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1. You should be aware of a few points here. Firstly, 12 years user is not sufficient to confer ownership if this track is registered land. Over 90% of land in England & Wales is registered land. It is no longer possible to obtain ownership over registered land by possession. So here, these people cannot claim ownership just be possession. Secondly, 12 years is not sufficient to establish a right of way over this land. Over 30-40 years user would be necessary to establish a right of way. Here there is no easement establishing a right of way over this land. Thirdly, indemnity insurance does not solve the problem. YOu can get an insurance payout if the owner turns up, but then you cannot access your land. So saying they have indemnity insurance is of no value.
4. The bot***** *****ne is that there is no lawful right of access here. So purchasing this property means you might end up without any access. So you would be foolish to buy it on this basis. Be aware that there is no method of curing this situation. YOu need to find the original owner or his descendents and purchase the strip of land which comprises the track from him.
3. The Previous heading should have been headed No.2, and not No.4. Please RATE the answer as unless you RATE the Answer your Expert receives none of the money you have paid the website so there is no incentive to answer any further questions.