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Japanese knotweed disputes in Manchester often reach a point where progress stops. A sale stalls. A neighbour dispute escalates. Different survey opinions circulate, but no one is able to make a decision.Â
At that stage, what’s usually missing is clear, independent evidence focused specifically on Japanese knotweed. A Part 35 expert witness report provides an impartial position that solicitors, lenders, insurers, and courts can rely on.Â
If a solicitor, mortgage provider, or insurer has mentioned the need for Part 35 evidence, we can confirm quickly whether it’s required and explain the next step without delay.Â
Free initial advice • Independent expert evidence • Typical 10-day turnaroundÂ
In many Japanese knotweed disputes, progress only resumes once there is independent evidence everyone can rely on.Â
Typical situations where a P35 CPR compliant report for Japanese Knotweed is required when:Â
A property sale or purchase has stalled due to knotweed concerns
A neighbour dispute has escalated beyond informal discussion
A mortgage lender or insurer has requested independent evidence
Conflicting surveys or opinions are preventing agreement
If any of these apply, independent Part 35 evidence can help move things forward.Â
Visit our P35 for Japanese Knotweed page for more details.
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Across Manchester, Japanese knotweed disputes often arise where long-established infestations encroach across residential boundaries. We provide proportionate Part 35 expert evidence to support dispute resolution.
A private residential property in Manchester involving claimant and defendant, where Japanese knotweed was identified on neighbouring land and within the affected property.
Two stands were recorded. Stand 1 (c.15 m², 2.4 m high, 15+ years old) is a well-established infestation growing through the boundary fence from neighbouring land, approximately 7 m from the property and 5 m from habitable space. Stand 2 (c.3.5 m², 2+ years old) is located approximately 3.5 m from the front door. On the balance of probabilities, Stand 2 originated from Stand 1 via underground rhizome spread or mismanagement of cut material. The extent of Stand 1 presents a high risk of underground encroachment and was considered patently obvious.
No structural damage was observed, though a structural survey has not been undertaken. Both stands showed evidence of partial cutting, with no chemical pre-treatment to Stand 1. A professional treatment programme involving spraying and injection of a glyphosate-based herbicide was recommended, supported by a 10-year insurance-backed guarantee, with treatment also required on neighbouring land.
The expert report confirmed the origin, pathway of spread, and foreseeable risk, providing a clear strategy for effective long-term control and prevention of re-infestation. The total cost of the works was £3,758.45 + VAT.
No unnecessary steps. No lost time.Â
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We confirm whether Part 35 evidence is required
Evidence gathered by a specialist
Clear, compliant expert report
Available for follow-up questions if needed.
For a full overview of the process, visit our P35 for Japanese Knotweed Service Page.Â
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Clients across Manchester choose ProHort because we deliver:Â
| What's Included | Why It Matters |
|---|---|
| Independent site inspection | Establishes an objective, first-hand position everyone can rely on |
| Clear Knotweed findings | Removes uncertainty around presence, extent, and risk |
| Expert professional opinion | Provides evidence suitable for legal and dispute use |
| CPR Part 35 declaration | Confirms independence, compliance, and duty to the court |
| Statement of truth | Ensures the report can be relied upon if challenged |
Delays rarely come from the knotweed alone. They come from uncertainty — conflicting surveys, unclear responsibility, or evidence that isn’t suitable for legal use.Â
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Our role is to remove that friction.Â
Yes. We prepare CPR Part 35–compliant expert witness reports for matters arising in Manchester. Reports frequently relate to invasive plant issues and land condition disputes, including Japanese knotweed and similar species that may affect urban property, redevelopment sites, or land value.
Part 35 reports are commonly required where specialist opinion is needed to assist the court. In Manchester, this often includes disputes involving invasive plants on high-density urban sites, alleged spread between neighbouring land, regeneration schemes, or impacts on development feasibility and property value.
Reports may be relied upon by solicitors, barristers, insurers, surveyors, developers, landowners, and the court. The expert’s overriding duty is to the court, and opinions are provided independently, regardless of who provides instructions.
Yes. All reports are prepared in accordance with CPR Part 35 and the associated Practice Directions. They include statements of truth, declarations of independence, and clear explanations of inspection findings, invasive plant assessments, methodology, and conclusions.
Yes. Experts may be required to attend joint expert meetings, case management hearings, or to provide oral evidence under cross-examination. Attendance is provided where instructed and directed by the court.
Preparation typically requires site access for inspection, relevant background documentation, and clarity on the invasive plant or land condition issues the court needs addressed. This ensures the report is proportionate, relevant, and focused on the matters in dispute.