Land Registry questions

annaphyosh

Land_Registry said:

annaphyosh said:

@Land_Registry regarding my earlier post (which I can't seem to quote), my solicitor tells me that she responded to the 5 questions raised by the LR on 31 October and then to a further question on Tuesday 1st. Could you provide me with an update of the title application as at today please? The new title number is BK514754. The existing title number is BK441356. Thank you very much.

Awaiting their response to our contact of the 1st Nov 

@Land_Registry Thank you. I understand my solicitor responded on Friday, 4th November. Please could you confirm if the response is being reviewed. 

fmboy

Hi @Land_Registry many thanks for your help so far. With regards to title TGL334313, I have now got the updated OCE relating to the parking space but not the removal of the 2010 charge yet. The vendor has confirmed that they have responded to LR's 8th Sept requisition early last week. Are you able to confirm please? I want to double check as previously they said they did which turned out to be false. 

Thank you

serendipity109

So, I just need to clarify something.
I need to change my address and name on the Register as I own a house.
I understand I need an AP1 form, but for my ID is it necessary to have a ID1 form or is there a solicitor free alternative form I can use please?

Land_Registry

annaphyosh said:

Land_Registry said:

annaphyosh said:

@Land_Registry regarding my earlier post (which I can't seem to quote), my solicitor tells me that she responded to the 5 questions raised by the LR on 31 October and then to a further question on Tuesday 1st. Could you provide me with an update of the title application as at today please? The new title number is BK514754. The existing title number is BK441356. Thank you very much.

Awaiting their response to our contact of the 1st Nov 

@Land_Registry Thank you. I understand my solicitor responded on Friday, 4th November. Please could you confirm if the response is being reviewed. 

It’s been reviewed and a reply issued 

Land_Registry

fmboy said:

Hi @Land_Registry many thanks for your help so far. With regards to title TGL334313, I have now got the updated OCE relating to the parking space but not the removal of the 2010 charge yet. The vendor has confirmed that they have responded to LR's 8th Sept requisition early last week. Are you able to confirm please? I want to double check as previously they said they did which turned out to be false. 

Thank you

Whilst they did reply it’s not resolved the issue and we’ve contacted them again to explain 

ijm2010

Hi all, I purchased a property in 2019 and my new neighbours this year. We have had nothing but issues with the boundaries of the garden. The back garden extends to about 0.5 acre and is around 400ft long, on one of the boarders there is an ongoing dispute with the neighbour over where the boundary lies. There is Wooden 6ft fence on the disputed side for only the first 80ft or so and then a flimsy chicken wire fence for the remaining 120ft (my garden is approx double the length of my neighbours)
My title deeds/plans show my left and right boundaries are parallel. My neighbours deeds/plans (which I pulled a copy of) show my garden narrows the further you get away from the house until the end of my neighbours garden. At this point the difference is about 2 fence panels wide, around 12ft. This has resulted in an area of land that is shown as owned on both our deeds/plans, it doesn't sound like a lot but this triangle of land is roughly 1200 sqft., due to the length of the gardens.
My neighbours plans are dated 1977 and mine are dated 2014. There are also inaccuracies in my neighbours deeds (such as neighbouring houses that have been built since 1977, and boundary layouts, that have changed in the last 40 years) that appear to be corrected in mine. Mine also appear to accurately reflect what is on the OS maps of the area.
In summary I am looking for someone who can tell me who's deeds/plans are correct? Can anybody help?

Regards

Bendy_House

"There is Wooden 6ft fence on the disputed side for only the first 80ft or so and then a flimsy chicken wire fence for the remaining 120ft (my garden is approx double the length of my neighbours)"

Your existing fence down that side - all ~200 feet of it - is straight, or near as? In your neighbour's deeds plan, your boundary fence tapers away from their side, so presumably shows a 'kink' at the bottom of their garden where their-version-of-your fence now steps back into line as it continues for the remaining 120'?

Hmmm.

Ultimately, a boundary surveyor may be required to sort this out; they'll look at all the historic info, all the deeds and OS maps and stuff, and it may be that you need to agree to abide by their decision. I have no idea what obligation you have to go along with this, tho' - surely not every spurious claim requires such an answer?

There's also a mediation-type service, which is obviously cheaper, but mediation usually = 'compromise'.

I would suggest the onus is very much on them to provide evidence that the boundary is incorrect. Until then, I'd show them a copy of your more-recent deeds, suggest they roll it up tightly, and cover it in Vaseline.

Q - do you have Legal Protection on your house insurance? Phew! Good! If the neighbs start any action whatsoever, call them up. In fact, there's no harm in contacting them for a chat and advice in any event - this is not 'action', just free advice.

Oh, do you know whose physical fence this is? Who has 'responsibility' for it? Or, better still, can you tell if it's on your side of the invisible boundary line - where does it begin at the house, for example? Any pillars? Walls? If you understand that this is 'your' actual fence, and if they physically interfere with it, then call the police. If it's 'theirs', then they can remove it if they wish, but must not take unilateral action to cross over where it stood.

Do you suspect this might escalate? If so, will they do so 'correctly' - ie employing a surveyor? Any hint that they might take physical action?! If so, be ready to record them, and you stating very clearly to 'get off your land'.

And have some means of marking/measuring where this fence currently is. And fixed landmarks?

If they were to try and 'take' your land, what is on it? Plants? Benches? Greenhouse? Might be worth putting things along that boundary - IF you think the neighb is an 'ole.

Land_Registry

ijm2010 said:

Hi all, I purchased a property in 2019 and my new neighbours this year. We have had nothing but issues with the boundaries of the garden. The back garden extends to about 0.5 acre and is around 400ft long, on one of the boarders there is an ongoing dispute with the neighbour over where the boundary lies. There is Wooden 6ft fence on the disputed side for only the first 80ft or so and then a flimsy chicken wire fence for the remaining 120ft (my garden is approx double the length of my neighbours)
My title deeds/plans show my left and right boundaries are parallel. My neighbours deeds/plans (which I pulled a copy of) show my garden narrows the further you get away from the house until the end of my neighbours garden. At this point the difference is about 2 fence panels wide, around 12ft. This has resulted in an area of land that is shown as owned on both our deeds/plans, it doesn't sound like a lot but this triangle of land is roughly 1200 sqft., due to the length of the gardens.
My neighbours plans are dated 1977 and mine are dated 2014. There are also inaccuracies in my neighbours deeds (such as neighbouring houses that have been built since 1977, and boundary layouts, that have changed in the last 40 years) that appear to be corrected in mine. Mine also appear to accurately reflect what is on the OS maps of the area.
In summary I am looking for someone who can tell me who's deeds/plans are correct? Can anybody help?

Regards

It’s very rarely a case of someone telling you who’s deeds/plans are correct as essentially they probably all are. Why? Because they are a paper/plan representation of what the position was at a specific time. 

Ultimately it’s invariably something for you/your neighbour to agree upon and all the information combined with your understanding and what you both want to achieve should be channeled to find an agreement 
If you want someone to review the information and offer a professional view then a surveyor (RICS) can help. But it’s again a view and it still relies on the two of you agreeing 
Our PG 40 supplements 3-5 will help 
https://www.gov.uk/topic/land-registration/practice-guides
And our blog may also assist 
https://hmlandregistry.blog.gov.uk/2018/02/27/drawing-the-line-on-boundaries/

Share the above with your neighbour; share any information you both have; discuss and try to agree where the boundary lies and how to fix its position. 

serendipity109

serendipity109 said:

So, I just need to clarify something.
I need to change my address and name on the Register as I own a house.
I understand I need an AP1 form, but for my ID is it necessary to have a ID1 form or is there a solicitor free alternative form I can use please?

HI @L@LandRegistry please could you help me?

milkyj0

Hi @Land_Registry, hoping you can help. My wife and I purchased a house back in March 21, it hadn’t been registered before. Our solicitor put in the application for a first registration and we got a mortgage no problems and bought the property. 19 months on and the registration has moved on no further. 

We had arranged a new fixed rate with another mortgage provider but the offer expires soon and the conveyancer has stated that we need the property to be registered for us to complete.

If this falls through the financial burden will be huge. I thought we’d done well planning in advance to get a new rate only for this to happen.  

Do you know if this would qualify for expedition. I appreciate there is a back log but nearly 20 months have passed.  

Thanks 🙏