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In the process of offering on / buying a property and I know the solicitor will advise in due course if we get that far but I've had a look on the Land Registry and cannot make head nor tail of the wording. It's a pretty key to us proceeding as impacts a big part of the property. I *think* that we would have rights over land we don't own or that others have rights over land we would own??
1. The freehold land shown edged in red - fine that bit makes sense, but within the red edged area are some substantial pink shaded bits (which include an outbuilding / garage) referred to as follows - the following is an exact quote (with the obvious exception of the x, z, y bit!):
2. The land tinted pink on the filed plan has the benefit of the rights granted by but is subject as mentioned in a Conveyance thereof dated [XXX] made between [YYYY] & [ZZZ] in the following terms:
"TOGETHER with the benefit of but SUBJECT TO (as the case may be) all existing rights of way water air light eaves support users of sewers drains and drainage and all other easements quasi-easements and privileges hitherto used and enjoyed in respect of the property hereby conveyed in through over or under any adjoining or adjacent property in through over or under the property hereby conveyed"
It's fairly standard wording reserving rights for water/drain pipes etc to cross over neighbouring property and vice versa.
It does refer to rights of way so you should establish with your solicitor whether any exist from the land that is marked.
Cheers - there's a public right of way (footpath) crossing one corner that we know about so that covers that bit.
Is there a public sewer in the ground in that location and this is just stating that there is a legal easement on it meaning that it cannot be built over and the sewer/water pipe owner has right to enter the land for maintenence purposes?