Land Registry questions

Land_Registry

SprostonGreenHead said:

Land_Registry said:

SprostonGreenHead said:

Hi LR, Could I please get a further update on https://forums.moneysavingexpert.com/discussion/comment/79661468/#Comment_79661468 please?

Land Registry Reference: XA4117E
Customer reference: HUG0012
Parent Title: LA562768
New Title: LAN266622

Just wanted to check if the registered title holder has responded to the statutory notice or if it remains unanswered. Thank you.

Response received late last week. You’ll need to rely on lodging conveyancer for specific details and updates as next steps will involve considering response and communicating with those involved directly 

Thank you. I will follow up with solicitors.

Just to be clear. We’ve had a reply but by next steps I mean that needs to be considered. And that may trigger contact with the lodging solicitor. 

Following up with solicitors won’t help at this stage as they won’t be aware of reply/next step yet. Unless they have direct contact with title holder of course. 

SprostonGreenHead

Land_Registry said:

Just to be clear. We’ve had a reply but by next steps I mean that needs to be considered. And that may trigger contact with the lodging solicitor. 

Following up with solicitors won’t help at this stage as they won’t be aware of reply/next step yet. Unless they have direct contact with title holder of course. 

I'm not sure I fully understand, but for clarity: The lodging solicitor is on the other side of the transaction (sellers) of a property adjacent to said land that I am in the process of purchasing.

My solicitor had led me to believe that were a reply to be received from the title holder regarding this application, then the seller's solicitors (lodging solicitors) would be alerted to it.

Really do appreciate the insight you give on here into cases by the way. My solicitors and the ones they're dealing with on the other side have been pretty decent and responsive throughout, but I read of many here that don't have the benefit of that. I'm keen on my part because our mortgage offer expires reasonably soon and my current living situation is getting unsustainable. Thank you.

Edit: I've been informed the lodging solicitor may have direct contact with the title owners, so will await to hear back via them.

SiliconChip

Land_Registry said:

SiliconChip said:

Land_Registry said:

SiliconChip said:

Hello @Land_Registry

My sister and I own a piece of land (GR366109) with a nominal value of £5000. We intend to transfer ownership to my sister’s daughter for no consideration. I have completed the TR1 but I have a question about other forms that are required.

It looks like we’ll need an AP1, with panel 14 completed as there is no conveyancer. The TR1 guidance advises that if AP1 is sent then proof of identity is required by sending form ID1, however, the web page for ID1 says that the form does not need to be completed if the value of the land does not exceed £6000, which is the case here; can you confirm therefore that ID1 is not required, and if so should I mark the first box under part (2) of AP1 panel 14 or not?

Can I also confirm that the fee to be paid will come under scale 2 as it is a transfer of whole estate not for monetary consideration, and that the fee is assessed on the £5000 value (so £45 by cheque as I assume I can’t use the portal as an individual)?

Thanks in advance for your assistance.

All correct and just mark panel 12 to indicate low value ID verification not required 

Thanks very much for your quick response and confirmation. Could I just double check that I should write in panel 12 that low value ID verification is not required as there is no box to mark that would indicate that? And you haven't given an answer to my question about part (2) of panel 14.

You can write the same thing in panel 12 and 14 if you wish to and indicate why identity verification has not been provided 
The value will have been stated in panel 4. We won’t be expecting any identity verification but if you want to explain why then please complete panels 12 and 14 as you wish, to confirm 

Thanks for the clarification, I'll fill in the AP1 following your suggestions.

granular360

Hello, 

I'm signed up for property alerts on the leasehold flat I purchased a couple of years ago. We do not own the freehold but I have an alert signed up for the freehold too. 

There are two leasehold title numbers for this property (not sure if this is usual?). I've just received an alert for one of the leasehold land registry titles and the freehold title and appear to have been triggered by a firm that deals with insolvency. 

The leasehold title number that had the alert is for the 'old' title number e.g. my partner and I received a leasehold title number when we purchased the property. 

Should we be worried about this alert? 

This isn't an area I know much about so I hope this is clear but happy to clarify points if needed!

Land_Registry

granular360 said:

Hello, 

I'm signed up for property alerts on the leasehold flat I purchased a couple of years ago. We do not own the freehold but I have an alert signed up for the freehold too. 

There are two leasehold title numbers for this property (not sure if this is usual?). I've just received an alert for one of the leasehold land registry titles and the freehold title and appear to have been triggered by a firm that deals with insolvency. 

The leasehold title number that had the alert is for the 'old' title number e.g. my partner and I received a leasehold title number when we purchased the property. 

Should we be worried about this alert? 

This isn't an area I know much about so I hope this is clear but happy to clarify points if needed!

Only you can decide if it’s a worry or not. The service alerts you to an application so it anticipates, as in no worry, that it’s your title and you know what the application is likely to be for as the named applicant is known to you eg your solicitor 
If there are two flats then two leaseholds can exist. But I don’t understand the ‘old’ reference. Have you checked the register itself for each title to confirm ownership for example? And if so do you own both leasehold titles? 

granular360

Thank you for getting back to me. 

The flat is in a house that was converted into two flats but the two lease titles appear to relate to just our property (which is a basement and ground floor flat).

We are named on one of the titles, but the other one does not include our details, or the information of the previous owner (who we purchased from). This is why I had thought it was an old or out-of-date title. 

Land_Registry

granular360 said:

Thank you for getting back to me. 

The flat is in a house that was converted into two flats but the two lease titles appear to relate to just our property (which is a basement and ground floor flat).

We are named on one of the titles, but the other one does not include our details, or the information of the previous owner (who we purchased from). This is why I had thought it was an old or out-of-date title. 

Probably best you DM the title numbers concerned and I can then reply 

granular360

Thank you - I have done (I hope!)

doodle60

Could someone from Land Registry possibly advise me? When we purchased our new build property in 2001 the builder applied to Land Registry to register our plot in our names. However, a small area of around 1metre by 3 metres of retained land owned jointly by the two building limited companies who shared the whole site was not transferred (even thought the plan of our plot supplied by our builder did not show this retained land). So our plot was registered at Land Registry minus this oblong of land at the side of our garage. We fulfil all the criteria for Adverse Possession but one of the limited companies has been in liquidation for several years. My question is would this fact alone prevent us from applying for Adverse Possession?

SprostonGreenHead

Hi LR. I have a general question about adverse possession claims of registered land with regard to statutory notices given to title holders:

Where the title-holder responds within the 65 working day notice period, stating they consent to the application, and assuming all other aspects of the application are in order and there's no other reason for LR to reject it, does LR begin to act upon that immediately, or will the 65 working day notice period still need to run before matters can progress?

Also, if the title-holder were to object and serve counter-notice for LR to consider the application under Schedule 6, Para 5 of Land Registration Act 2002, does the next part of the process begin immediately or will the 65 working day notice still need to run?

Thank you.