncreate and record a new instrument, such as a quitclaim\ndeed<\/a><\/em>, to reflect material changes to property ownership.<\/p>\n\n\n\n

Photo credits: Pixabay<\/a> and AdamLowly<\/a>, via Pexels. <\/p>\n","protected":false},"excerpt":{"rendered":"

Sometimes, neighbors disagree on their boundary lines. Or one disagrees on how they can cross, or place something on, the other\u2019s property. One might be claiming to have past permission to cross or use the contested space. Perhaps a prior owner didn\u2019t tell a buyer about an agreement made earlier about a section of the […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-1399","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"\nResolving a Property Line Dispute in 5 Steps - Deeds.com<\/title>\n<meta name=\"description\" content=\"Whether the arguments need to escalate to legal action depends on whether the two can compromise, or just how important access to the land \u2014 or forbidding that access \u2014 really is.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.deeds.com\/articles\/resolving-a-property-line-dispute-in-5-steps\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Resolving a Property Line Dispute in 5 Steps - 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