Land Registry questions

Land_Registry

NeverTooLate said:

Hi
I am doing a voluntary first registration for a property and have been emailed a request to send further documentation. The email doesn't say how I should send this - can I reply to the email, or does it need to be posted.

The document needed is a death certificate.
Thanks

Generally speaking I’d recommend posting replies/documents as that’s how your application had to be submitted
Whilst we can sometimes accept documents by email prescribed forms and evidence that require a wet ink signature should be posted 

beeah13

Land_Registry 

1. Likely notification still sent. It’s not about the address being occupied but more about notifying the legal owner at the supplied contact address 
2. If there’s a linked or dependent transaction then expedition will generally be approved. If there’s only an intention to sell, so no confirmed buyer, it’s more likely to be refused 
3. Several months wait before it’s considered 

Thanks for your reply. We will be making a claim against our old solicitors who missed this when purchasing but need to wait until we know what our losses are following house sale. We only have 3 years since finding out about the issue to do this. Given the time adverse possession takes along with a sale completing, would that be grounds to expedite? 

Land_Registry

beeah13 said:

Land_Registry 

1. Likely notification still sent. It’s not about the address being occupied but more about notifying the legal owner at the supplied contact address 
2. If there’s a linked or dependent transaction then expedition will generally be approved. If there’s only an intention to sell, so no confirmed buyer, it’s more likely to be refused 
3. Several months wait before it’s considered 

Thanks for your reply. We will be making a claim against our old solicitors who missed this when purchasing but need to wait until we know what our losses are following house sale. We only have 3 years since finding out about the issue to do this. Given the time adverse possession takes along with a sale completing, would that be grounds to expedite? 

Your linked sale is the reason to request expedition as their purchase depends on the registration being processed 

beeah13

Land_Registry said:

beeah13 said:

Land_Registry 

1. Likely notification still sent. It’s not about the address being occupied but more about notifying the legal owner at the supplied contact address 
2. If there’s a linked or dependent transaction then expedition will generally be approved. If there’s only an intention to sell, so no confirmed buyer, it’s more likely to be refused 
3. Several months wait before it’s considered 

Thanks for your reply. We will be making a claim against our old solicitors who missed this when purchasing but need to wait until we know what our losses are following house sale. We only have 3 years since finding out about the issue to do this. Given the time adverse possession takes along with a sale completing, would that be grounds to expedite? 

Your linked sale is the reason to request expedition as their purchase depends on the registration being processed 

Sorry I probably didn't explain properly. We no longer have a linked sale. Our buyers dropped out because of this issue and so we took the house off the market to apply for AP before re-listing (we were told that there wasn't an option to expedite). So we can't expedite on the basis of a linked sale but I am wondering if the timeline on claiming against original solicitor would be an acceptable reason to expedite. Thanks  

tryingmybest99

Hi @Land_Registry

I'm just about to reach the first year anniversary of completion on my flat. I'm still not on the land registry. The sale involved a lease extension as part of the sale. Is this still within the timescales? It seems very long, even compared to the listed timescales on the website. Should I be chasing my conveyancer to ask for an update from the land registry office? Thanks 

Land_Registry

beeah13 said:

Land_Registry said:

beeah13 said:

Land_Registry 

1. Likely notification still sent. It’s not about the address being occupied but more about notifying the legal owner at the supplied contact address 
2. If there’s a linked or dependent transaction then expedition will generally be approved. If there’s only an intention to sell, so no confirmed buyer, it’s more likely to be refused 
3. Several months wait before it’s considered 

Thanks for your reply. We will be making a claim against our old solicitors who missed this when purchasing but need to wait until we know what our losses are following house sale. We only have 3 years since finding out about the issue to do this. Given the time adverse possession takes along with a sale completing, would that be grounds to expedite? 

Your linked sale is the reason to request expedition as their purchase depends on the registration being processed 

Sorry I probably didn't explain properly. We no longer have a linked sale. Our buyers dropped out because of this issue and so we took the house off the market to apply for AP before re-listing (we were told that there wasn't an option to expedite). So we can't expedite on the basis of a linked sale but I am wondering if the timeline on claiming against original solicitor would be an acceptable reason to expedite. Thanks  

If you explain the circumstances and how there’s a hardship/legal issue to resolve then we can consider it. Only Q I have is what difference does it being registered quickly now make to your calculation of losses? 

Don’t worry to answer but simply make a request and explain why it’s urgent when doing so 

Land_Registry

tryingmybest99 said:

Hi @Land_Registry

I'm just about to reach the first year anniversary of completion on my flat. I'm still not on the land registry. The sale involved a lease extension as part of the sale. Is this still within the timescales? It seems very long, even compared to the listed timescales on the website. Should I be chasing my conveyancer to ask for an update from the land registry office? Thanks 

The timescale is longer than average but it’s not something to be chasing providing you know it’s been submitted 
You completed on the new lease so if they’ve submitted it you are protected. Chasing it will merely confirm it’s been lodged and you’re protected. Nothing else. 

So just confirm it’s been submitted and waiting. The conveyancer will let you know once registered and nothing, one year on, to worry about 

SprostonGreenHead

Hello @Land_Registry Me again!

So I was in the process of buying a property that had a strip of land in the garden where the seller had extended into that was owned by the original developer. We pushed them to go through Adverse Possession, as you may remember.

The claim was (afaik) objected to, but the developer (Redrow) offered to transfer the land to us (the buyers) after completion on the main property, for the price of £5k (which the sellers agreed to cover). This was great news, however:

My solicitor upon receiving the draft Plan to TP1 from Redrow (to transfer the extra land to us upon payment from sellers), was unsure if said plan was correct, so opened a query toward Redrow on it. Redrow "refused to produce a new Plan" and so the sellers solicitors referred this to your good selves at LR. Meanwhile, i did some work to identify whether the Plan was correct and accurate. My work led me to believe that it is indeed accurate (and probably came from the Plan served with notice of the AP claim, and was a result of LR on-site survey done in Nov). I shared this with my solicitor, who now agrees it looks correct.

Despite this, my solicitor still feels she has an outstanding query for which our exchange and completion needs to be held up. She is unable to tell me what she deems wrong about the Plan, and has only provided vague answers along the lines of "I need to make sure you won't have any problems registering the land etc".

AFAIK the sellers solicitors have not had a response from LR on this query yet. My solicitor has been chasing like crazy, and this outstanding query threatens to push the process beyond our mortgage offer validity. I just wondered if you could check if there is still an outstanding query with LR on this, whether it's been expedited or not, and give an idea when we might get an answer. I'm actually convinced this query is not needed but my solicitor has dug their heels in and seems like she won't proceed on this extra land until it's answered - putting the whole sale at risk.

I don't have the full details of the query reference but I do have the title numbers it relates to:

Main title for main property: LA592511
Title number for extra land to be transferred: LAN266622

Happy to provide any other detail (like address and name of lodging solicitors) via PM if it helps you track down the query. We ideally need to get some sort of answer on this query before Fri otherwise there won't be adequate time to complete before our offer runs out. If there is any way you could please prod someone to have a look at the query, I am sure it is super simple and rudimentary and is just a case of LR saying they (essentially) approve of their own plan they produced as part of a site survey.

At this point, I'm getting sleepless nights and lots of stress over the fact this sale might fall apart on what I am sure is a query that doesn't need to exist and is a result of my solicitor being uber-cautious. Any way you can help I would be hugely grateful. Thank you also for help you've provided in the past. It's a wonderful thing that this thread exists! All the best.

Land_Registry

SprostonGreenHead said:

Hello @Land_Registry Me again!

So I was in the process of buying a property that had a strip of land in the garden where the seller had extended into that was owned by the original developer. We pushed them to go through Adverse Possession, as you may remember.

The claim was (afaik) objected to, but the developer (Redrow) offered to transfer the land to us (the buyers) after completion on the main property, for the price of £5k (which the sellers agreed to cover). This was great news, however:

My solicitor upon receiving the draft Plan to TP1 from Redrow (to transfer the extra land to us upon payment from sellers), was unsure if said plan was correct, so opened a query toward Redrow on it. Redrow "refused to produce a new Plan" and so the sellers solicitors referred this to your good selves at LR. Meanwhile, i did some work to identify whether the Plan was correct and accurate. My work led me to believe that it is indeed accurate (and probably came from the Plan served with notice of the AP claim, and was a result of LR on-site survey done in Nov). I shared this with my solicitor, who now agrees it looks correct.

Despite this, my solicitor still feels she has an outstanding query for which our exchange and completion needs to be held up. She is unable to tell me what she deems wrong about the Plan, and has only provided vague answers along the lines of "I need to make sure you won't have any problems registering the land etc".

AFAIK the sellers solicitors have not had a response from LR on this query yet. My solicitor has been chasing like crazy, and this outstanding query threatens to push the process beyond our mortgage offer validity. I just wondered if you could check if there is still an outstanding query with LR on this, whether it's been expedited or not, and give an idea when we might get an answer. I'm actually convinced this query is not needed but my solicitor has dug their heels in and seems like she won't proceed on this extra land until it's answered - putting the whole sale at risk.

I don't have the full details of the query reference but I do have the title numbers it relates to:

Main title for main property: LA592511
Title number for extra land to be transferred: LAN266622

Happy to provide any other detail (like address and name of lodging solicitors) via PM if it helps you track down the query. We ideally need to get some sort of answer on this query before Fri otherwise there won't be adequate time to complete before our offer runs out. If there is any way you could please prod someone to have a look at the query, I am sure it is super simple and rudimentary and is just a case of LR saying they (essentially) approve of their own plan they produced as part of a site survey.

At this point, I'm getting sleepless nights and lots of stress over the fact this sale might fall apart on what I am sure is a query that doesn't need to exist and is a result of my solicitor being uber-cautious. Any way you can help I would be hugely grateful. Thank you also for help you've provided in the past. It's a wonderful thing that this thread exists! All the best.

It’s an ongoing matter involving Corres between us and solicitor/council. I’ll contact the casework team to see what timescale we are working to and do my best to ease the stress you are feeling. 

SprostonGreenHead

Land_Registry said:

It’s an ongoing matter involving Corres between us and solicitor/council. I’ll contact the casework team to see what timescale we are working to and do my best to ease the stress you are feeling. 

Thank you. We did get word back, eventually from the Seller's solicitors shortly after I posted this, saying there should be a resolution to the query within 5 working days, but it wasn't clear to me whether that was a LR commitment or the solicitor guesstimating.