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Hello and thank you for your question. I will be very pleased to assist you. I'm a practicing lawyer in England with over 10 years experience.
May I ask roughly when you purchased your property please?
Is the disputed land enclosed with boundary structures (e.g. fences) or has it not been enclosed - I note that you mention a garage and access road
When the housing estate was built approximately 23 years ago the builders where told they by the local authorities that they had to put us an access road to the rear of our property's so the council could put double yellow lines out the front. they built the road,put a footpath at the side of our property's with street lights and dropped curbs to access our property's. From the inside of the foot path to the nearest point of our property was approximately 8 feet of dirt. Three years later i had a new garage built up to the within 6 inches of the footpath.
I purchased my property just over 30 years ago.