- 0800 1337 444
- info@japaneseknotweedexpert.co.uk
- United Kingdom
Japanese knotweed disputes in the West Midlands 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 the West Midlands, Japanese knotweed disputes commonly arise where properties adjoin railway infrastructure. We provide proportionate Part 35 expert evidence to support dispute resolution.
A private residential property in the West Midlands involving claimant and defendant, with Japanese knotweed present both on the property and on an adjacent railway embankment.
Four stands were identified. Stand 1 (over 50 m², c.2.4 m high, 20+ years old) was located on the railway embankment and represented the primary source. Stand 2 (c.15 m², 0.8 m high) was present in the rear grounds within the root zone of Stand 1. Stand 3 (c.2 m², 0.8 m high, c.2 years old) was centrally located on the left-hand side, and Stand 4 (c.8 m², 2.4 m high) was positioned in the rear left-hand corner adjacent to the pavement. On the balance of probabilities, the infestation on the property originated from the railway embankment via rhizome spread. Distances of 0.5–5 m from the property presented a high risk of continued encroachment.
All stands were generally healthy, with limited signs of pre-treatment. A professional treatment programme involving spraying and injection of a glyphosate-based herbicide was recommended, supported by a 10-year insurance-backed guarantee.
The expert report confirmed the likely origin, pathway of spread, and foreseeable risk, setting out a clear strategy for effective long-term control and prevention of further encroachment. The total cost of the works was £4,299.34 + 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 West Midlands 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 matters arising across the West Midlands. Reports frequently relate to invasive plant issues and land condition disputes, including Japanese knotweed and similar species that may affect mixed-use, residential, or commercial sites.
Part 35 reports are commonly required where specialist opinion is needed to assist the court. In the West Midlands, disputes often involve mixed-use redevelopment, property management obligations, or alleged mismanagement of land where invasive plants have created risk or liability.
Reports may be relied upon by solicitors, barristers, surveyors, developers, insurers, 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 provide oral evidence under cross-examination. Attendance is provided where instructed and directed by the court.
Preparation typically requires site access for inspection, relevant 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.