# Boundary Survey Report — Skeleton Template

> RICS Boundaries 4th edition compliant. Use as the structural template for every report. Replace placeholder text with project-specific content.

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## 1. Cover Page

**Boundary Survey Report**
[Property Address]
[Title Number]

Prepared for: [Client Name, Address]
Prepared by: [Surveyor Name, MRICS / FRICS, Firm Name]
Date of survey: [DD/MM/YYYY]
Date of report: [DD/MM/YYYY]
Report reference: [Firm internal ref]

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## 2. Executive Summary

A 1-paragraph overview: the property, the instruction, the methodology, the principal finding (e.g. "the boundary between the properties at [address A] and [address B] follows the line of the original stone wall along the northern edge of the existing footpath for the full length of plot 14, with the physical fence being approximately 0.25m north of the legal line at its eastern end").

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## 3. Instruction

- **Client:** [name, address, contact]
- **Instruction date:** [date]
- **Scope:** [e.g. "Determine the legal boundary between [property A] and [property B] along the [northern / southern / eastern / western] edge of plot [N]"]
- **Purpose:** [e.g. "Sale", "Dispute resolution", "Planning application", "Land Registry determined boundary"]
- **Exclusions:** [what is NOT in scope, e.g. "Boundary to the south of the property; rights of light; party wall matters"]

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## 4. Documents Consulted

A chronological list of every document reviewed, with source and date:

| # | Document | Source | Date |
|---|----------|--------|------|
| 1 | Title plan (current) | HM Land Registry | [date] |
| 2 | Register of title | HM Land Registry | [date] |
| 3 | Historic conveyance 1923 | HM Land Registry | [date] |
| 4 | Conveyance 1956 | HM Land Registry | [date] |
| 5 | Ordnance Survey 25" County Series 1898 | National Library of Scotland | [date] |
| 6 | Ordnance Survey 1:10000 current | OS Data Hub | [date] |
| 7 | Google Earth Pro 2002-2024 | Google | [date] |
| 8 | [Site notes + photograph register] | Surveyor's record | [date] |

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## 5. Legal Framework

Brief statement of the applicable law:
- **Land Registration Act 2002**, section 60 (general boundary rule)
- **Prescription Act 1832** (20-year rule for prescriptive easements including rights of light)
- **RICS Boundaries: Procedures for Boundary Identification, Demarcation and Dispute Resolution**, 4th edition (2022)
- **Land Registry Practice Guide 40** (Plans, Boundaries and Easements) and Supplement 5 (Boundary Agreements and Determined Boundaries)

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## 6. Physical Evidence on Site

A walk-around description, supported by photographs:
- Northern boundary: [type, condition, dimensions]
- Eastern boundary: [type, condition, dimensions]
- Southern boundary: [type, condition, dimensions]
- Western boundary: [type, condition, dimensions]

Include photographs numbered P1, P2, P3... referenced from this section.

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## 7. Analysis — Hierarchy of Calls

Apply the legal hierarchy to the evidence:
1. **Natural features** (rivers, streams) — N/A
2. **Physical monuments** on the ground — [e.g. "Original stone marker found at vertex V1, intact, with chisel cross facing into plot 14"]
3. **Written calls** of the deed (e.g. "along the line of the old wall") — [discuss]
4. **Courses and distances** in the deed — [discuss]

Cross-reference to the Evidence Weighting Matrix (separate template).

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## 8. Conclusion

A clear statement of the boundary:
- Position of each vertex (V1, V2, V3...) in OSGB36 coordinates
- Total length of each boundary segment
- Any deviation from the existing physical features (e.g. fence is X metres north of legal line)
- Recommended next steps (e.g. "Boundary Agreement to be drafted", "Determined Boundary application recommended", "No further action — boundary as found")

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## 9. Appendices

- Appendix A: Survey plan at 1:500 (with North arrow and scale bar)
- Appendix B: Coordinate schedule (OSGB36 eastings + northings)
- Appendix C: Photograph register (with thumbnails + captions)
- Appendix D: Title deeds (key extracts only)
- Appendix E: Historic OS maps (key extracts only)
- Appendix F: Methodology statement (instrumentation, accuracy, control network)

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## 10. Surveyor Certification

I, [name], MRICS / FRICS, of [firm name], confirm that this report has been prepared in accordance with the RICS Boundaries Guidance Note, 4th edition, and the Land Registration Act 2002. The opinions expressed are my professional opinion based on the documents consulted and the physical evidence examined.

Signed: _______________
Date: _______________
RICS Membership Number: [NUMBER]

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## Footnotes (customisation hooks)

- For dispute work, add a section on CPR Part 35 (Expert Evidence) compliance.
- For Determined Boundary work, cross-reference Form DB and PG40 Supp 5.
- For sale-related work, add a Caveat Emptor disclaimer.