Land Registry questions

Land_Registry

Fedup22 said:

Hi,
 
do you know how long it takes the land registry to change a title from good to absolute?
it’s what we are waiting on to complete.

thank you 

You should expect a 3-4 month wait. And after that if it’s in order for it to be updated. 

If the wait time is an issue such as a linked/dependent transaction then ask your conveyancer to request expedition 

alexwyman1989

Land_Registry said:

Land_Registry said:

alexwyman1989 said:

Good Morning,

I was hoping you could help or provide advice as we are having issues with Land Registry with regards to our house remortgage. 

We purchased our freehold and this was submitted by our solicitor to HMLR mid September of last year I believe. 

We are trying to remortgage but the lender has said that the register needs to be updated before they can agree to the mortgage. 

We then asked our solicitor to raise an expedition using our mortgage offer (31/3/22) as evidence but we are already moved on to variable rate now as it is. 

The response to the expedition was that this could not be processed any quicker due to developer of our estate having lots of records to update and that had to be in a certain order. 

Our land registry title is: YY77176

and the registry title for the estate is YY49275

Were quite stuck now and really dont want to be stuck on a variable rate for an extended period of time. Is there any advice you can give on what else we can do or how long it could take, our solicitor didnt know the potential duration when asked.

Many thanks for your help. 

As you state it’s a very busy development with a wide variety of prior applications pending all of which should normally be processed ahead of your own. 

It’s not been expedited, which is odd if requested as it could be but not processed as quickly as you/we might like 
There’s nothing you/your conveyancer can do directly at this stage but if it’s not in order the ball lands back in their court. 

I’ll see if I can get a better steer from casework colleagues as to whether there a path they can pick to try and get it processed sooner than current timescales suggest 
Please bear with me 

Hopefully things can move positively forward re your application. It should be considered within the next 5-10 days. If there’s an issue re the quality of the submission then your conveyancer will be made aware. 

Feel free to post again early next week and I can check for an update as best I can 

Good Evening,

I believe everything has gone through correctly, our freehold Solicitor forwarded us confirmation from yourselves + updated title register and title plan on the 29th of Jan. I have advised our remortgage solicitor and they however are stating that the title deeds still haven’t been updated? I’m not sure whether they are lying or just haven’t checked yet (even though I have sent the copies of the title plan and register). Is it possible for you to check to see if everything is registered as it should please? There should now be a freehold title and the legacy leasehold title registered against the property (16 Gascoigne Close WF8 4ST). 

I just want to be sure we aren’t missing anything. I personally think they haven’t checked and just gave me the same reply as when they last. He led pre expedite. 

Many thanks for any help you can provide. 

Kind Regards

Alex

Land_Registry

alexwyman1989 said:

Land_Registry said:

Land_Registry said:

alexwyman1989 said:

Good Morning,

I was hoping you could help or provide advice as we are having issues with Land Registry with regards to our house remortgage. 

We purchased our freehold and this was submitted by our solicitor to HMLR mid September of last year I believe. 

We are trying to remortgage but the lender has said that the register needs to be updated before they can agree to the mortgage. 

We then asked our solicitor to raise an expedition using our mortgage offer (31/3/22) as evidence but we are already moved on to variable rate now as it is. 

The response to the expedition was that this could not be processed any quicker due to developer of our estate having lots of records to update and that had to be in a certain order. 

Our land registry title is: YY77176

and the registry title for the estate is YY49275

Were quite stuck now and really dont want to be stuck on a variable rate for an extended period of time. Is there any advice you can give on what else we can do or how long it could take, our solicitor didnt know the potential duration when asked.

Many thanks for your help. 

As you state it’s a very busy development with a wide variety of prior applications pending all of which should normally be processed ahead of your own. 

It’s not been expedited, which is odd if requested as it could be but not processed as quickly as you/we might like 
There’s nothing you/your conveyancer can do directly at this stage but if it’s not in order the ball lands back in their court. 

I’ll see if I can get a better steer from casework colleagues as to whether there a path they can pick to try and get it processed sooner than current timescales suggest 
Please bear with me 

Hopefully things can move positively forward re your application. It should be considered within the next 5-10 days. If there’s an issue re the quality of the submission then your conveyancer will be made aware. 

Feel free to post again early next week and I can check for an update as best I can 

Good Evening,

I believe everything has gone through correctly, our freehold Solicitor forwarded us confirmation from yourselves + updated title register and title plan on the 29th of Jan. I have advised our remortgage solicitor and they however are stating that the title deeds still haven’t been updated? I’m not sure whether they are lying or just haven’t checked yet (even though I have sent the copies of the title plan and register). Is it possible for you to check to see if everything is registered as it should please? There should now be a freehold title and the legacy leasehold title registered against the property (16 Gascoigne Close WF8 4ST). 

I just want to be sure we aren’t missing anything. I personally think they haven’t checked and just gave me the same reply as when they last. He led pre expedite. 

Many thanks for any help you can provide. 

Kind Regards

Alex

It’s not gone through as yet as we wrote to them on 27th Jan for additional information. They haven’t replied yet. 

They can’t have sent you a copy of the individual freehold title for #16 as not available yet so I wonder what they did share.
They should be looking at title YY158083/VB26983 

alexwyman1989

Land_Registry said:

alexwyman1989 said:

Land_Registry said:

Land_Registry said:

alexwyman1989 said:

Good Morning,

I was hoping you could help or provide advice as we are having issues with Land Registry with regards to our house remortgage. 

We purchased our freehold and this was submitted by our solicitor to HMLR mid September of last year I believe. 

We are trying to remortgage but the lender has said that the register needs to be updated before they can agree to the mortgage. 

We then asked our solicitor to raise an expedition using our mortgage offer (31/3/22) as evidence but we are already moved on to variable rate now as it is. 

The response to the expedition was that this could not be processed any quicker due to developer of our estate having lots of records to update and that had to be in a certain order. 

Our land registry title is: YY77176

and the registry title for the estate is YY49275

Were quite stuck now and really dont want to be stuck on a variable rate for an extended period of time. Is there any advice you can give on what else we can do or how long it could take, our solicitor didnt know the potential duration when asked.

Many thanks for your help. 

As you state it’s a very busy development with a wide variety of prior applications pending all of which should normally be processed ahead of your own. 

It’s not been expedited, which is odd if requested as it could be but not processed as quickly as you/we might like 
There’s nothing you/your conveyancer can do directly at this stage but if it’s not in order the ball lands back in their court. 

I’ll see if I can get a better steer from casework colleagues as to whether there a path they can pick to try and get it processed sooner than current timescales suggest 
Please bear with me 

Hopefully things can move positively forward re your application. It should be considered within the next 5-10 days. If there’s an issue re the quality of the submission then your conveyancer will be made aware. 

Feel free to post again early next week and I can check for an update as best I can 

Good Evening,

I believe everything has gone through correctly, our freehold Solicitor forwarded us confirmation from yourselves + updated title register and title plan on the 29th of Jan. I have advised our remortgage solicitor and they however are stating that the title deeds still haven’t been updated? I’m not sure whether they are lying or just haven’t checked yet (even though I have sent the copies of the title plan and register). Is it possible for you to check to see if everything is registered as it should please? There should now be a freehold title and the legacy leasehold title registered against the property (16 Gascoigne Close WF8 4ST). 

I just want to be sure we aren’t missing anything. I personally think they haven’t checked and just gave me the same reply as when they last. He led pre expedite. 

Many thanks for any help you can provide. 

Kind Regards

Alex

It’s not gone through as yet as we wrote to them on 27th Jan for additional information. They haven’t replied yet. 

They can’t have sent you a copy of the individual freehold title for #16 as not available yet so I wonder what they did share.
They should be looking at title YY158083/VB26983 

That’s strange. We received a completion of registration document from HMLR on 29th of Jan for title YY163078 (our new freehold title). We received the registration completion letter, title plan and title register. It states application lodged in the 20th of January has been completed. An official copy of the register is enclosed along with the title plan. 

I’ve never heard of the other title you mention, is that with reference to our freehold or leasehold? Our old leasehold was YY77176. I know another solicitors that we started with who went into liquidation had raised another registration and we had asked the firm no took over them to close it (apparently that was the additional information that was requested on the 27th, but this was answered by our solicitor and the official response received from HMLR 2 days later.  

Land_Registry

alexwyman1989 said:

Land_Registry said:

alexwyman1989 said:

Land_Registry said:

Land_Registry said:

alexwyman1989 said:

Good Morning,

I was hoping you could help or provide advice as we are having issues with Land Registry with regards to our house remortgage. 

We purchased our freehold and this was submitted by our solicitor to HMLR mid September of last year I believe. 

We are trying to remortgage but the lender has said that the register needs to be updated before they can agree to the mortgage. 

We then asked our solicitor to raise an expedition using our mortgage offer (31/3/22) as evidence but we are already moved on to variable rate now as it is. 

The response to the expedition was that this could not be processed any quicker due to developer of our estate having lots of records to update and that had to be in a certain order. 

Our land registry title is: YY77176

and the registry title for the estate is YY49275

Were quite stuck now and really dont want to be stuck on a variable rate for an extended period of time. Is there any advice you can give on what else we can do or how long it could take, our solicitor didnt know the potential duration when asked.

Many thanks for your help. 

As you state it’s a very busy development with a wide variety of prior applications pending all of which should normally be processed ahead of your own. 

It’s not been expedited, which is odd if requested as it could be but not processed as quickly as you/we might like 
There’s nothing you/your conveyancer can do directly at this stage but if it’s not in order the ball lands back in their court. 

I’ll see if I can get a better steer from casework colleagues as to whether there a path they can pick to try and get it processed sooner than current timescales suggest 
Please bear with me 

Hopefully things can move positively forward re your application. It should be considered within the next 5-10 days. If there’s an issue re the quality of the submission then your conveyancer will be made aware. 

Feel free to post again early next week and I can check for an update as best I can 

Good Evening,

I believe everything has gone through correctly, our freehold Solicitor forwarded us confirmation from yourselves + updated title register and title plan on the 29th of Jan. I have advised our remortgage solicitor and they however are stating that the title deeds still haven’t been updated? I’m not sure whether they are lying or just haven’t checked yet (even though I have sent the copies of the title plan and register). Is it possible for you to check to see if everything is registered as it should please? There should now be a freehold title and the legacy leasehold title registered against the property (16 Gascoigne Close WF8 4ST). 

I just want to be sure we aren’t missing anything. I personally think they haven’t checked and just gave me the same reply as when they last. He led pre expedite. 

Many thanks for any help you can provide. 

Kind Regards

Alex

It’s not gone through as yet as we wrote to them on 27th Jan for additional information. They haven’t replied yet. 

They can’t have sent you a copy of the individual freehold title for #16 as not available yet so I wonder what they did share.
They should be looking at title YY158083/VB26983 

That’s strange. We received a completion of registration document from HMLR on 29th of Jan for title YY163078 (our new freehold title). We received the registration completion letter, title plan and title register. It states application lodged in the 20th of January has been completed. An official copy of the register is enclosed along with the title plan. 

I’ve never heard of the other title you mention, is that with reference to our freehold or leasehold? Our old leasehold was YY77176. I know another solicitors that we started with who went into liquidation had raised another registration and we had asked the firm no took over them to close it (apparently that was the additional information that was requested on the 27th, but this was answered by our solicitor and the official response received from HMLR 2 days later.  

Very strange but the additional details may explain what’s happened. 

I don’t think there’s anything significantly wrong but some misinformation remains. 

I’ll check with colleagues and advise once sorted/clarified
As for your next steps you should rely on the registered information and share that with others. Hopefully I can get the misinformation resolved in the interim 

alexwyman1989

Land_Registry said:

alexwyman1989 said:

Land_Registry said:

alexwyman1989 said:

Land_Registry said:

Land_Registry said:

alexwyman1989 said:

Good Morning,

I was hoping you could help or provide advice as we are having issues with Land Registry with regards to our house remortgage. 

We purchased our freehold and this was submitted by our solicitor to HMLR mid September of last year I believe. 

We are trying to remortgage but the lender has said that the register needs to be updated before they can agree to the mortgage. 

We then asked our solicitor to raise an expedition using our mortgage offer (31/3/22) as evidence but we are already moved on to variable rate now as it is. 

The response to the expedition was that this could not be processed any quicker due to developer of our estate having lots of records to update and that had to be in a certain order. 

Our land registry title is: YY77176

and the registry title for the estate is YY49275

Were quite stuck now and really dont want to be stuck on a variable rate for an extended period of time. Is there any advice you can give on what else we can do or how long it could take, our solicitor didnt know the potential duration when asked.

Many thanks for your help. 

As you state it’s a very busy development with a wide variety of prior applications pending all of which should normally be processed ahead of your own. 

It’s not been expedited, which is odd if requested as it could be but not processed as quickly as you/we might like 
There’s nothing you/your conveyancer can do directly at this stage but if it’s not in order the ball lands back in their court. 

I’ll see if I can get a better steer from casework colleagues as to whether there a path they can pick to try and get it processed sooner than current timescales suggest 
Please bear with me 

Hopefully things can move positively forward re your application. It should be considered within the next 5-10 days. If there’s an issue re the quality of the submission then your conveyancer will be made aware. 

Feel free to post again early next week and I can check for an update as best I can 

Good Evening,

I believe everything has gone through correctly, our freehold Solicitor forwarded us confirmation from yourselves + updated title register and title plan on the 29th of Jan. I have advised our remortgage solicitor and they however are stating that the title deeds still haven’t been updated? I’m not sure whether they are lying or just haven’t checked yet (even though I have sent the copies of the title plan and register). Is it possible for you to check to see if everything is registered as it should please? There should now be a freehold title and the legacy leasehold title registered against the property (16 Gascoigne Close WF8 4ST). 

I just want to be sure we aren’t missing anything. I personally think they haven’t checked and just gave me the same reply as when they last. He led pre expedite. 

Many thanks for any help you can provide. 

Kind Regards

Alex

It’s not gone through as yet as we wrote to them on 27th Jan for additional information. They haven’t replied yet. 

They can’t have sent you a copy of the individual freehold title for #16 as not available yet so I wonder what they did share.
They should be looking at title YY158083/VB26983 

That’s strange. We received a completion of registration document from HMLR on 29th of Jan for title YY163078 (our new freehold title). We received the registration completion letter, title plan and title register. It states application lodged in the 20th of January has been completed. An official copy of the register is enclosed along with the title plan. 

I’ve never heard of the other title you mention, is that with reference to our freehold or leasehold? Our old leasehold was YY77176. I know another solicitors that we started with who went into liquidation had raised another registration and we had asked the firm no took over them to close it (apparently that was the additional information that was requested on the 27th, but this was answered by our solicitor and the official response received from HMLR 2 days later.  

Very strange but the additional details may explain what’s happened. 

I don’t think there’s anything significantly wrong but some misinformation remains. 

I’ll check with colleagues and advise once sorted/clarified
As for your next steps you should rely on the registered information and share that with others. Hopefully I can get the misinformation resolved in the interim 

Thank you.

My current understanding now is that we have 3 titles referenced against our property:

The 1st two we know about which we should have are:

YY163078 (freehold - created 20th Jan by HMLR as they noticed an issue with an application raised in September, expedited and registered 29th of Jan)

YY77176 (original Leasehold title - to be closed with new re-mortgage application)

The 3rd, which is causing confusion / preventing the remortgage:

YY158083/VB2698 - (I’m guessing it could be the original incorrect application raised in September? but hasn’t been cancelled so still showing as pending?) (our mortgage solicitor previously (late December) advised there is an application dated 16th Sep still pending)

We also know there was also another application, date unknown, by what was Leasehold Law before they ceased trading, (WYK113406/E565SNR) which I believe has been closed as part of a query against the expedited title, which allowed that to be completed.

Not sure if this information helps at all?

Land_Registry

First two are correct and exist. 

Third one, YY158083 was the original application as you state and should have been cancelled when the conveyancer lodged a fresh application. It will be cancelled shortly. 

Your fourth one, WYK113405 in fact, relates to an application submitted some time ago to cancel a protective entry on the freehold title re your lease. That should have zero impact on you other than we may contact you to confirm ok to cancel the entry in due course. 

Messy but hopefully tidied up now 

alexwyman1989

Land_Registry said:

First two are correct and exist. 

Third one, YY158083 was the original application as you state and should have been cancelled when the conveyancer lodged a fresh application. It will be cancelled shortly. 

Your fourth one, WYK113405 in fact, relates to an application submitted some time ago to cancel a protective entry on the freehold title re your lease. That should have zero impact on you other than we may contact you to confirm ok to cancel the entry in due course. 

Messy but hopefully tidied up now 

Thank you for looking into this and clarifying our position. 

I passed on the 3rd title reference to our freehold solicitor earlier to look into following your response ,so with this information and now knowing it is the original application i will advise them to cancel it for us!

It has been like trying to pull teeth to get this sorted but your help is much appreciated, thank you.

alexwyman1989

Sorry for so many questions, but just to clarify there is nothing outstanding on YY163078 (freehold title) and it is showing as a completed registration, I.e we have received a copy of the completed registration and plans but it has not been marked up as completed in HMLR system yet, as our solicitor mentioned that the application was showing as pending on the day listing.

However I’m not sure if they were getting confused with the original application YY158083 that we have since discussed?

Land_Registry

alexwyman1989 said:

Sorry for so many questions, but just to clarify there is nothing outstanding on YY163078 (freehold title) and it is showing as a completed registration, I.e we have received a copy of the completed registration and plans but it has not been marked up as completed in HMLR system yet, as our solicitor mentioned that the application was showing as pending on the day listing.

However I’m not sure if they were getting confused with the original application YY158083 that we have since discussed?

YY158083 is the ‘rogue’ original application which is no longer needed. It should be cancelled by close of day today. 

I’m certain any confusion will relate to that but only the conveyancer can confirm