Walk every boundary you can reach
Look at fences, walls, hedges and changes in line. Compare what you see with the title plan, remembering that Land Registry plans usually show general boundaries rather than centimetre-perfect positions. Ask about strips of land, shared paths and any area that a neighbour appears to use.
A fence panel is not legal proof of ownership. Your conveyancer can examine title entries and replies from the seller. If the exact line matters because you hope to extend, replace a wall or keep pets secure, explain that early. Resolving uncertainty before exchange is easier than beginning a neighbour dispute after moving in.
Find out who uses each access
Side passages, rear alleys and shared drives may be essential for bins, bicycles, parking or maintenance. Walk the full route and see whether gates, steps or parked vehicles make it awkward. Ask who owns it, who may use it and who pays for repair. The legal right and the practical reality both matter.
Where another property crosses the land, think about noise, security and future work as well as access. A right may allow more than the current neighbour happens to do. Your conveyancer should explain the wording rather than summarising it as “shared access”.
Trace rainwater and visible drainage
See where gutters and paved areas discharge. Water should not be directed towards the house or a neighbour’s land. Sunken paving, frequently damp ground or staining around a gully can indicate a blockage or leak. Ask whether the garden floods after heavy rain and check official surface-water information.
Lift drain covers only with permission and when it is safe. Note shared runs and any extension built over them. Your conveyancer checks agreements and mapped public sewers; a drainage contractor checks physical condition. Neither task replaces the other.
Large trees need proportionate attention
Identify substantial trees on the property and nearby land, then ask the surveyor whether their position raises a particular concern. Species, size, soil, foundations, condition and drainage all affect the assessment. Distance alone is not a diagnosis, and cutting down a healthy tree without advice can create its own ground-movement problems.
Check whether a tree preservation order or conservation-area controls apply before planning work. Overhanging branches, shade and leaf fall may affect daily use even when the tree is structurally fine. Roots can also disturb paving and old drains without causing movement to the house.
Garden structures and retaining walls cost money too
Inspect sheds, garages, decks and substantial walls. Leaning retaining walls, rotting supports or water building up behind masonry can require more than a weekend repair. Where the garden rises or falls steeply, ask who is responsible for structures supporting adjoining land.
Outbuildings may have electricity, plumbing or asbestos-containing materials that need separate attention. Ask what will remain at completion and whether valuable structures had consent where required. Do not assume a smart garden office is included or suitable for year-round work until the contract and services are clear.
Match the outside space to the work you want
Estimate the routine job rather than viewing the garden only on a well-kept day. Long hedges, mature trees, ponds and large paved areas need time or paid help. Check outside taps, storage, lighting and the route for taking tools or bins through the property.
If you plan an extension, driveway or major landscaping, discuss planning, drainage and title restrictions before treating the space as blank ground. Keep one list for immediate defects and another for personal changes. The purchase price should reflect the property as it stands, while your own ambitions need a separate, realistic budget.
Walk the garden after rain if you get the opportunity. Standing water, overflowing gullies and runoff from adjoining land are much easier to understand then than from a dry patch or a seller’s recollection. Ask whether any neighbour has contributed to fences, tree work or drain repairs. Shared payments can reveal an informal arrangement that deserves explaining before completion. Keep the answer with the title enquiries. Check whether contractors can reach the garden without passing through the house or lifting fences.