Hi thanks for your question.
My name isXXXXX can answer this for you.
The only way to sure-fire stop this is to get the actual owner of the land to intervene.
If she has 2 years to go before the 12 year period expires, then technically, unless something happens in the meantime, she can claim again.
Do you know who the true owner of the land is?
Unregistered land still has an owner even if not registered.
It's just that it's hard to find the owner because it's not in the register.
It's often possible, however, to find the true owner by looking at the ownership of the surrounding land, because there will usually be reference to covenants that affect the land which refer to the owner.
No, it wouldn't. But, you might be able to scupper it only slightly other grounds, which might be that you also are in possession of the land, and they therefore do not satisfy all of the tests for adverses possession.
They need to show they've sought to exclude others to make it their sole possession you see.
It's not your land that you need to look at (although it doesn't hurt!) but the land of your neighbours. The land often reveal big clues (even the answer) as to who owns the adjoining land.
No, she cannot, unless she owns the land or has a right to be there. If she is trespassing, as it sounds like, then she has no greater right to be there than you do!
Yes, but you often see coveants in their titles which are in favour of the adjoining land and thus can help identify the landowner.
This is a great starting point to finding the real owner.
You can make enquiries in local libraries too, to see who was in the property and paying taxes etc. at any relevant time.
There are people out there that can help do this for you, and if this is important to you, it might be worth instructing somebody to do a professional job for you. Have a look at this company - they might be able to help you: http://www.findermonkey.co.uk/
Find the true owner and you can end her claim very easily. Otherwise, you have to fight her yourself, which will cost you money and result in your being embroiled potentially in proceedings before the adjudicator at HMLR or the courts. And, yes, you can try and show her not having exclusive possession and not intenting to exclude everybody else from the land (which is required) by parking on it, and doing other things, like maintaining it and exercising rights of way over it etc.
All that will come under scrutiny by the adjudicator/court, whereas the true owner can (and probably will want to!) stop her really easily.
Does this answer your question this evening?