Document
Certified Map (supplied with Certified Folio)
Property Records for Boundary Disputes in Ireland
Quick Answer
A boundary dispute in Ireland is worked out from the registered records, not from memory or a fence line. The Land Registry Map, held as the official record, shows the registered extent of a property on the Ordnance Survey base map, while the folio records the owner and any rights of way. Read together, they establish what the register shows before neighbours or solicitors take the matter further.
A boundary dispute is resolved from the registered position, and the records that show it come from the official register. This page sets out which documents establish a registered boundary, how the map and the folio work together, and when a Certified Map is needed for a formal dispute.
Send the address or folio number. The certified title plan and the Certified Folio are issued together under seal and posted within 15 working days.
Buy Title DocumentKey Facts
Coverage
All of Ireland
Delivery
By post within 15 working days
Needed to order
An address or Eircode is normally enough
Registered land
Recorded on a folio, identified by number and county
Unregistered land
Evidenced through the Registry of Deeds instead
Boundaries
General boundaries - mapped approximately, not conclusively
What Is This Document
Boundary questions between neighbours are settled by reference to the registered records rather than to a hedge, a wall or long habit. The two documents that matter are the Land Registry Map, which shows the registered extent of a property, and the folio, which names the owner and records the rights and burdens affecting the land.
A Land Registry Map plots the property outline on the Ordnance Survey base map, with the folio reference, the filed plan and a north point. It shows the general registered extent rather than a surveyed line to the centimetre, which is an important distinction when a dispute turns on a precise position.
A Folio Search reads the registered title alongside the map, confirming the registered owner and listing the Part III burdens – rights of way, wayleaves and covenants – that frequently sit at the heart of an access or boundary disagreement. The map shows where; the folio shows who and on what terms. Neither document, on its own, gives the whole registered picture of a disputed boundary.
Where a dispute becomes formal or is heading towards proceedings, a Certified Map provides an officially certified version of the registered extent suitable for a solicitor or a court. It carries the same information as the Land Registry Map under certification.
Because the registered map shows the general extent and not a surveyed boundary, a serious dispute is often resolved by reading the registered records together with a measured survey and the deeds behind the folio. The instrument that created a right of way, obtained as an Instrument Copy, can be decisive where the wording matters, since it sets out the route and conditions the folio only summarises and a survey cannot supply.
Which Document Do I Need
Not sure which records a boundary question needs? Use this guide:
- See the registered extent of a property on the map → Land Registry Map – /land-registry-map/
- Confirm the owner and any rights of way or covenants → Folio Search – /folio-search/
- Obtain a certified map for a solicitor or court → Certified Map – /certified-map/
- Read the exact wording of a right of way in a deed → Instrument Copy – /instrument-copy/
- Find out who owns the adjoining land → Property Ownership Search – /property-ownership-search/
If you are unsure, our team can advise before you order.
| Need | Product | Price |
|---|---|---|
| See the registered extent of a property on the map | Land Registry Map -> /land-registry-map/ | — |
| Confirm the owner and any rights of way or covenants | Folio Search -> /folio-search/ | €32.99 |
| Obtain a certified map for a solicitor or court | Certified Map -> /certified-map/ | €149.99 |
| Read the exact wording of a right of way in a deed | Instrument Copy -> /instrument-copy/ | €349.99 |
| Find out who owns the adjoining land | Property Ownership Search -> /property-ownership-search/ | — |
What Information Is Included
The records used in a boundary matter provide:
- Registered extent: the property outline plotted on the Ordnance Survey base map.
- Folio reference and filed plan: the identifiers tying the map to the registered title.
- Registered owner: the name the Land Registry holds for the property and its neighbour.
- Part III burdens: rights of way, wayleaves and covenants affecting access and use.
- North point and scale: the orientation needed to read the mapped extent.
- Certified version: a Certified Map for a solicitor or court where the dispute is formal.
What Is Not Included
The registered map and folio establish the registered position, but a boundary dispute often needs more. To confirm the owner and the registered burdens, order a Folio Search [/folio-search/]. For a formal dispute, a Certified Map [/certified-map/] provides certified evidence of the registered extent. To read the terms of a right of way, order an Instrument Copy [/instrument-copy/]. And to identify the adjoining owner, a Property Ownership Search [/property-ownership-search/] returns their name from the address.
Why People Order
- Checking a boundary before building: Owners planning an extension, a wall or a shed order the map and folio to see the registered extent and any right of way before work begins, avoiding a dispute that would otherwise surface once the structure is up.
- Responding to a neighbour’s claim: Where a neighbour asserts a line or an access right, the registered records show what the register actually holds. The map plots the extent and the folio lists the burdens, giving a factual basis for the conversation.
- Confirming a right of way: Access disputes often turn on whether a right of way is registered and over what land. A Folio Search reveals the Part III burdens, and the deed behind the entry, obtained as an Instrument Copy, sets out its terms.
- Preparing for a formal dispute: Where a matter is heading to solicitors or a court, a Certified Map provides an officially certified version of the registered extent, suitable to put before the other side or before a judge.
- Identifying the adjoining owner: A dispute cannot progress without knowing who owns the land on the other side. A Property Ownership Search returns the registered owner of the adjoining property from its address.
- Buying property with an unclear boundary: Buyers who notice an ambiguous boundary before purchase order the map and folio to understand the registered position, so the issue is raised and resolved before contracts rather than after.
Only need to see the extent for your own purposes? The ordinary title map does that without certification.
Order Title DocumentReal World Use Cases
Home Buyers: A buyer who spots an unclear boundary reads the map and folio before committing, so a right of way or an encroachment is raised with the seller’s solicitor before contracts rather than becoming the buyer’s problem afterwards.
Sellers: Sellers facing a likely boundary query obtain the map and, where needed, a Certified Map in advance, so the answer goes into the contract pack and the sale is not stalled by a late enquiry.
Solicitors: Solicitors handling a boundary or access dispute work from the folio, the Land Registry Map and, for proceedings, a Certified Map, reading the registered burdens and the deeds behind them to advise on the registered position.
Investors: Investors assessing a site with a contested boundary confirm the registered extent and any right of way before committing, since an unresolved access issue can materially affect value and use.
Developers: Developers rely on the registered map and folio to establish the extent of a site and any wayleaves or rights of way crossing it, which shape what can be built and where access must be preserved. An unnoticed right of way over a site can force a scheme to be redesigned, so the registered burdens are checked before a layout is fixed.
Land Registry Context
Boundaries in Ireland are recorded in the Land Registry under a general-boundaries system: the registered map shows the extent of a property on the Ordnance Survey base map, but it does not fix the precise line of a boundary to the centimetre. This is central to how disputes are resolved, because the map answers the general question of extent, not the exact position of a wall.
The map and the folio work together. The Land Registry Map plots the outline and filed plan, while the folio names the registered owner and lists the Part III burdens – rights of way, wayleaves and covenants – that so often lie behind an access dispute. Reading one without the other gives only half the registered picture, when a dispute usually turns on both the extent and the rights at once.
Where a right of way is in question, the registered burden points to the deed that created it. The wording of that instrument, obtained as an Instrument Copy, frequently decides the matter, because it sets out the route, the extent and the conditions of the right in terms the folio only summarises.
A formal dispute calls for a Certified Map, an officially certified version of the registered extent suitable for a solicitor or a court. It carries the authority of the official register’s certification, which a standard information map does not, and is the document a legal adviser will expect to work from.
Because the registered extent is general rather than surveyed, serious disputes are usually resolved by reading the registered records together with a measured survey and the underlying deeds. The registered documents establish what the register holds; the survey and deeds resolve the precise line where the register alone cannot. Starting from the registered position, rather than from the fence, keeps the dispute anchored to evidence a court will recognise.
Common Mistakes
Treating the registered map as a surveyed boundary: The Land Registry Map shows the general registered extent, not a line measured to the centimetre. A precise dispute is resolved by reading the map alongside a measured survey and the deeds, not by relying on the registered outline alone.
Arguing from the fence rather than the record: A wall or hedge may not sit on the registered boundary. The map and folio show what the register holds, which is the factual basis a solicitor or court works from, so the registered position should be established before the dispute escalates. A conversation grounded in the record is far more likely to settle quietly.
Using a standard map for a formal dispute: Where a matter is heading to solicitors or a court, an information map is not enough. A Certified Map provides the officially certified version of the registered extent. Order a Certified Map – /certified-map/.
Ignoring the deed behind a right of way: The folio summarises a right of way but the deed sets out its terms. Where access is disputed, the wording of the instrument, obtained as an Instrument Copy, is frequently what decides the outcome, because it defines the route, the width and the conditions the folio entry only names.
One order, two certified documents - the title plan and the certified register entry.
Order Title DocumentHow To Order
Send the address and Eircode of the property and, where relevant, of the adjoining land, together with the folio number if you have it and a note of what is in dispute – a boundary line, a right of way, or an encroachment.
Tell us whether you need the standard Land Registry Map, a Certified Map for a solicitor or court, or the deed behind a right of way as an Instrument Copy, and these can be prepared together.
Turnaround & Delivery
posted within 15 working days
The Land Registry Map and Folio Search results are sent to you by email. A Certified Map is posted as a certified hard copy where its standing is needed for a solicitor or court. Where several records are needed for a boundary matter, they can be prepared together.
Frequently Asked Questions
Does the Land Registry Map show the exact boundary line?
No. Ireland uses a general-boundaries system, so the map shows the registered extent of a property on the Ordnance Survey base map rather than a line surveyed to the centimetre. For a precise dispute the map is read alongside a measured survey and the deeds behind the folio.
Which record shows a right of way?
The folio lists rights of way as Part III burdens, and the Land Registry Map shows the land affected. For the exact route and conditions, the deed that created the right is obtained as an Instrument Copy, since its wording is often what decides an access dispute.
When do I need a Certified Map instead of a standard map?
A standard Land Registry Map is enough to see the registered extent for your own purposes. Where a dispute becomes formal or is heading to a court, a Certified Map provides an officially certified version that a solicitor or judge will expect to work from.
How do I find out who owns the land next door?
A Property Ownership Search returns the registered owner of the adjoining property from its address, without needing the neighbour's cooperation. That is usually the first step before a boundary matter can be raised or progressed.
How current are the map and folio?
Each reflects the register on the day it is carried out. A recent dealing appears only once processed, so where a decision or a dispute turns on the current registered position, order the records close to when they are needed.
Can I order the map and folio together?
Yes. The Land Registry Map, the Folio Search and, where needed, a Certified Map or the deed behind a right of way can be prepared together for the same property. To start, use the order link on this page.
Do I get the folio as well as the map?
Yes. The Certified Folio is supplied with the Certified Map as a single order, so you receive the certified register entry for the property in Ireland alongside the certified plan.
Can the certified map be emailed?
No. The certification and seal exist only on the physical copy, which is why it is posted rather than sent electronically. Both documents arrive together within 15 working days.
Get the Certified Title Plan
The certified title plan, supplied with the Certified Folio and posted within 15 working days.
Order Title DocumentProperty Records Team
Last reviewed:
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