Riannon has owned a large piece of unregistered freehold land for almost 50 years. She has always planned to develop the land for housing when she retires because she is busy at work. In September 2017 she granted a one-year grazing licence to Joseph. It was not renewed but Joseph continued to graze his cows on it. By September 2019 he had built some animal shelters, installed a water supply, renewed the fencing and put up a sign reading 'PRIVATE, NO ENTRY'. 

Riannon became aware of Joseph's continued presence in September 2019. She wrote to him requiring him to leave, but he refused. Riannon proceeded to consult her lawyer with the intention of bringing about a possession proceeding, but was so busy at work she never got around to evicting him. On 1 January 2023 Joseph wrote to Riannon offering to buy the land. She wrote back by return of post, refusing his offer. But a letter came last week from Joseph to Riannon claiming title to the land. 

Advise Riannon. Would your answer differ if the title to the land was registered?