Neighbour and boundary disputes are exceptionally common.
We work closely with property owners and tenants on a full range of matters: protecting their property and boundary rights, resolving right of way disputes and dealing with instances of nuisance or trespassing. We have a proven track record of success.
If you are having problems, maybe with a neighbour over a boundary, an issue with trespassing, or access you are entitled to is being restricted or prevented, we can help.
- Boundary and right of way disputes
- Claims to adverse possession
- Access to neighbouring land claims and / or Party Walls Act claims
- Nuisance, trespass and neighbour disputes
Our team of property litigation specialists has years of experience providing advice in this area and we advise clients from a variety of backgrounds and sectors, including landlords, tenants, property management companies and agents, and developers (and their surveyors and architects where necessary).
We’ve recently published a blog article about boundary disputes.
Boundary disputes
A boundary dispute may arise in a number of situations, usually (but not always) where two neighbours disagree over the location of the boundary. Sometimes, the original boundary has changed over time and can only be established through a careful examination of the historical deeds to the land and consultation with expert surveyors.
With our help and guidance, we can often resolve the dispute by reaching an amicable agreement between neighbours without having to resort to litigation. We will provide detailed advice about your options as well as providing robust representation throughout any proceedings.
Adverse possession
…is the process of obtaining a legal claim to the ownership of someone else’s land by occupying it for a long period of time (10-12 years depending on whether the land is registered or unregistered).
Obtaining land via adverse possession is challenging. Claims are commonly rejected or defeated as most land is registered, and the registered owner is notified and will usually object. However, there are still a number of circumstances in which a person may successfully claim adverse possession. It is therefore vital to obtain the advice of a specialist solicitor.
Party Wall Act
The Party Wall etc Act 1996 can be used to prevent and resolve disputes concerning boundary walls. We can advise in relation to providing notice to your neighbours under the Act prior to undertaking work on the boundary or party wall between your properties. We can also advise in relation to objections and negotiations under the Act, including obtaining injunctions to stop building work on a party wall.
Neighbour disputes
We can provide support and guidance in relation to a wide range of neighbour disputes including noise nuisance, trespass, and high hedges or trees, amongst other things
In the vast majority of situations, we are able to help our clients resolve the matter informally through cooperative negotiation and compromise. We will give advice in relation to your homeowner rights as well as your options for acting against your neighbour, such as obtaining an injunction in appropriate circumstances. We can also help you access methods of Alternative Dispute Resolution such as mediation and arbitration if necessary. Keelys team of Dispute Resolution solicitors are renowned specialists, we adopt a modern approach and use innovative thinking and strategic negotiation to help clients resolve disputes as efficiently and painlessly as possible whilst protecting their interests and legal rights.
Litigation and dispute resolution team
Joanne Davies
Dispute Resolution and Commercial Litigation | Head of Department | Partner
Experience
Joanne is a Partner and Head of the Litigation and Dispute Resolution Department. Joanne is a solicitor with over 20 years’ experience in litigation matters. Having trained and qualified in 1994 at Wragge & Co, she also spent several years at Martineau Johnson, as well as having experience of working as in-house Counsel in the finance leasing industry.
Practice Area
Joanne has been with Keelys LLP since January 2018, leaving her previous head of department role for the opportunity to join Keelys. She took over head of department duties in January 2020 since when the department has gone from strength to strength. Joanne prides herself on taking a hands-on approach to cases and will always take into consideration the commercial issues that arise in any dispute. That ethos continues into the rest of her team.
Joanne has extensive experience that spans over 25 years of resolving all nature of commercial and contractual disputes. Whilst overseeing the department, she specialises in commercial property disputes, including commercial leases renewals and dilapidations, contested employment disputes, usually involving the enforcement of post termination restrictive covenants, minority shareholders’ disputes and cases involving the Commercial Agents Regulations. She also deals with any intellectual property cases, often taking on very well-known brands, fighting the corner of the smaller business.
Highlights
Joanne has acted in a substantial number of cases over the years, both large and small ranging from plc companies to limited companies, partnerships, sole traders and the private individual. Edited highlights from those many cases include:
- Represented an employee whose former employee sought an injunction against him preventing him from working for his new employer who was said to be a competitor and therefore it was argued that he was acting in breach of his post termination restrictive covenant obligations. The injunction was refused at first instance and that decision was appealed before the Court of Appeal when the employer’s appeal was dismissed [reported as Planon Ltd-v- Gilligan].
- Acted for a commercial agent who was dismissed from his role and for whom an order for substantial compensation under the Commercial Agents Regulations 1993 was obtained. The quantum of that compensation was, however, deferred pending the appeal by the principal on the question of liability in the first place. A (favourable) settlement of the entire case was achieved just days before the principal’s appeal was due to be heard before the Court of Appeal [unreported case but references in various legal articles have been made to that case namely Whitehead v Jenks & Cattell Engineering Ltd].
- Successfully settled a longstanding and difficult family dispute involving complex land ownership, and partnership and company issues at mediation;
- Advised on a protracted dispute involving numerous partnership and company transactions that also successfully settled at mediation.
- Achieved a favourable settlement via a court led Financial Dispute Resolution process for a corporate client that had bought a business but found after purchase irregularities in the accounting and record keeping. The client buyer refused to pay the final instalment of the purchase price to the seller and so the seller sued for the instalment. On behalf of the buyer, we defended and counterclaim based on a breach of indemnities in the sale agreement by the seller.
- Acted for a former director of a company who was served with injunctive proceedings for springboarding, whilst facing numerous accusations including being in breach of his fiduciary duty.
- Acted for a brother who was a minority shareholder in a family luxury brand company dispute following the death of the father who founded the company. The settlement was achieved after an all day mediation at somewhere around 3am the following day; still my longest ever mediation.
- Successfully acted for a district council in relation to refuse collection vehicles that repeatedly broke down and caused rubbish collections to be missed.
- Successfully obtained an injunction against a company that had presented a statutory demand against a corporate client for a debt that was in dispute.
- Acted for the alleged guarantor of a loan with a high street bank who maintained that the bank had agreed to release him from his liabilities but who did not have the evidence, and the bank refused to accept that evidence. The evidence was however, finally obtained from the bank after 6 rounds of disclosure, whereupon the claim against the “guarantor” was dropped and costs paid.
- Acted for private clients who had bought a property whose title included a large paddock and in relation to which the seller claimed mistake, as they had not intended to include it. The case involved complex legal issues of mistake (mutual/unilateral) and negligence and eventually was favourably resolved in my clients’ favour.
- Acted for an individual who had bought a piece of land to develop but whose architect and solicitors had both failed to spot that the planning permission with which the land was sold had lapsed by the time of purchase. At mediation, the advisers agreed substantial compensation for the buyer.
Qualifications
Solicitor
Interests
When not in the office, Joanne enjoys going to the gym and playing tennis (both time permitting), as well as walking, reading, history (especially all things medieval), theatre and travel (and if most of them can be combined then so much the better).
Patrick Farrington
Dispute Resolution and Commercial Litigation | Partner
Experience
Patrick is a Partner with over 30 years’ experience in a broad range of matters, but particularly focusing on dispute resolution and company and commercial work. He has spent all of his career in Staffordshire qualifying as a solicitor in 1990. Patrick became an authorized High Court Enforcement Officer in 2004 and has particular knowledge in the enforcement industry, making him one of only a handful of people in England and Wales to be both a practicing solicitor and HCEO. He was the Managing Partner at his previous firm in Stafford before joining Keelys.
Practice Area
Patrick undertakes a broad range of dispute resolution work with a particular focus on contested trust and probate claims, ( having successfully obtained the specialist ACTAPS qualification) dealing with a range of complex issues involving both small and very large estates and debt collection, given his experience in the debt collection industry as an Enforcement Officer in the High Court. He deals with Landlord and Tenant matters (residential and commercial) and a range of contractual disputes.
Highlights
Contentious Trust and Probate cases
Patrick has acted in many cases, both large and small and too many to mention, taking a pro active and sensitive approach to cases often at times of great stress to those involved and taking pride in giving commercial advice on settlements where appropriate but pursuing cases vigorously on behalf of clients too. Examples include:
- Acted for the executors of an estate worth upwards of £8M in relation to various claims brought against the estate including 1975 Act claims by a partner and former spouse (where the divorce had not been finalised) and conflicting claims by family beneficiaries concerning company shareholdings and other assets including land, property and foreign property. This was also made extremely complex by issues involving abatement of company share legacies and disputes about liability for tax. All claims were ultimately settled after litigation.
- Successfully acted for an executor/beneficiary where at trial the Court ruled in our favour as to the interpretation of two clauses in the will, the meaning of which was disputed and obtained payment of costs from the indemnity insurers of the original firm of solicitors who prepared the will.
- Represented a widow who despite a long marriage (over 45 years) did not receive a beneficial interest in the property by the will of her deceased husband. Applying the principles in White v White and Ilott v Mitson in particular, obtained a settlement based on the letter of claim without recourse to mediation or proceedings.
- Successfully defended a claim to remove my client as an executor following extremely contentious and difficult contrasting claims between executors, resulting in an agreement to appoint a professional executor instead of all existing appointees and resolve various disputes as to the division of the estate assets.
- Successfully challenged a charity beneficiary who stood to receive a seven-figure sum from the deceased’s will but bringing a claim under the Inheritance (Provision for Family and Dependants) Act 1975 on behalf of the daughter of the deceased, resulting in a negotiated settlement.
- Settled a claim by my client against two attorneys who had breached their fiduciary duties and misappropriated monies and on behalf of one of the sons of the deceased, successfully tracing money back into the estate and recovering a six-figure sum, plus a property and costs.
- Acting for an executor beneficiary facing claims against the estate based on allegations of undue influence/ fraudulent calumny and an assertion that the testatrix mother lacked capacity but rejecting those claims and reaching a settlement significantly below the opponent’s expectations.
- Acted for a daughter of the deceased following a claim by two half-brothers (whose existence was unknown to her prior to her father’s death) and successfully recovered all of the assets including the property in dispute for her benefit under The Inheritance (Provision for Family and Dependants) Act 1975;
- Acted on applications for and opposing claims made for an order for sale under s. 14 of TOLATA;
- Successfully applied to the court for an order under Section 116 of the Senior Courts Act for an order appointing a professional administrator in place of a relative of the deceased who had refused to take steps to obtain a grant of representation;
- Entered and removed numerous caveats, entered appearances and “warned off” a number of unmeritorious claimants.
Some examples of other Litigation Work and Debt Recovery
- Acted for a former director of a company who faced injunction proceedings for springboarding, facing accusations of setting up a competing company and being in breach of his fiduciary duty to his previous company and reaching a settlement after proceedings had been commenced.
- Acted for two guarantors of a loan with a high street bank and successfully defending a claim against them;
- Successfully defending a claim for over £250,000 brought by a factoring company against the directors pursuant to their personal guarantees and achieving a result in which the directors paid nothing owing to a defective guarantee agreement;
- Obtained judgment against an airline for a sum approaching six figures and successfully persuaded the control tower at the airport to prevent an aircraft from taking off, impounding the aircraft under High Court enforcement procedures until the debt was paid;
- Previous success in enforcing judgments out of the jurisdiction including Scotland and mainland Europe;
- Acted for many international blue chip “household names” in successfully recovering outstanding debt on bulk instructions received.
Qualifications
Solicitor
Reporting to
Head of Dispute Resolution and Commercial Litigation department: Joanne Davies
Interests
Patrick relaxes by watching and playing most sports, particularly football, cricket and golf and has travelled extensively, once working as a lifeguard in California. He enjoys reading, coin collecting and gardening and was a Councillor for Stafford Borough for twenty years, sixteen of which on the Cabinet and eight and a half years as Leader of the Authority. He has been honoured by being awarded the title of Honorary Alderman for his services to the Borough of Stafford, recognising his huge contribution to the local area.
Ben Davis
Dispute Resolution and Commercial Litigation | Solicitor
Experience:
Ben is a newly qualified solicitor. He completed his GDL in Law and LPC at The University of Law in 2022, after gaining a 2:1 in History at the University of Exeter.
After beginning his formal legal training with Bell Lax Solicitors in Sutton Coldfield in 2023, Ben qualified as a solicitor in 2025 and moved to Keelys later that year.
Practice Area:
Ben works closely with the partners in the Dispute Resolution and Commercial Litigation Department, providing support across a wide variety of matters such as contractual disputes, commercial property disputes, and possession proceedings.
With a strong grasp of the law and a personable approach, Ben places emphasis on developing and maintaining strong client relationships through open communication and a commercially focused approach, enabling him to provide tailored practical advice aligned with each client’s objectives.
As his practice continues to grow, he assists the partners on complex matters whilst progressively building his own caseload within the team.
Reporting to:
Head of Dispute Resolution and Commercial Litigation Department: Joanne Davies.
Interests:
In his free time Ben enjoys playing sports including pickleball and ultimate frisbee and is a keen Aston Villa fan. He also enjoys travelling and has a growing collection of football shirts from places he has visited.
Phone: 01543 420057
Email: bdavis@keelys.co.uk
