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- info@japaneseknotweedexpert.co.uk
- United Kingdom
Japanese knotweed disputes in London 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.
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.
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.
Free initial advice • Independent expert evidence • Typical 10-day turnaround
In many Japanese knotweed disputes, progress only resumes once there is independent evidence everyone can rely on.
Typical situations where a P35 CPR compliant report for Japanese Knotweed is required when:
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.
Visit our P35 for Japanese Knotweed page for more details.
Across London, Japanese knotweed disputes often arise where historic infestations spread between closely situated residential gardens. We provide proportionate Part 35 expert evidence to support dispute resolution.
A private residential property in London involving claimant and defendant, where Japanese knotweed was identified within the affected garden and adjoining neighbouring land.
Three stands were identified: Stand 1 (c.6 m²) in the rear garden between a greenhouse and the right-hand boundary, spreading into the neighbouring garden; Stand 2 (c.1 m²) nearby with spread beneath the rear boundary fence; and Stand 3 (c.1 m²) within the neighbouring garden adjacent to a rear garage. All stands were estimated to be over five years old. On the balance of probabilities, the infestation likely originated from a carried propagule, with roots and rhizomes present across adjoining properties, creating a high risk of continued spread if untreated. A larger stand of approximately 110 m² was also noted nearby, highlighting wider propagation risk.
Professional treatment was recommended across affected land using spraying and injection of a glyphosate-based herbicide, supported by a 10-year insurance-backed guarantee, to achieve effective long-term control and prevent further encroachment.
The expert report established the extent, likely origin, and risk of spread, providing a clear and proportionate strategy for eradication and ongoing protection of the affected properties. The total cost of the works was £4,864.50 + VAT.
No unnecessary steps. No lost time.
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.
Clients across London choose ProHort because we deliver:
| 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.
Our role is to remove that friction.
Yes. We prepare CPR Part 35–compliant expert witness reports for disputes and proceedings relating to land and property across London. Instructions frequently involve invasive plant concerns, land condition matters, and associated risks affecting residential, commercial, and development sites.
London property matters often involve complex ownership structures, high asset values, and close proximity between sites. Where invasive plants such as Japanese knotweed are alleged to affect value, saleability, or liability, an independent expert opinion is often required to assist the court.
Cases often arise during property transactions, neighbour disputes, development claims, or lender-related matters. In London, issues may relate to historical land use, redevelopment, or alleged spread between adjoining properties rather than unmanaged open land.
Reports may be relied upon by the court, solicitors, barristers, surveyors, developers, investors, lenders, insurers, and managing agents. The expert’s overriding duty is to the court, and opinions are provided independently and objectively.
Yes. All reports are prepared in accordance with CPR Part 35 and its Practice Directions. They include declarations of independence, statements of truth, clear methodology, and reasoned conclusions based on site inspection and available evidence.
Yes. Experts may be required to attend joint expert meetings, prepare joint statements, or give oral evidence under cross-examination. Attendance is provided where directed by the court or agreed by the parties.