Andrew Williams

Call 1994

"Andrew is exceptionally bright, and has an encyclopaedic knowledge of property law. Not only does he have a sharp intellect and an ability to think on his feet without ever giving the impression of being caught off guard or flustered, he is also extremely personable and engaging."

The Legal 500 2024
Photo of Andrew Williams


Andrew has a very specialised Real Estate litigation practice.  Accordingly he has extensive experience of almost every type of property dispute.

Chambers and Partners 2024 states that he is a “formidable advocate” and that his “knowledge of property law is second to none”.

He has appeared in courts and tribunals at all levels all the way up to the House of Lords/Supreme Court.

As a former university lecturer in land law and with over 25 years’ experience at the Chancery bar, he is frequently involved in complex property litigation. He has appeared in numerous reported decisions and his articles on property law topics have been published extensively, mainly in specialist journals.

During the first few months of 2024 alone, Andrew’s work is due to include:

  • Conducting a 5-day trial against a chancery silk (landlord and tenant covenants)
  • Conducting a trial against a chancery silk (land development agreement, sale of land)
  • Leading a junior in the Court of Appeal (probate-based dispute)
  • Contested application before a designated civil judge (property fraud and land registration)
  • Conducting a 4-day trial (re meaning of statutory provisions concerning adverse possession)

Andrew’s practice extends to:

  • All aspects of commercial & residential Landlord and Tenant: e.g. dilapidations, business tenancies, forfeiture, service charges, leasehold enfranchisement, agricultural tenancies
  • Proprietary estoppel, adverse possession, restrictive covenants, mortgages, sale of land, beneficial interest disputes
  • Solicitors negligence claims arising out of property transactions
  • Nuisance, boundary disputes, easements, possession claims
  • Property-based estates disputes and partnership disputes
  • Overage, options and land development disputes
  • Real estate litigation of all types



Raja & others v Holden & others [2024] Commercial Court (KBD), HHJ Halliwell sitting as high court judge: disposal hearing arising out of trial of deceit/fraudulent misrepresentation claim re purchase of development property.  (Trial on liability is reported at [2022] EWHC 3085 (Comm) and Estates Gazette (17 Dec 2022, PP 2022/218))

Brealey v Shepherd & Co [2024] EWCA Civ 303: leading Court of Appeal case re executors’ costs of administering an estate comprising a high value property

Wroot Council v Nightingale and others (2024) REF/2020/0179 & REF/2022/0605: adverse possession claim arising out of payment of rent under tenancies granted by squatter

Severn Trent Water Ltd v Morgan (2023) REF 2021/10: rectification of transfer under s. 108(2) Land Registration Act 2002

Daniel James Adams v Thomas James Cecil Jones [2021] 1 P.&C.R. DG22: leading case on applications for succession tenancies under the Agricultural Holdings Act 1986

Dowse v Bradford Metropolitan Borough Council [2021] 1 P.&C.R. 8: adverse possession leading case involving the construction of the para 5(4) condition of sched 6 Land Registration Act 2002.

Re: Cwmni Rheoli Pentref Marina Conwy Cyfynedig [2021] EWHC 1275 (Ch): whether s. 84(2) of the LPA 1925 (restrictive covenants) can be relied upon in a particular novel situation.

Anaghara v Anaghara [2021] P.&C.R. DG16: proprietary estoppel & probate

Palmer v Rowbottom [2020] HHJ Kramer as s. 9 judge, 4-day trial: implied easements, proprietary estoppel, electricity supply

Bruckfern Ltd v Gillian Whalley (HHJ Hodge QC (s. 9) Ch Div, 2018):  trial and appeal on the construction of an option to purchase land with unusual time provisions

Stephanie Brennan v Lawrence Oliver (HHJ Mark Raeside QC (s. 9) 2017):  trial of high value Inheritance Act claim

The Croft (Bickershaw) Ltd v Brian Smith and others [2017] UKUT 339 (LC) [2017] 8 WLUK 303: application to discharge restrictive covenants. Burden of proving entitlement to object

Paul Dickson v NFU Mutual Insurance Services Ltd and others [2017] 6 WLUK 175:  solicitors’ liability for costs of litigation between 2 parties whose dispute arose out of the fraud of a former employee of the firm

Black & White v Measures [2016] Ch D (HHJ Bird) 5 day trial: easements, nuisance, development agreement, economic torts, slander of title

Williams & Williams v Blundell, Blundell & Malthouse [2016] MAN/ooCA/OAF/2015/002: imposition of restrictive covenants on purchases of freehold interest under Leasehold Reform Act 1967

District & Urban Housing Ltd v. Persons Unknown [2015]: TV and news coverage (claim against “Love Activists” who took over former Bank of England building, Liverpool)

Morgan v. Arriva Northwest and Dures [2015] [QBD] Simler J, PILJ 140, Westlaw 2015 WL 474488: conflicts of interest, strike out

Lafarge Aggregates Ltd. v. Ronald Davies & another [2012] Ch D: option to purchase land, overage

Nick Griffin, British National Party and Simon Darby v. Kenneth Smith [2012] QBD, national newspaper and TV coverage:  injunctive relief re BNP membership list

Wirral M.B.C. v. Leighton [2006] national radio and newspaper coverage: residential landlord and tenant, ASBO possession claim

Wirral M.B.C. v. Boden [2003] national newspaper coverage: residential landlord and tenant, ASBO possession claim

Bromilow v. Linskills [2000] QBD – extensive national newspaper and TV coverage:  Solicitors negligence, Hillsborough

Re Higham (a bankrupt) [1997] B.P.I.R. 349: insolvency, transfer of title to property

State Bank of India v. Sood [1997] 1 W.L.R. 1568 (House of Lords), [1997] Ch 276, [1997] 2 W.L.R. 421, [1997] 1 All E.R. 63 (Court of Appeal): overreaching of beneficial interests in land