GUIDE FOR LANDOWNERS
Do you own unregistered land? Check it now.
Signs claiming ownership of land have appeared in our area. Here is what is going on, what adverse possession means, and what farmers and landowners can do to protect themselves.
What has been happening
In October 2026 we became aware of several signs appearing on private woodland and other land in the Llanelian and Betws-yn-Rhos area, stating that the land belongs to a recently registered company. The signs threaten prosecution of trespassers and claim that CCTV is in use. They give no real contact details. Our director and solicitor Samuel Highcock believes the signs are a suspected attempt to build a claim to the land, in the hope that nobody notices or challenges them. The story was reported in the North Wales Pioneer.
A sign on its own does not change who owns land. But if nobody challenges it, years of unchallenged occupation could in some circumstances be used to support a claim, which is why we are urging landowners to check their records now.
What is adverse possession?
Adverse possession (often called “squatters’ rights”) is where someone who has occupied land without the owner’s permission, and treated it as their own, can in some cases become its owner after a long enough period.
- Unregistered land: the usual period is 12 years of continuous possession.
- Registered land: a squatter can apply to HM Land Registry after 10 years, but the registered owner is notified and can object, so the process is much harder for the squatter. Registration is therefore a strong protection.
Simply putting up a sign is not enough on its own. A claim generally needs real, exclusive control of the land and an intention to possess it. But the longer a situation is left, the harder it can be to put right.
Why unregistered land is more at risk
A great deal of land in North Wales has never been registered with HM Land Registry, particularly farmland, woodland and old family holdings that have not been sold or mortgaged for many years. The ownership is recorded only in old title deeds. If those deeds have been lost, or the land is a small plot you rarely visit, a change may go unnoticed for years.
What landowners should do now
- Find your title deeds for all your land, including small plots of woodland, fields and access strips. Check with your bank, your old solicitors and the farm office.
- Check whether each piece of land is registered. A search of HM Land Registry will tell you. Land that is not registered has no title register.
- Consider registering it. You can apply to register unregistered land voluntarily. Registering gives you a clear, official record of ownership and much stronger protection.
- Visit your land regularly, and keep gates, fences and boundaries in good order.
- If you find a sign or anything unexpected, photograph it and note the date and exact location. Please take advice before removing it or confronting anyone. You can also report it to the police on 101.
- If your deeds are lost, there may still be ways to establish and register your ownership. Speak to a solicitor.
How we can help
We can help you to:
- Trace and review your deeds, and check what is and is not registered
- Apply to HM Land Registry to register unregistered land
- Deal with lost deeds and uncertain boundaries
- Respond to a sign or other claim over your land, including taking action to protect your position
Your first appointment is free, and we will explain our costs before you decide anything. We are also working with local farming organisations to help raise awareness.
Related guides
- Conveyancing — buying and selling land and property, including first registration
- Commercial property — farms, land and business premises
- Wills and probate — passing land on, and dealing with an inherited estate
- Litigation — disputes over land and boundaries
- Our fees — fixed fees agreed before you instruct us
Useful links
- Search for property information (HM Land Registry) — check whether land is registered
- HM Land Registry — registering land and property
- NFU Cymru — the farming union for Wales
- Farmers’ Union of Wales — support and advice for farming families
We are not responsible for the content of other websites.
This page is general information and is not legal advice. The rules depend on the facts of each case, so please take advice about your own land.
Worried about your land?
Call us on 01492 588200 or book a free first appointment online.