Land Registry questions

Land_Registry

gettingtheresometime said:

Wondering if I can ask a question please.

My FIL died in 2005 and in his will he placed the family home in a trust, with the will appointing named trustees, who happened to be the senior partners in a firm of solicitors. Lets call them Eric & Ernie whose offices were at 10 Downing Street. Eric & Ernie were also appointed executors.

For various reasons I've now downloaded the title register to the family home and it states that the registered owners are Eric & Ernie of 10 Downing Street. No hint of the firm's name either

Is this what should be expected - I would have thought it should have stated that the registered owners are the Trustees of GTS' FIL or am I mistaken? 

TIA

It could do but not always - see PG 24 for how private trusts can be dealt with 
https://www.gov.uk/government/publications/private-trusts-of-land
The guide also explains a bit more on how the trust/beneficiaries might be protected by way of restriction(s) on the title. 

Worth having a chat with a legal adviser familiar with trusts/wills and beneficial interests just to understand the arrangement and what you need to be aware of 

Strummer22

Hi,

We are almost ready to exchange on a purchase. One thing holding it up is that our seller's solicitor submitted a TP1 at the end of September. Our solicitor had envisaged this would be submitted at completion instead.

The application reference is DC5E70F. Although this application was expedited, it was requisitoned and we now don't know whether the additional info requested has been provided, and how long the application now might take.

Our question is: can this application be withdrawn after it has been requisitioned by LR, with a view to resubmitting it at completion?

Land_Registry

Strummer22 said:

Hi,

We are almost ready to exchange on a purchase. One thing holding it up is that our seller's solicitor submitted a TP1 at the end of September. Our solicitor had envisaged this would be submitted at completion instead.

The application reference is DC5E70F. Although this application was expedited, it was requisitoned and we now don't know whether the additional info requested has been provided, and how long the application now might take.

Our question is: can this application be withdrawn after it has been requisitioned by LR, with a view to resubmitting it at completion?

Simple answer, yes. We requested more which was provided but only partially. It’s been 2 weeks now and no further reply but that’s I suspect due to them needing the ‘more’ from a third party. 

desthemoaner

Hi LR
 
I asked a question a couple of weeks back about a property we're buying, and which, it transpires, is unregistered. You kindly replied with some guidance.

It now turns out that the title deeds have been lost, so the seller's solicitor is currently applying for adverse possession with a view to providing us through our solicitors with possessory title. I've read quite a lot about this and there appear to be numerous pitfalls with possessory title, such as the need to take out indemnity insurance against potential ( if unlikely) claims on the title by third parties, loss of market value, and the obligation to wait 12 years before we can apply for title absolute.

My question is this: if the evidence of ownership provided by the vendor is of sufficient quality, is it possible that the Land Registry would grant title absolute to us on completion? Or is possessory title for 12 years followed by application for title absolute the only possible outcome in the circumstances, if title is granted at all? 

Thanks in advance.

Land_Registry

desthemoaner said:

Hi LR
 
I asked a question a couple of weeks back about a property we're buying, and which, it transpires, is unregistered. You kindly replied with some guidance.

It now turns out that the title deeds have been lost, so the seller's solicitor is currently applying for adverse possession with a view to providing us through our solicitors with possessory title. I've read quite a lot about this and there appear to be numerous pitfalls with possessory title, such as the need to take out indemnity insurance against potential ( if unlikely) claims on the title by third parties, loss of market value, and the obligation to wait 12 years before we can apply for title absolute.

My question is this: if the evidence of ownership provided by the vendor is of sufficient quality, is it possible that the Land Registry would grant title absolute to us on completion? Or is possessory title for 12 years followed by application for title absolute the only possible outcome in the circumstances, if title is granted at all? 

Thanks in advance.

It’s possible but rare to give Absolute title in such cases. You are right though re the quality of the evidence but if the deeds have been lost that quality is lost and it’s their statement of truth and other evidence they are relying on. That’s not the same as having the legal deeds 

desthemoaner

Land_Registry said:

desthemoaner said:

Hi LR
 
I asked a question a couple of weeks back about a property we're buying, and which, it transpires, is unregistered. You kindly replied with some guidance.

It now turns out that the title deeds have been lost, so the seller's solicitor is currently applying for adverse possession with a view to providing us through our solicitors with possessory title. I've read quite a lot about this and there appear to be numerous pitfalls with possessory title, such as the need to take out indemnity insurance against potential ( if unlikely) claims on the title by third parties, loss of market value, and the obligation to wait 12 years before we can apply for title absolute.

My question is this: if the evidence of ownership provided by the vendor is of sufficient quality, is it possible that the Land Registry would grant title absolute to us on completion? Or is possessory title for 12 years followed by application for title absolute the only possible outcome in the circumstances, if title is granted at all? 

Thanks in advance.

It’s possible but rare to give Absolute title in such cases. You are right though re the quality of the evidence but if the deeds have been lost that quality is lost and it’s their statement of truth and other evidence they are relying on. That’s not the same as having the legal deeds 

Much obliged for the response,  and thanks for taking the time to reply.  

Section62

@Land_Registry

Just a suggestion -

Would it be an idea for someone in the LR press team to ask the BBC to update their news story referred to in the thread below to highlight the availability of the property alert system.

https://forums.moneysavingexpert.com/discussion/6308876/house-stolen-and-sold

The article -
https://www.bbc.co.uk/news/uk-england-essex-59069662

It would be so much better to explain to people how they can help to protect themselves against fraud than to highlight how much compensation LR is having to pay out.

Holly435

Hi

I bought my house in 2016 and the sold price has never appeared on rightmove or any other sites. When I search for the basic information through the gov uk site then the last sold details are correct however when I search on the land registry price paid data, only the previous purchase before mine is on there. What is the reason for this?

Thanks

Land_Registry

Holly435 said:

Hi

I bought my house in 2016 and the sold price has never appeared on rightmove or any other sites. When I search for the basic information through the gov uk site then the last sold details are correct however when I search on the land registry price paid data, only the previous purchase before mine is on there. What is the reason for this?

Thanks

Reasons can vary as it can be excluded so best to report the error online via the data to find out why 
https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads#accuracy-of-the-data

Land_Registry

Section62 said:

@Land_Registry

Just a suggestion -

Would it be an idea for someone in the LR press team to ask the BBC to update their news story referred to in the thread below to highlight the availability of the property alert system.

https://forums.moneysavingexpert.com/discussion/6308876/house-stolen-and-sold

The article -
https://www.bbc.co.uk/news/uk-england-essex-59069662

It would be so much better to explain to people how they can help to protect themselves against fraud than to highlight how much compensation LR is having to pay out.

Many thanks for the suggestion. It is something we have been seeking to discuss further with the BBC journalist but we wait to see if they will update their article 

As you and others are already very well aware the Property Alert service is a very useful tool for those looking to help protect their properties from fraud. It’s the most used and easiest of options we flag online 
https://www.gov.uk/protect-land-property-from-fraud