Land Registry questions

Land_Registry

Southend_2 said:

user1977 said:

Is it not simply the registration date (which is invariably after completion)?

No idea! It's taken almost a year to update so why they picked a date six days after completion I have no idea. But it says transaction date on their data feed thing. I just downloaded the title register for £3 and it is correct on there.

The transaction date and date of the transfer should be the same. The registration date is the date on which the application is submitted/received so not relevant to either.
Simply report the error using the link provided and the support team can correct it as appropriate
As user1977 suggests it's not massively important but as you have spotted it then you might as well report it

Southend_2

Land_Registry said:

Southend_2 said:

user1977 said:

Is it not simply the registration date (which is invariably after completion)?

No idea! It's taken almost a year to update so why they picked a date six days after completion I have no idea. But it says transaction date on their data feed thing. I just downloaded the title register for £3 and it is correct on there.

The transaction date and date of the transfer should be the same. The registration date is the date on which the application is submitted/received so not relevant to either.
Simply report the error using the link provided and the support team can correct it as appropriate
As user1977 suggests it's not massively important but as you have spotted it then you might as well report it

Great, thanks so much. Will report the discrepancy as suggested.

twoLou

I’ve not been able to find the answer to this anywhere wonder if you can help.

on a new build development of less than 20 houses (all built and sold)
what order are they registered with Land Registry 

in the order they are sold or plot number ie 1-10
and if one should be expedited does it still wait in turn behind the others?
Thanks

silvercar

twoLou said:

I’ve not been able to find the answer to this anywhere wonder if you can help.

on a new build development of less than 20 houses (all built and sold)
what order are they registered with Land Registry 

in the order they are sold or plot number ie 1-10
and if one should be expedited does it still wait in turn behind the others?
Thanks

I’m sure Land Reg will be along soon, but until then my understanding ( from painful experience) is:

Registration is generally in application order, but anything that impacts on a registration that requires some previous registration needs to have the previous registration to be done first. So if a plot of land is sold to a developer, that would need to be done before the individual plots can register the sale of an individual plot from the developer to the individual.

If something is expedited then anything not yet done, that needs doing before the expedited registration, is expedited at the same time. Anything ahead of it in the queue that could impact your expedited registration is similarly expedited. His protects the order of registrations by necessity and by application. It also means your place in the line is not impacted by anything behind you in the queue being expedited.

twoLou

silvercar said:

twoLou said:

I’ve not been able to find the answer to this anywhere wonder if you can help.

on a new build development of less than 20 houses (all built and sold)
what order are they registered with Land Registry 

in the order they are sold or plot number ie 1-10
and if one should be expedited does it still wait in turn behind the others?
Thanks

I’m sure Land Reg will be along soon, but until then my understanding ( from painful experience) is:

Registration is generally in application order, but anything that impacts on a registration that requires some previous registration needs to have the previous registration to be done first. So if a plot of land is sold to a developer, that would need to be done before the individual plots can register the sale of an individual plot from the developer to the individual.

If something is expedited then anything not yet done, that needs doing before the expedited registration, is expedited at the same time. Anything ahead of it in the queue that could impact your expedited registration is similarly expedited. His protects the order of registrations by necessity and by application. It also means your place in the line is not impacted by anything behind you in the queue being expedited.

That’s incredibly helpful thank you for taking time to answer. I hope you got yours resolved eventually.

The registration of new builds is obviously really complex and I understand it needs to be thorough and correct but it’s frustrating.
I’m always less frustrated when I understand the process so thanks again.

Land_Registry

twoLou said:

silvercar said:

twoLou said:

I’ve not been able to find the answer to this anywhere wonder if you can help.

on a new build development of less than 20 houses (all built and sold)
what order are they registered with Land Registry 

in the order they are sold or plot number ie 1-10
and if one should be expedited does it still wait in turn behind the others?
Thanks

I’m sure Land Reg will be along soon, but until then my understanding ( from painful experience) is:

Registration is generally in application order, but anything that impacts on a registration that requires some previous registration needs to have the previous registration to be done first. So if a plot of land is sold to a developer, that would need to be done before the individual plots can register the sale of an individual plot from the developer to the individual.

If something is expedited then anything not yet done, that needs doing before the expedited registration, is expedited at the same time. Anything ahead of it in the queue that could impact your expedited registration is similarly expedited. His protects the order of registrations by necessity and by application. It also means your place in the line is not impacted by anything behind you in the queue being expedited.

That’s incredibly helpful thank you for taking time to answer. I hope you got yours resolved eventually.

The registration of new builds is obviously really complex and I understand it needs to be thorough and correct but it’s frustrating.
I’m always less frustrated when I understand the process so thanks again.

I'll post in very general terms as silvercar has already posted from personal experience
New developments can be complex in a number of ways but in general terms can also be quite straightforward as most will follow a well trodden route re conveyancing and more.
Any application against a specific title will take it's place in 'priority' order. In the most basic of ways that means the order received by HMLR. That won't be in plot number order and may not be in purchase order either as firstly a development isn't sold in plot number order and secondly the conveyancing on each plot, inc any new mortgage, will vary in how long to complete etc before being lodged at HMLR.
We have a backlog of work of this type and wait times can be lengthy. With most developments the plots follow a generic template so once the first one is registered the rest can often follow like dominoes but 'slowly' depending on needs.
Those needs are often governed by urgency, such as an onward and linked transaction (sale on) or a remortgage offer that's time sensitive. In such cases we offer the expedite service as mentioned. That can fast track the urgent registration but it still has to be done in 'priority' order. If that means hastening earlier submitted applications against the developer's title then so be it but we don't expedite them - that means that for example a later and expedited plot sale might be completed out of priority order re it's new title registration but it's not completed re the actual developer's title.
And expedition is no magic wand as the registration requirements all need to be met and often we need more from the conveyancer as their application is lacking in some way.
So on paper things can look very simple re a new development, big or small. The reality though, especially when we have a backlog, is that timescales can be very stretched. For the vast majority of buyers though that's not an issue as they have moved in and 'sorted' their new home so to speak and how long it then takes to register has zero impact on them. 
And expedition can and does make a huge difference but vital to understand the priority order as mentioned and the fact that to get it over the registration finish line everything still has to be correct. Expedition gets you to the processing start line, usually within 10 days, but whether it's then a sprint to the finish still depends on a number of other factors - so a sprint can be a much longer race than you hoped for and that reads like that was silvercar's experience sadly

silvercar

We got there in the end, just a lot of grey hairs and fraught moments to get to the point of exchange. We actually exchanged the day before the mortgage offer ran out and completed on the final possible day. Due to the rapid movement in interest rates, there was no back up available. Would have been a lot easier if the LR waiting times had not been so long, but the original problem was due to a previous conveyancing omission, so not to blame LR for the actual fault.

twoLou

A great, detailed explanation from @Land_Registry
Thank you for taking time to explain, I’m sure it will help others in the future too.

twoLou

I’m glad you got there in the end Silvercar it sounds dreadful and the last thing you need on top of the stress of moving.

We only purchased this new build to save our buyer from the same situation as yourselves and I’m not sure knowing what I know now I’d buy another!

shiraz99

Hi @Land_Registry can you clarify what the process is involved with the following please?

I've inherited a property along with two siblings and the property is not currently registered with LR. I plan to "buy out", the other siblings of their equal shares. What is the process of transferring the property from the estate to myself, does it need to be transferred to all three of us first then their shares transferred to me on payment of their share, or is there a single process where they relinquish their share on payment and the property as a whole is transferred from the estate to myself?

Also there's the matter of when the property is registered and to whom and what sort of time scales does this thing typically take?