Can You Sell a House with a Neighbour Dispute?

You can sell a house with a neighbour dispute, but you must disclose it correctly. Failing to do so could have serious legal consequences that could harm your sale. If you're unsure what needs declaring, your conveyancing solicitor can guide you through the TA6 process.

Neighbour disputes are more common than sellers realise, with research from Direct Line Insurance showing that 38% of buyers pull out when a dispute is declared, but the good news is, they don't have to derail your plans.

In this guide, we explore what counts as a dispute, the importance of the TA6 form, how disputes affect your sale and how you can proactively move forward."

What is a neighbour dispute?

A neighbour dispute is any ongoing disagreement between you and someone living close to you. It can be anything that causes financial, emotional or physical stress to either party.

Despite this potentially wide scope, not everything counts; a one-off argument that you have since resolved won’t need declaring. However, a consistent issue that has blighted you for weeks, months or years and has not been resolved certainly does, especially if the police or local council have also been involved in attempting to resolve it.

Examples of neighbour disputes include:

• Noise complaints
• Blocked parking spaces
• Property boundaries
• Anti-social behaviour
• Planning permission disputes
• Invasions of privacy
• Breach of shared responsibilities

What neighbour disputes need to be declared when selling a house?

A large number of neighbour disputes will need to be declared if you want to sell your house. Our table below shows the most common issues and whether you should let potential buyers know of them.

If you have had to call the police, a solicitor or the local council, you will need to declare it by including it on your TA6 form. A resolved dispute with no ongoing impact does not need to be declared; however, if there is any chance the new owner could still be affected, err on the side of caution and include it.

Do you have to declare neighbour disputes when selling a house?

Yes. It’s actually a legal requirement.

Ongoing disputes with your neighbours must be included in the TA6 Form. This is an official document that forms part of the conveyancing pack and must be completed before contracts can be exchanged.

By failing to declare a known dispute, you run the risk of:

• The buyer taking legal action against you for misrepresentation
• The sale being cancelled after exchange
• Having to pay the buyer’s legal costs

Resolved disputes do not need to be included; however, if a dispute remains active or the new owners are likely to be affected in any way, it must be included on the TA6.

What is the TA6 form?

The TA6 form is the standard property information form used in England and Wales. In it, all disputes, complaints and issues relating to the property and its immediate neighbours must be disclosed. It enables buyers to make an informed decision as to whether this property is suitable for them. It’s essential to be as honest as possible, and misrepresentation, even accidental, can lead to legal issues.

What counts as a neighbour dispute when selling a house?

Many homeowners are constantly unsure what counts as a dispute as they try to avoid misrepresentation and attempt to reassure buyers that the neighbourhood is safe, welcoming and worth moving into.

As a seller, you need to consider whether issues are likely to affect the buyer, and not whether they bother you. Put simply, would the buyer want to know about it, and would it affect them after they moved in? If the answer is yes, declare it!

You should declare:

• Any dispute that has been reported to local authorities or the police
• Disputes where solicitors have been involved
• Boundary or party wall disagreements that remain unresolved
• Issues with planning permission affecting a shared boundary
• Harassment or intimidation from a neighbour

You won’t, in most cases, need to declare:

• The fact that a noisy party happened once a few years ago
• A minor disagreement that was resolved without further issue
• General noise from a busy neighbourhood

If you are unsure, speak to your solicitor for further clarity.

What happens if you don’t declare a neighbour dispute?

Choosing not to declare a neighbour dispute can be very risky. A buyer has a legal right to accuse you of misrepresentation if they discover a dispute you failed to disclose once they have bought the home.

Consequences for this vary but can include:

• Legal action where the buyer can sue for damages
• Reversal of the sale. This not only affects your sale but also your ongoing purchase too
• Financial penalties such as the buyer's legal fees and any other financial losses they may have suffered
• Reputational damage, particularly harmful if you are selling as part of a chain, as trust may now be eroded

Does a neighbour dispute affect house value?

It certainly can do. An article from Estate Agent Today in 2024 showed us that 38% of buyers pull out when a neighbour dispute is included on the TA6 form. The same report also highlights that many sellers avoid making formal complaints with neighbours because they fear it may harm any sale. However, the value of the property is significantly affected by:

• The severity of the issue. A noise complaint is deemed to have less weight than a boundary issue.
• Whether the dispute is resolved or ongoing. A settled dispute is a lot more encouraging to a buyer than one that is not yet resolved.
• How the dispute is communicated. A professionally communicated explanation of the dispute can help reassure buyers.
• Mortgage availability. Many lenders are reluctant to lend when there is an ongoing boundary dispute.

A neighbour dispute, such as a boundary disagreement, harassment or violence, will have a larger impact on house prices than a minor, one-off complaint.

Could my neighbour stop me from selling my house if there is an outstanding dispute?

No. A neighbour cannot stop you from selling your house. However, they can slow it down if there is an unresolved dispute relating to a boundary or party wall, for example. In some cases, a neighbour may decide to take legal action, which then puts a restriction on your title and can delay the sale.

In circumstances where you feel a dispute could affect your right to sell, you should contact a conveyancing solicitor right away.

Do sales fall through because of neighbour disputes?

Yes, and it's perhaps more common than you may think.

As mentioned earlier, a large percentage of buyers walk away when they learn a neighbour dispute has been declared on the TA6 form. Even buyers who don’t pull out may consider making a lower offer because of a dispute being disclosed.

The most common reasons a dispute leads to the collapse of a house sale include:

• Buyers feel unable to assess the ongoing risk
• Mortgage lenders occasionally flag properties with serious boundary disputes
• Buyers with children or those who work remotely may prioritise a neighbourhood with less noise and a generally calmer atmosphere

The sooner the dispute is addressed, the more likely you are to benefit from a smooth sale.

How can a dispute with neighbours be resolved before selling?

Resolving a dispute before listing your home for sale puts you in the strongest position. Following the steps below can help you sell your house fast and avoid some of the issues you may face otherwise. The government has created a list of steps you can follow, which we have built upon below.

1.      Talk with your neighbour

A conversation is sometimes all it takes, especially for minor disputes. Document the conversation in writing afterwards in a letter or email, so a paper trail exists should it be needed.

2.      Write a formal letter

Occasionally, when the dispute is a little more serious, conversation might not work. When this is the case, write a letter outlining your concerns. This then creates a record and shows you tried to move things forward amicably.

3.      Contact the landlord (if the neighbour rents)

If the neighbour rents their property, you could contact the landlord. A house with disruptive tenants is not something a landlord wishes to entertain, and could see them intervene and get the issue resolved.

4.      Use a residents’ association

If your neighbourhood has a residents' association, it's worth raising the issue through them. A collective concern raised by multiple residents carries more weight than an individual complaint, and it removes the personal element from the dispute, reducing the risk of further confrontation.

5.      Use a mediation service

Many local councils or community groups offer low-cost or free mediation services. This can be a great way to bring two groups together and find a way to reach an agreement that works for everyone. The Civil Mediation Council can help you find a registered mediator.

6.      Speak to the local council

For issues such as anti-social behaviour, noise complaints and environmental issues, your council has enforcement powers. Involving the council creates a formal record and can result in action being taken against the neighbours if necessary.

7.      Consider the RICS neighbour dispute service

If the dispute with your neighbour relates to structural issues, boundaries or shared access, the Royal Institute of Chartered Surveyors (RICS) offers a specialist service where a RICS-accredited surveyor can provide impartial advice.

8.      Seek legal advice

If all avenues have proven to lead nowhere, getting help from a solicitor may be your best course of action. They can advise on the available options, which may result in legal proceedings taking place. This can be costly and time-consuming, but it can be the best way to protect your position before you sell your house.

If you are exhausted from trying to work through disputes, speak to our team. We buy any property, regardless of condition, location or issue. You can sell your unsellable house to us and avoid legal issues, lengthy disputes or costs.

Selling a house with a boundary dispute

This is perhaps one of the most common and complex neighbour disputes that sellers face.

A boundary dispute is when you and a neighbour disagree on where one property ends and another begins. Disputes like this could involve:

• Fencing or wall placement
• Overhanging trees or encroaching hedges
• Shared driveways or other access points
• Historic deeds that contradict current usage

Boundary disputes must be declared on the TA6 and could affect mortgage offers, as some lenders are reluctant to provide a mortgage when there is an active boundary dispute.

Options for when you have a boundary dispute

• Commission a property surveyor to produce a boundary determination report
• Use RICS mediation to reach a formal agreement
• Apply for a determined boundary with the Land Registry
• Sell to a cash house buyer who is not reliant on mortgage lender approval

Still worried about selling with a neighbour dispute?

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Neighbour dispute FAQs

Do you have to declare noisy neighbours when selling a house?

It depends on the severity and frequency. A one-off incident doesn't usually need declaring. However, if you have made repeated formal complaints to the council or police about excessive noise that is ongoing, it must be disclosed on the TA6 property information form, which is a legal requirement when selling a home in England and Wales.

What happens if a seller lies about neighbours?

If a seller knowingly omits or understates a neighbour dispute on the TA6 property information form, the buyer may have grounds for misrepresentation under the Misrepresentation Act 1967. This could result in the seller being sued for damages and, in some cases, the sale being reversed.

Can you sell a house with a boundary dispute?

Yes, but it must be carefully managed. Any unresolved boundary dispute must be declared on the TA6 form and can affect mortgage availability, as some lenders are reluctant to lend on properties with active boundary disputes. Options include commissioning a boundary determination report, using RICS mediation, or selling to a cash buyer who isn't reliant on mortgage approval.

What is a TA6 form?

The TA6 is the standard property information form used in England and Wales. Sellers are legally required to complete it as part of the conveyancing process. It covers disputes, complaints, alterations and other material facts about the property, and must be completed accurately before contracts can be exchanged.