christianbeccy

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About christianbeccy

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  1. We've suffered some tree damage during the recent winds, as I guess was inevitable. One of the 'victims' is a very unusual Cercis, or Judas Tree as is it commonly known. Does anyone know anything about them? It was lost in the middle of a very densely overgrown area of my garden, it grew very leggy due to it's lack of light. Unfazed, during the Spring it flourished into a mass of beautiful pink flowers, similar in appearance to a Cherry Blossom, but far longer lasting. The flowers dropped off in time and the tree went on to produce reddish brown seed pods, which are still present. It has 3 large trunks at ground level, but each is over a foot in diameter, they reach outwards and upwards, each splitting off two or three times. The result is a tree that is probably 30ft high, but probably also at least 30ft wide. For this reason, the limbs are at great risk. The branches seem to have a tendency to split in a fairly unique way too, making them weak. The recent storm torn off one of the long limbs to a point where it came to rest on an adjoining tree, it hasn't fully detached. This particular limb is on the same trunk as another that has woven it's way across 4 or 5 adjoining Conifers. I'd ultimately like to remove the Conifers, so this particular part of the tree was in debate anyway. I've attached a video, whilst it shows the damage, doesn't do the tree justice. It's too good to lose. I worry that if we cut it back too hard, we'll kill it, or imbalance it. Anyone got any specialist knowledge? *Hit 'full screen' on the vid, it seems to play in better proportions due to my vertical filming aspect. 20200926_100607.mp4
  2. Sadly doesn't help, our plot is fairly mature, so you can't see anything much apart from trees/bushes. I'm going to rely on a friendly chat, just wanted to know the legal position if it comes to that. It would be almost impossible for anyone to age the fence I think, so cannot see how she could successfully claim rights to it. Thanks for your help.
  3. I don't know when it was fenced to be honest. Our neighbour only bought their property about 2 years ago, so they won't know either. It's basic 4ft timber posts and chain link fence, that's all we know and it looks to be in quite good condition. That was really my point, if nobody can age the fence, how can adverse possession be claimed?
  4. In answer to your first question, there is the possibility of a negotiation with a piece of land at the other end of their plot that I would like to obtain. It would be a good outcome for me if we were able to have a friendly chat and I come away with the bit of land I would like (equivalent size) and not have to see them tear their garden up to return the fence to the 'correct' place. But what is more poignant is trying to understand if we have already lost the piece of land and if not, ensuring we don't in the future with something we could have changed now.
  5. Wow, what an opinion based on my one contribution to this thread! To set some context, it's a large plot (1 acre) and I know a lot about it's history as it has been in the family for some time. We are boundary neighbours to 14 properties. I have a historic plot plan and have instructed a recent land survey. This was done for many reasons, not because we suspected any land loss, but what it uncovered were 2 instances of fairly substantial loss by way of 'shonky' fences that have crept in at some point in recent years. Nobody has attempted to formally claim the land and I'm not trying to make a grab for anything other than what is legally mine. One of the 'fences' is a run of chicken wire cable tied to some trees that was put in as an attempt to keep foxes and deers from crossing the gardens. The house belonged to my late Grandmother, who was a highly intelligent woman, but in her final few years was very compliant to requests from her many neighbours. In one instance (not this one), a neighbour knocked on her door to notify her of his desire to put in a fence, being in her late 80's at the time, she had no interest in hobbling down the garden on her zimmer frame to check his desired line, so just allowed him to get on with it, which he did without any clear proof of the boundary line. It looks like there were a few instances of that. So, @Big Jimbo, I didn't get what I paid for. This wasn't revealed until a proper survey took place, as it is a complex plot. If you read my original post, my question is more around what quantifies a claim for the land. There is not a substantial fence and we could argue over who planted the hedge, so what else stands in the way of me claiming what's mine and informing the neighbour of my intention to install a fence on the boundary that was established from the survey? I'd be willing to bet that, at this moment, the current owner of the property has no knowledge at all of what their predecessor (intentionally or unintentionally) did. The square building with the cross is my neighbours garage, it was built on their original boundary line. Just beneath that is the measured fence. I'm not discussing the dog-leg part of the fence (there's another mainly irrelevant detail to this story), but the section to the right of that which is about 5-6 feet off the boundary line and tapers down to 2-3 feet over a length of almost 100 feet, so a fairly substantial chunk. Ignore the magenta line, it's a reference point. We, understandably, didn't suspect this when we bought, why would we? But why does that mean we are any less entitled to it?
  6. So, I know a bit about the existence of adopted rights when a piece of land has been fenced in the wrong place, but what is the law? I have lost a fairly substantial strip of land to a neighbour, but the fence pre-dates both of us. It isn't a substantial fence (4ft timber posts and PVC chain-link) and could easily disappear if it was a clincher as it lies behind a hedge-line that was planted by them against what was believed by the previous owner of our neighbours property to be the boundary, leaving only the hedge as a boundary marker and it then wouldn't be clear who owned the hedge. In reality, the hedge was planted by the neighbour, but it mostly appears to be on our land. However, it would be very difficult to age it, so could my neighbour claim adoptive rights and on what grounds?
  7. Hypothetically speaking... If you property is burdoned by a ancient restrictive covenant, but the benefiting property has long since been redeveloped and sold on, how would the owners of that property ever know that they were beneficiaries and what are the chances of them coming after you? Assuming their deeds to not mention it of course. Thanks in advance...
  8. I'll fly over it with my drone when the wind here subsides. It'll give a better idea of the junction layout. The road that it is on is quite narrow and turning in off the road is the main issue. It then goes uphill for a bit. Once it levels out at the top of the short hill I don't envisage any further problems, despite there being some ground to cover still, besides, once it's on our land the urgency is reduced. The main issue is that the tricky driveway entrance is shared (albeit only with us and two others, one of whom only uses it as a holiday home, so infrequently there). So anything that is dropped off there needs to be done so with cooperation from the neighbours and moved ASAP. I can see me having to buy a Mini Digger or something similar, adapted to be able to move pallets of bricks etc as they arrive. Pushing them up the hill with a pump truck would be interesting for sure. There is definitely scope to pump concrete over the top of some housing authority garages that are close by, so that's not a major worry. Good to hear there's hope for us.
  9. We're in the early stages of our project, but we can't hide from the fact that our 'plot' has tricky access. The driveway mouth is certainly not big enough to take a large builders merchants lorry. We may also have to face piping concrete in somehow when the time comes. We know this will be a challenge, but has anyone worked in a similar situation? Any words of advice/encouragement?
  10. My Topographical Survey, whilst very detailed hasn't cleared up an unknown boundary on my plot with absolute confidence. See here for my scenario, which might help.
  11. We're further forward with this now. My Topographical Surveyor has returned and completed his work. As a result, we have an overlaid survey that shows what he measured along with OS and Land Registry plans. We're also fortunate enough to have the old 'sketched' plan of the original plot with measurements that we've attempted to plot against the others, but, as my surveyor pointed out, these plans were often quite inaccurate and measurements may well have been 'paced out' back then, possibly a tape measure at best. This, along with the fact that OS plans are notoriously inaccurate, hasn't provided a solid level of clarity. In some parts of the survey it looks like we've gained a bit, but in others we've lost a bit, so it could very well be that the whole survey is actually slightly shifted and there is no way I can see that we can do better than we have. Well, without a wider survey to include data from surrounding properties too. There is certainly one point on the plan that clearly evidences an area where we have 'lost' a bit of land that if we were to line up with OS would mean that the Church would lose their shed to us. My suggested position allows them to retain their shed and allow a bit for access behind it. Fundamentally, I do feel confident that we're within a metre of the true boundary, wherever that might be. I've placed a string line in what I think is the most reasonable place and am meeting the Church bod to discuss this evening. A zoomed in snapshot from the overlaid plan doesn't really help our cause here because it looks 'out' compared to OS and doesn't show the whole picture, whereas the whole plot survey doesn't go into the level of detail needed. This is a small village Baptist Church by the way, not CofE. If we both agree to the position, but it doesn't look quite right on the plans, will LR still update accordingly or will they contest it?
  12. I think it's down to a combination of the acid content of freshly laid cement/concrete and the haunching interfering with the depth of the soil at the edges. Eventually, the acid dissipates and the roots become longer/stronger and once they have, the problem goes away. I imagine you'd have the problem wherever you are but if the climate is wetter, I guess it'll recover quicker. The main problem with ours was that we edged with square 'pavers' that were only about 60-70mm thick, so we had to come close to the surface to provide a good haunch. Even with the best effort to work around it, the inch or two of width right at the edge only had about an inch or two of soil depth. Better thought out, we'd have used deeper edging stones, which would have left the concrete much deeper, with a thicker soil bed on top and would have provided a better chance.
  13. I know this is an old post, but we suffered from this and in the exact same circumstances. It got better year on year and after about 3-4 seasons, was OK, the grass had become strong enough to survive up to the edges.
  14. Yes, we were similar, felling a fair number of trees ourselves. We had a team of 4 men, 2 climbers and 2 groundsmen who felled an 80-85ft Pine with a 2.5ft girth and a Larch that was probably around 60-70ft. They did some other work, felling some of the tricky wood that we daren't tackle. 50% of the team came back for a second day and finished our list, including a HUGE Ivy removal job. Total bill, including the hire of a tracked Chipper - £1500. 👍