In 2025, as property values climb and surveys go digital, small parcel misunderstandings among neighbors often morph into serious disputes. At Percy Law Group, PC, we guide Massachusetts homeowners through clarity, preservation, and resolution—from calmly resolving a fence issue to firmly defending your land in court.
Why It Matters: Neighbor Land Disputes in Massachusetts
A neighbor land dispute in Massachusetts isn’t just about a misplaced fence or hedge—it can affect:
- Your property value
- Future development or sale
- Personal peace and neighborhood goodwill
Often, what starts as a “friendly misunderstanding” between neighbors can spiral into costly legal battles. Understanding the nuances early can save thousands in time, money, and stress.
1. Common Causes of Boundary Line Disagreements
a. Outdated or Imprecise Surveys
Surveys from decades ago might drift by several feet, especially with metes-and-bounds descriptions. If your neighbor relies on an old survey, confusion is inevitable.
b. Physical Features vs. Legal Lines
Hedges, stone walls, and fences shift. When those physical markers don’t match the official deeds, it invites conflict.
c. Adverse Possession
Under Massachusetts law, someone occupying land openly and continuously for 20 years may claim ownership—though such claims are rare, they’re not impossible.
d. Easements and Prescriptive Rights
Regular usage—like maintaining a path or mowing—can form the basis of a legal claim. Clarifying rightful use early matters.
2. Massachusetts Law Refresher: Your Rights, Your Land
In 2025, advanced technology—GIS mapping, remote notarization, drone surveys—is reshaping how boundary disagreements are proven and resolved. Percy Law Group, PC, stays ahead of the curve by collaborating with top surveyors and leveraging these digital tools.
3. What You Should Do First
- Gather Your Documents – Locate your deed, title insurance policy, previous surveys, and town GIS maps.
- Document the Encroachment – Photographs, videos, and dated notes of any mowing, planting, or structure placement are invaluable.
- Initiate a Friendly Conversation – Calmly compare your surveys and deeds. You may discover it’s a simple oversight.
- Order a New Licensed Survey – Select a Massachusetts-licensed surveyor (mutually preferred or court-appointed). A fresh, certified survey is your strongest evidence.
- Send a Formal Demand Letter – With legal guidance, this letter outlines the issue, cites your proof, and marks a compliance deadline—clearly communicating seriousness.
4. When to Involve Percy Law Group, PC
Turn to us when:
- Surveys conflict or property lines are unclear
- Your neighbor refuses to communicate or acknowledges your rights
- Potential adverse possession or prescriptive use is emerging
- You’re ready to file for quiet title, trespass relief, or injunctive action
We bring deep experience in Massachusetts property disputes, including negotiating resolutions, drafting filings, or initiating court proceedings when needed.
5. Strategies for Peaceful Resolution
Litigation isn’t always the answer. Many disputes resolve more amicably and affordably through alternate methods:
- Mediation – A neutral third party helps achieve a fair, lasting resolution.
- Recorded Agreements – Boundaries, easements, or cost-sharing for structures can be formalized in joint legal documents.
- Cost-Sharing Solutions – Offer to split the cost of moving a fence, shrubbery, or minor structure. We draft the paperwork and record it to maintain clarity.
6. Preparing for Court: Quiet Title and Injunctions
If mediation falters, we’ll:
- File a quiet title action to have a judge define your exact boundary
- Pursue injunctions or trespass claims to halt ongoing encroachment
- Include attorney’s fees and costs in the action (often recoverable if you prevail)
Our approach includes:
- Coordinating with trusted surveyors
- Researching historical deeds and GIS evidence
- Presenting crisp, persuasive documents—
including digital exhibits, remote-notarized affidavits, and drone-captured measurements
7. 2025’s Real-World Example: Taunton Homeowner
Early in 2025, a Taunton homeowner discovered their neighbor’s new shed sat two feet onto their land—triggering a classic boundary line disagreement. We responded by:
- Conducting a joint certified survey confirming the encroachment
- Issuing a formal demand letter
- Facilitating mediation meetings
- Drafting a cost-share agreement to move the shed
- Preparing a quiet title filing—used as leverage
- Finalized the amicable solution and recorded the agreement—all in under three months
No court hearings were needed, and both parties retained their relationship and property rights.
8. FAQs About Neighbor Land Disputes in Massachusetts
Q: Can my neighbor legally claim my land after mowing it?
A: Possibly—open, continuous maintenance for 20 years can form part of an adverse possession or prescriptive claim. Acting quickly to challenge that behavior is crucial.
Q: Will a new survey stop the dispute?
A: A certified survey is powerful evidence, but sometimes your neighbor may still dispute it. If so, we can use it to support a mediation or formal legal action.
Q: What if the dispute involves an ancient deed or fence from 100 years ago?
A: These “ancient boundaries” require historical deed interpretation and Strong legal analysis. Percy Law Group, PC regularly handles such deep-dive property research.
Q: How long does resolution usually take?
A: Quick resolutions through conversation or mediation can take weeks. Quiet-title actions typically resolve in 6–12 months, depending on the court’s schedule. In our 2025 Taunton case, we finalized in under three months using mediation + leverage.
9. 2025 Innovations That Help You
- GIS & LIDAR Mapping – Supports accurate boundary evidence
- Remote Notarizations & E-Recording – Speeds up documentation
- Drone-Assisted Surveys – Provides visual context for court
- Online Property Records – Enables instant deed retrieval
We leverage these tools to give you clarity and confidence in defending your rights.
10. Final Thoughts: Protecting Your Property
Here’s your action plan:
- Act immediately – Document anything your neighbor does on the disputed parcel
- Collect clear evidence – Deeds, surveys, and geospatial data are powerful
- Engage constructively – Calm communication can head off bigger issues
- Seek expert legal help – Avoid pitfalls around adverse possession and deadlines
- Consider mediation – Most disputes can be resolved without court
- Be ready for litigation – We’ll file quiet-title or injunctions swiftly if needed
Whether it’s a neighbor land dispute in Massachusetts or a serious boundary line disagreement, Percy Law Group, PC is your trusted ally. We combine strong legal counsel, advanced technology, and proven strategies to defend your property and peace of mind.
Reach Out to Percy Law Group, PC Today
Don’t let a small misunderstanding become a costly conflict. If you're dealing with confusion over boundaries in Massachusetts, call Percy Law Group, PC. Schedule a consultation to review your documents, assess your situation, and create a tailored action plan grounded in 2025 law and technology.
Call our Taunton office now at (508) 206-9900 or visit our Info Center to connect with an experienced attorney who can safeguard your land—and your future.