Land Registry questions

shubbar

Land_Registry said:

shubbar said:

Land_Registry said:

shubbar said:

Land_Registry said:

shubbar said:

I’m buying a flat and its taking more than 4 months ready from the offer date. 
The seller solicitor are being slow and awful from start to finish.
My solicitor believe The filed plan is incorrect regarding the access way to the property. It seems like a simple change. The seller solicitor arrange for the land registry 
to amend the plan accordingly as the property should include the land coloured green on the lease plan.
We have also asked land registry to expedite. 

How long dose land registry take for such request I have been waiting around 7 working days now. Im not sure if this will take months or week to make such change. I’m currently on temporary accommodation waiting for this amendment to take place.
 Please let me know from experience with land registry , how long this cant take . 
tittle number BK225025  
thank you 

Expedition reduces the wait time before it’s processed. Usually to less than 2 weeks 
In this case we’ve written to the conveyancer asking them for more to enable us to move matters on. That was on 30th April and we await their reply. 

Thank you for getting back to me The seller solicitor are very slow with communication.
please let me know wether you need two weeks from the day you get the answers needed. or should be less considering the case has already started ?

it will mean a lot to me if we can get this done asap.

Many thanks  
 

2 weeks only applies to the request to expedite part. Thereafter next steps are asap 

Dear All ,

BK225025 
Did you get the replies you were waiting for ? 
we decided to go ahead and get this changed asap. Please advice how long do you need to complete this task.
 thank you 

The solicitor has lodged the requested application today.  

Dear All ,

Thank you for confirming , Can you now advice how long do you need until you finish with the amendment ? Please give me time frame.  

thank you

Noneforit999

Land_Registry said:

Noneforit999 said:

Land_Registry said:

Noneforit999 said:

HI

If my wife and her sister inherited their granparents house at 50% each via the wills, probate has already been granted.

To confirm, the executor (i.e. their Dad) would need to fill out the following forms

AS1
AP1
ID1

Would they need three of the above forms per sister or just one?

Thanks

One AS1 and AP1. Plus ID1s for each sister

Would each sister need the ID1 if they are named specifically on the grant of probate document? 

No but you said their Dad was the executor 
The executor (personal representative) doesn’t need identity verification when submitting the application 

Sorry so their Dad is the executor but not a beneficiary.

Both sisters are beneficiaries.

Unsure if the sisters would still need ID1 if they are on the grant of probate document.  

JM68

Hi, we are just finalising a lease extension on our flat, which has already taken nearly a year, and are desperate to move.  However I understand it will be difficult to complete the sale until the new lease is registered, which can take a very long time.  Are we able to expedite the registration process? Thanks in advance for any advice.

SDLT_Geek

Land_Registry said:

GemmaD32 said:

Land_Registry said:

GemmaD32 said:

Hi,

I posted a question a few weeks ago about a property I'm attempting to buy with a separate title for part of the rear garden (acquired from the council around 50 years after the property was built) which was not transferred when the house was sold in 2004. There have been 2 subsequent sales of the property and the garden is still registered to the person who owned the property from 1999 to 2004. At present this is looking like it will cause the purchase to fall through as our mortgage company have already down-valued after a survey and are unlikely to accept the purchase without the title to the garden.

Enquiries from the land registry now show that applications to transfer title for the main plot and the extra land were made - but only one fee was paid and this is the reason the garden got stuck to the old owner. Apparently the papers were filed by a personal representative, so at this point it is suspected the owner may be deceased. Given the clear intent to sell the garden as well as the house has now been discovered, is it likely that LR will be able to help us? We have until the 30th of May before our mortgage offer expires (and a further 2 weeks' grace period to complete)

Could this be expedited if not already? Our purchase is connected to an onward purchase of a vacant property, which in turn is necessary to fund that owner's move to an assisted living building.

The fee aspect would not be relevant in my experience. It’s what’s actually applied for and if the Transfer was of both titles instead of just one that would impact - I make that as a very general comment but would be very surprised if we’d given the answer you have shared. 

Expedition can always be requested and if approved it will help speed matters. What it doesn’t do is waive the registration requirements and it reads as if they are the issue here re who can now transfer the legal ownership. The fee and speed points are very unlikely to solve it sadly and ‘clear intent’ is never sufficient where a legal deed (transfer) is required 

Thank you, if I note the titles involved (TY360826, TY91115) might you be able to share any details of what might be happening? The communication from our vendor's solicitor has been poor at best, so we may be misinterpreting their feedback.

The information you have been given is accurate although undue emphasis has been added to the fee element mentioned. The real point made is that whilst amalgamation if the 2 titles was requested back in 2000 the request was refused. 

Thereafter the owner had 2 registered titles to deal with but unfortunately that was missed when the property was sold/bought thereafter. 

The solicitor made an enquiry and has been advised to make an application to amend the title. We can’t take a view and just amend it as suggested so next step is a formal application. 

In my experience we invariably require a transfer (legal deed) to achieve the change now needed and I would generally advise trying to trace the needed party and getting them to transfer the title. 

But the ball is in the solicitor’s court here as only they know what efforts have been made to trace the person(s) and/or whether they think there’s enough legal evidence to make us to make the change and the formal application as advised 

It is a pity that the Land Registry is so unwilling to allow amalgamations of titles.  It is relatively common for the conveyancing process to overlook second (and third) titles of land added to an original property.  The problem here would not have occurred if the Land Registry had accepted the original application.

Land_Registry

shubbar said:

Land_Registry said:

shubbar said:

Land_Registry said:

shubbar said:

Land_Registry said:

shubbar said:

I’m buying a flat and its taking more than 4 months ready from the offer date. 
The seller solicitor are being slow and awful from start to finish.
My solicitor believe The filed plan is incorrect regarding the access way to the property. It seems like a simple change. The seller solicitor arrange for the land registry 
to amend the plan accordingly as the property should include the land coloured green on the lease plan.
We have also asked land registry to expedite. 

How long dose land registry take for such request I have been waiting around 7 working days now. Im not sure if this will take months or week to make such change. I’m currently on temporary accommodation waiting for this amendment to take place.
 Please let me know from experience with land registry , how long this cant take . 
tittle number BK225025  
thank you 

Expedition reduces the wait time before it’s processed. Usually to less than 2 weeks 
In this case we’ve written to the conveyancer asking them for more to enable us to move matters on. That was on 30th April and we await their reply. 

Thank you for getting back to me The seller solicitor are very slow with communication.
please let me know wether you need two weeks from the day you get the answers needed. or should be less considering the case has already started ?

it will mean a lot to me if we can get this done asap.

Many thanks  
 

2 weeks only applies to the request to expedite part. Thereafter next steps are asap 

Dear All ,

BK225025 
Did you get the replies you were waiting for ? 
we decided to go ahead and get this changed asap. Please advice how long do you need to complete this task.
 thank you 

The solicitor has lodged the requested application today.  

Dear All ,

Thank you for confirming , Can you now advice how long do you need until you finish with the amendment ? Please give me time frame.  

thank you

It should be reconsidered in the next few days. Message again Monday PM and we can check again 

GDB2222

SDLT_Geek said:

Land_Registry said:

GemmaD32 said:

Land_Registry said:

GemmaD32 said:

Hi,

I posted a question a few weeks ago about a property I'm attempting to buy with a separate title for part of the rear garden (acquired from the council around 50 years after the property was built) which was not transferred when the house was sold in 2004. There have been 2 subsequent sales of the property and the garden is still registered to the person who owned the property from 1999 to 2004. At present this is looking like it will cause the purchase to fall through as our mortgage company have already down-valued after a survey and are unlikely to accept the purchase without the title to the garden.

Enquiries from the land registry now show that applications to transfer title for the main plot and the extra land were made - but only one fee was paid and this is the reason the garden got stuck to the old owner. Apparently the papers were filed by a personal representative, so at this point it is suspected the owner may be deceased. Given the clear intent to sell the garden as well as the house has now been discovered, is it likely that LR will be able to help us? We have until the 30th of May before our mortgage offer expires (and a further 2 weeks' grace period to complete)

Could this be expedited if not already? Our purchase is connected to an onward purchase of a vacant property, which in turn is necessary to fund that owner's move to an assisted living building.

The fee aspect would not be relevant in my experience. It’s what’s actually applied for and if the Transfer was of both titles instead of just one that would impact - I make that as a very general comment but would be very surprised if we’d given the answer you have shared. 

Expedition can always be requested and if approved it will help speed matters. What it doesn’t do is waive the registration requirements and it reads as if they are the issue here re who can now transfer the legal ownership. The fee and speed points are very unlikely to solve it sadly and ‘clear intent’ is never sufficient where a legal deed (transfer) is required 

Thank you, if I note the titles involved (TY360826, TY91115) might you be able to share any details of what might be happening? The communication from our vendor's solicitor has been poor at best, so we may be misinterpreting their feedback.

The information you have been given is accurate although undue emphasis has been added to the fee element mentioned. The real point made is that whilst amalgamation if the 2 titles was requested back in 2000 the request was refused. 

Thereafter the owner had 2 registered titles to deal with but unfortunately that was missed when the property was sold/bought thereafter. 

The solicitor made an enquiry and has been advised to make an application to amend the title. We can’t take a view and just amend it as suggested so next step is a formal application. 

In my experience we invariably require a transfer (legal deed) to achieve the change now needed and I would generally advise trying to trace the needed party and getting them to transfer the title. 

But the ball is in the solicitor’s court here as only they know what efforts have been made to trace the person(s) and/or whether they think there’s enough legal evidence to make us to make the change and the formal application as advised 

It is a pity that the Land Registry is so unwilling to allow amalgamations of titles.  It is relatively common for the conveyancing process to overlook second (and third) titles of land added to an original property.  The problem here would not have occurred if the Land Registry had accepted the original application.

Would it be sufficient to add a small section to the Land Register: "Also consider these title numbers, which may be related"?

When I bought a tiny parcel of land to add to MIL's bungalow, it was registered under a different title. It would be great to have some informal link between them on the register. 

SDLT_Geek

GDB2222 said:

SDLT_Geek said:

Land_Registry said:

GemmaD32 said:

Land_Registry said:

GemmaD32 said:

Hi,

I posted a question a few weeks ago about a property I'm attempting to buy with a separate title for part of the rear garden (acquired from the council around 50 years after the property was built) which was not transferred when the house was sold in 2004. There have been 2 subsequent sales of the property and the garden is still registered to the person who owned the property from 1999 to 2004. At present this is looking like it will cause the purchase to fall through as our mortgage company have already down-valued after a survey and are unlikely to accept the purchase without the title to the garden.

Enquiries from the land registry now show that applications to transfer title for the main plot and the extra land were made - but only one fee was paid and this is the reason the garden got stuck to the old owner. Apparently the papers were filed by a personal representative, so at this point it is suspected the owner may be deceased. Given the clear intent to sell the garden as well as the house has now been discovered, is it likely that LR will be able to help us? We have until the 30th of May before our mortgage offer expires (and a further 2 weeks' grace period to complete)

Could this be expedited if not already? Our purchase is connected to an onward purchase of a vacant property, which in turn is necessary to fund that owner's move to an assisted living building.

The fee aspect would not be relevant in my experience. It’s what’s actually applied for and if the Transfer was of both titles instead of just one that would impact - I make that as a very general comment but would be very surprised if we’d given the answer you have shared. 

Expedition can always be requested and if approved it will help speed matters. What it doesn’t do is waive the registration requirements and it reads as if they are the issue here re who can now transfer the legal ownership. The fee and speed points are very unlikely to solve it sadly and ‘clear intent’ is never sufficient where a legal deed (transfer) is required 

Thank you, if I note the titles involved (TY360826, TY91115) might you be able to share any details of what might be happening? The communication from our vendor's solicitor has been poor at best, so we may be misinterpreting their feedback.

The information you have been given is accurate although undue emphasis has been added to the fee element mentioned. The real point made is that whilst amalgamation if the 2 titles was requested back in 2000 the request was refused. 

Thereafter the owner had 2 registered titles to deal with but unfortunately that was missed when the property was sold/bought thereafter. 

The solicitor made an enquiry and has been advised to make an application to amend the title. We can’t take a view and just amend it as suggested so next step is a formal application. 

In my experience we invariably require a transfer (legal deed) to achieve the change now needed and I would generally advise trying to trace the needed party and getting them to transfer the title. 

But the ball is in the solicitor’s court here as only they know what efforts have been made to trace the person(s) and/or whether they think there’s enough legal evidence to make us to make the change and the formal application as advised 

It is a pity that the Land Registry is so unwilling to allow amalgamations of titles.  It is relatively common for the conveyancing process to overlook second (and third) titles of land added to an original property.  The problem here would not have occurred if the Land Registry had accepted the original application.

Would it be sufficient to add a small section to the Land Register: "Also consider these title numbers, which may be related"?

When I bought a tiny parcel of land to add to MIL's bungalow, it was registered under a different title. It would be great to have some informal link between them on the register. 

Yes, that would be helpful.

If two or more title numbers are bought together the information on the register about the "price paid" gives the other title numbers which the price also covers.  That is useful, but it is not of help where the seller has acquired titles at different times or from different parties.

GDB2222

SDLT_Geek said:

GDB2222 said:

SDLT_Geek said:

Land_Registry said:

GemmaD32 said:

Land_Registry said:

GemmaD32 said:

Hi,

I posted a question a few weeks ago about a property I'm attempting to buy with a separate title for part of the rear garden (acquired from the council around 50 years after the property was built) which was not transferred when the house was sold in 2004. There have been 2 subsequent sales of the property and the garden is still registered to the person who owned the property from 1999 to 2004. At present this is looking like it will cause the purchase to fall through as our mortgage company have already down-valued after a survey and are unlikely to accept the purchase without the title to the garden.

Enquiries from the land registry now show that applications to transfer title for the main plot and the extra land were made - but only one fee was paid and this is the reason the garden got stuck to the old owner. Apparently the papers were filed by a personal representative, so at this point it is suspected the owner may be deceased. Given the clear intent to sell the garden as well as the house has now been discovered, is it likely that LR will be able to help us? We have until the 30th of May before our mortgage offer expires (and a further 2 weeks' grace period to complete)

Could this be expedited if not already? Our purchase is connected to an onward purchase of a vacant property, which in turn is necessary to fund that owner's move to an assisted living building.

The fee aspect would not be relevant in my experience. It’s what’s actually applied for and if the Transfer was of both titles instead of just one that would impact - I make that as a very general comment but would be very surprised if we’d given the answer you have shared. 

Expedition can always be requested and if approved it will help speed matters. What it doesn’t do is waive the registration requirements and it reads as if they are the issue here re who can now transfer the legal ownership. The fee and speed points are very unlikely to solve it sadly and ‘clear intent’ is never sufficient where a legal deed (transfer) is required 

Thank you, if I note the titles involved (TY360826, TY91115) might you be able to share any details of what might be happening? The communication from our vendor's solicitor has been poor at best, so we may be misinterpreting their feedback.

The information you have been given is accurate although undue emphasis has been added to the fee element mentioned. The real point made is that whilst amalgamation if the 2 titles was requested back in 2000 the request was refused. 

Thereafter the owner had 2 registered titles to deal with but unfortunately that was missed when the property was sold/bought thereafter. 

The solicitor made an enquiry and has been advised to make an application to amend the title. We can’t take a view and just amend it as suggested so next step is a formal application. 

In my experience we invariably require a transfer (legal deed) to achieve the change now needed and I would generally advise trying to trace the needed party and getting them to transfer the title. 

But the ball is in the solicitor’s court here as only they know what efforts have been made to trace the person(s) and/or whether they think there’s enough legal evidence to make us to make the change and the formal application as advised 

It is a pity that the Land Registry is so unwilling to allow amalgamations of titles.  It is relatively common for the conveyancing process to overlook second (and third) titles of land added to an original property.  The problem here would not have occurred if the Land Registry had accepted the original application.

Would it be sufficient to add a small section to the Land Register: "Also consider these title numbers, which may be related"?

When I bought a tiny parcel of land to add to MIL's bungalow, it was registered under a different title. It would be great to have some informal link between them on the register. 

Yes, that would be helpful.

If two or more title numbers are bought together the information on the register about the "price paid" gives the other title numbers which the price also covers.  That is useful, but it is not of help where the seller has acquired titles at different times or from different parties.

When we almost sold MIL's bungalow, our solicitor spotted that there were two titles before I told him. I'm not sure why, or how. He is remarkably thorough, though.

Land_Registry

Noneforit999 said:

Land_Registry said:

Noneforit999 said:

Land_Registry said:

Noneforit999 said:

HI

If my wife and her sister inherited their granparents house at 50% each via the wills, probate has already been granted.

To confirm, the executor (i.e. their Dad) would need to fill out the following forms

AS1
AP1
ID1

Would they need three of the above forms per sister or just one?

Thanks

One AS1 and AP1. Plus ID1s for each sister

Would each sister need the ID1 if they are named specifically on the grant of probate document? 

No but you said their Dad was the executor 
The executor (personal representative) doesn’t need identity verification when submitting the application 

Sorry so their Dad is the executor but not a beneficiary.

Both sisters are beneficiaries.

Unsure if the sisters would still need ID1 if they are on the grant of probate document.  

Beneficiaries are not usually named on the probate unless they are also the executors 

Land_Registry

JM68 said:

Hi, we are just finalising a lease extension on our flat, which has already taken nearly a year, and are desperate to move.  However I understand it will be difficult to complete the sale until the new lease is registered, which can take a very long time.  Are we able to expedite the registration process? Thanks in advance for any advice.

Yes. Submit application to register. Then request expedition.