- 0800 1337 444
- info@japaneseknotweedexpert.co.uk
- United Kingdom
Japanese knotweed disputes in Wales 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 Wales, Japanese knotweed disputes frequently arise where infestations are associated with waterways and transport corridors. We provide proportionate Part 35 expert evidence to support dispute resolution.
A private residential property in Wales involving claimant and defendant, with Japanese knotweed present on neighbouring riverbed land adjacent to the property.
Three stands were identified on neighbouring land: Stand 1 (c.15 m², 10+ years) to the rear right on the riverbed; Stand 2 (c.4 m², 5+ years) on a riverbank to the rear; and Stand 3 (c.8 m², 5+ years) adjacent to the rear boundary. The site lies within 50 m of high-risk environments, including a waterway and railway line. While knotweed was also observed across the river, on the balance of probabilities the infestation affecting Stands 1–3 originates solely from neighbouring land. Although no surface encroachment into the claimant’s boundary was identified, the proximity of the stands presents a high risk of underground rhizome spread if left unmanaged.
The stands were generally healthy, showed no evidence of prior treatment, and were mapped using HM Land Registry data and visual inspection. 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 a foreseeable risk of future encroachment and set out a clear, proportionate strategy to prevent spread and protect the claimant’s property. The total cost of the works was £5,684.35 + 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 Wales 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 Wales. Reports frequently relate to invasive plant issues and land condition disputes, including Japanese knotweed and similar species that may affect property, infrastructure, or land use.
Part 35 reports are commonly required where specialist opinion is needed to assist the court. In Wales, this often includes disputes involving invasive plants on rural or semi-rural land, infrastructure corridors, development sites, or land subject to environmental constraints and management obligations.
Reports may be relied upon by solicitors, barristers, insurers, surveyors, developers, landowners, public bodies, 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.