A wall that stands on the boundary line between two properties and forms part of both buildings. This is the most common type, found in:

• Semi-detached houses: The wall separating the two properties
• Terraced houses: Walls on both sides separating your property from neighbors
• Flats: Walls between adjacent flats in the same building

Common throughout Milton Keynes, Bedford, Northampton, and surrounding areas where terraced and semi-detached properties are prevalent.

A wall that stands on the boundary line but doesn't form part of any building. Examples include:

• Garden walls dividing properties
• Boundary walls separating gardens or yards
• Walls between driveways or parking areas

These walls are covered by the Act even though they're not part of the building structure itself.

Floors or other structures separating buildings or parts of buildings vertically, such as:

• The floor/ceiling between flats in a converted house
• Floors separating commercial units above shops
• Any horizontal structure dividing properties vertically

Particularly relevant in Milton Keynes and surrounding towns where many Victorian and Edwardian houses have been converted to flats.

• Building a new wall on the boundary line - Even if no existing structure is there
• Cutting into a party wall - To insert beams for extensions or loft conversions
• Raising a party wall - Common in semi-detached loft conversions
• Demolishing and rebuilding a party wall - Major structural work
• Underpinning a party wall - Foundation strengthening
• Removing chimney breasts - Even if the chimney is disused
• Carrying out repairs or alterations - That affect the party wall's integrity

Building a new wall directly on the boundary line between properties requires party wall notices, even if the wall doesn't affect existing structures. This includes:

• New garden walls built exactly on the boundary
• Extension walls that sit on the property line
• New structures straddling the boundary

The Act covers excavation in two scenarios:

• Within 3 meters: If you dig within 3 meters of a neighbor's building AND your excavation is deeper than their foundations
• Within 6 meters: If you dig within 6 meters AND your excavation cuts a line at 45 degrees from the bottom of their foundations

This commonly affects basement conversions, deep foundations for extensions, and underground works in Milton Keynes and surrounding areas.

Loft conversions in semi-detached properties almost always require party wall procedures because:

• Raising the party wall above current roof height
• Cutting into the party wall to insert steel beams
• Building new walls on the party wall line
• Structural alterations affecting the shared wall

Typical Timeline: Serve notice 2+ months before work, allow 4-6 weeks for surveyor process, then works proceed.

Costs: £800-£1,500 surveyor fees plus building work costs.

Side and rear extensions often require party wall procedures for:

• Cutting into party walls to insert supporting beams (padstones)
• Building new walls on or near the boundary
• Deep foundations within 3-6 meters of neighbor's foundations
• Underpinning party walls if foundation levels differ

Common in: Milton Keynes, Bedford, and Northampton where terraced and semi-detached properties are extending.

Removing a chimney breast that forms part of a party wall ALWAYS requires party wall notices, even if:

• The chimney hasn't been used for years
• Your neighbor has already removed their side
• It's only internal and "doesn't affect the wall"

The works affect the structural integrity of the shared wall and must follow party wall procedures.

Garden and boundary walls are covered if they:

• Stand directly on the boundary line (not just near it)
• Are being built new, demolished, or significantly altered
• Are being raised or rebuilt

Notice period: 1 month for party fence walls (shorter than building party walls).

Basement projects almost always trigger party wall requirements because:

• Excavation depth usually exceeds neighboring foundations
• Works typically within 3-6 meter zones
• Underpinning party walls often necessary
• Structural alterations to shared walls

Common in Milton Keynes, Bedford, and surrounding areas where homeowners are adding valuable living space.

Surveyor fees: Typically £1,500-£3,000+ for basement projects due to complexity.

Generally no, unless you're excavating near the boundary and your works fall within the 3-6 meter excavation rules. The Act primarily affects semi-detached, terraced, and attached properties where there are actual shared walls or structures.

Yes, neighbors can dissent to your notice, but they cannot prevent reasonable building works. Dissent (or non-response) triggers the surveyor appointment process to resolve matters fairly. The party wall surveyors will prepare an award allowing reasonable works while protecting the adjoining owner's property.

Minimum timeline: 2 months from serving notice to starting works (1 month for party fence walls).

If consent is given immediately, you only need a schedule of condition (1-2 weeks).

If surveyors must prepare an award, add 4-8 weeks for the surveyor process, schedules of condition, and award preparation.

Total realistic timeline: 3-4 months from first notice to works commencing.

Party wall procedures are completely separate from planning permission and building regulations. You may need all three for your project:

• Planning Permission: For changes to external appearance or significant extensions
• Building Regulations: For structural work, conversions, major alterations
• Party Wall: When works affect shared walls or nearby properties

Party wall consent doesn't replace planning or building control requirements, and vice versa.

Party wall surveyors must act impartially in accordance with the Party Wall Act, even when appointed by one party. They have a duty to both parties.

If the two appointed surveyors cannot agree, the third surveyor (agreed surveyor) makes final decisions.

In extreme cases of truly unreasonable behavior, you can appeal to the county court, though this is rare and should be a last resort.

You don't legally need to use a qualified surveyor, but it's highly inadvisable to:

• Prepare party wall notices yourself (easy to get wrong)
• Act as your own party wall surveyor (lacks impartiality)
• Use unqualified "surveyors" to save money

Best practice: Use RICS chartered surveyors with party wall expertise. The costs are relatively small compared to your building project, and errors can be extremely expensive to fix.

If you've started party wall works without proper notices:

1. Stop all work affecting party walls
2. Contact a RICS party wall surveyor urgently
3. Serve retrospective notices to neighbors
4. Follow the full party wall process
5. Expect higher costs and potential disputes

Your neighbor can seek an injunction stopping your works until proper procedures are followed. It's far better to do things correctly from the start.