Land Registry questions

Land_Registry

Evkiev wrote: »

Many thanks for the quick reply. I've forwarded this to our solicitor. If seller B is the executor of A's estate, do you think we'll be able to register it after completion, as long as we can prove that she is the executor?

In many executor sales a buyer may rely on probate but very much a Q for your conveyancer to confirm as such decisions are very much made on merit re the whole picture and all evidence available

Land_Registry

RJC3010 wrote: »

Hi Land Registry team,
I'm just starting the process of getting my flat valued to sell. I live in a newly built block of flats (2015) with 8 other flats - bought from new and pay ground rent and service charges.
Upon having the valuations from various estate agents they have asked about the length of lease left. I had no idea so I've gone back over the land registry documents, contract and deeds but found they all confirm my tenure is "Freehold".
I think this is a mistake as surely it should be "Leasehold"?
I've paid for the Land Register online and it does confirm it's Freehold with the Proprietor as myself.
I'm sure this must just be an error submitted from when I purchased but unsure where to go from here?
Contact Land Registry direct to try and change it, or seek advice from the solicitor I used when I bought the property?
Any advice would be appreciated.
Thank you.

That would be a massive mistake to make so I'd suggest either contacting the solicitor who acted for you to clarify/confirm; or the person(s to whom you pay ground rent/service charges; or contact us with the precise details inc title number so we can check/confirm the details obtained

Land_Registry

polgara2003 wrote: »

Edit: I recognise the limits of Land Registry's info regarding the purchase and sale of property - please feel free to only address that which is relevant to your administration!

Hello there! First time posting - I hope I explain myself sufficiently.

We're preparing to buy and sign the contract on a house in Wales - upon visiting the property, the current owner suggested that she will be keeping part of the garden to the north (fenced off from the main plot with house south). However, upon inspecting the title plan handed to us by the solicitor, the 'red line' which indicates the property boundary encompasses both the main plot with house, and the extended garden beyond the fence.

Is there such a thing as a verbal agreement that holds weight when selling a property, or a method by which the current owner could 'split' the property without this being overt on the title plan handed to us? Or, has the land that she stated she was keeping being included in the sale?

Note: The only colours present on the copy of the title plan is the red outline, and highlighted access route. No green lines, or otherwise to suggest anything within the red line is omitted from the property.

Thank you!

As G_M posts the current title plan shows the whole land/property out of which you are buying 'part'. So whilst a verbal agreement can kick start the selling/buying process any contract/completion would be based on the land/property to be sold and a suitable plan defining the extent.

In many cases a seller will use the title plan to define what's being included (and therefore what is being retained) but much deoends on how much detail either party wants and/or any other matters to be included in the Transfer

bigstevex

Hi Land Registry

What's your opinion of this? It's the last issue holding our entire sale up that our solicitor has just picked up on. The title plans don't overlay correctly/match up and the white bit which appears unregistered is the path to the house of number 24 top left (which we're buying). It's almost as though the path is all offset to the right causing it to overlap the title plan to number 22 on the right.

All 3 houses have sold in the last 10-15 years so it's odd it's not already been picked up by someone else surely?

What kind of timescales should we be looking at to fix this?

[Deleted User]

Hi LR,

My solicitor has a applied for a restriction to be removed. Can you advise if received & what progress has been made. How long does it normally take to action?

The title no. Is DY123653.

Many Thanks.

Land_Registry

bigstevex wrote: »

Hi Land Registry

What's your opinion of this? It's the last issue holding our entire sale up that our solicitor has just picked up on. The title plans don't overlay correctly/match up and the white bit which appears unregistered is the path to the house of number 24 top left (which we're buying). It's almost as though the path is all offset to the right causing it to overlap the title plan to number 22 on the right.

All 3 houses have sold in the last 10-15 years so it's odd it's not already been picked up by someone else surely?

What kind of timescales should we be looking at to fix this?

Impossible to be definitive re timescales as the detail you are looking at is in the main indicative only.
I assume the issues have been raised with the seller and they have raised it with us if applied for the title(s) to be amended. If just an Enquiry then 5/7 days fir a reply in average. If an actual application then anything from 10 days onwards and up to several weeks depending on what's needed and who has to be involved e.g seller, neighbour's and so on.

The main focus in my experience would be the unregistered part as that is more likely to rely on the seller more to explain and resolve.

The image is taken from MapSearch, used by our business users as a starting point re their investigation if the title(s) owned by the seller or others as appropriate.

Once the titles are effected then it's the title plan(s) you should be relying on re the general boundaries.

Any 'overlap' can be corrected by reviewing the title plans and providing that overlap is an indicative error only that issue can be resolved quite quickly.

The unregistered (white) part is a separate matter. If the land is indeed unregistered, and the seller is claiming title to it then they need to prove that to you as a buyer.

Whilst odd that a previous sale/purchase did not highlight the issue there could be reason(s) for that for example it's not an issue re the title plans v reality on the ground; or when the seller (then the buyer) did not raise it with their conveyancer when asked to look at the title plan() v reality on the ground. Not all buyers spot it and MapSearch may not have been available/used at that time.

balldred

Hi Land registry.

This is ongoing from my post a few days ago about a transfer of part, for a field previously attached to the property I am buying.
Unfortunately I am getting conflicting information from solicitors/estate agents (possibly chinese whispers) around whether the transfer of part has completed or not.

Can you see if the following reference has completed JGB7AC1 please?

Knowing the state of that will help me with discussions

Thanks for your time
Brent

Land_Registry

balldred wrote: »

Hi Land registry.

This is ongoing from my post a few days ago about a transfer of part, for a field previously attached to the property I am buying.
Unfortunately I am getting conflicting information from solicitors/estate agents (possibly chinese whispers) around whether the transfer of part has completed or not.

Can you see if the following reference has completed JGB7AC1 please?

Knowing the state of that will help me with discussions

Thanks for your time
Brent

balldred - Hi. The application was lodged by the solicitors acting on 20 September and is still awaiting processing. The current average completion time for this type of application is 52 working days. But the solicitors acting contacted us yesterday to request that the case be expedited / prioritised.

Once we have considered this request we will update you. But I should mention that if the case is expedited, there may still be points arising that need to resolved by the solicitors acting before the case can be completed.

laskoibence

Hi Land Registry,

Any news about the restriction dis applying on this property?

MS563915

Anniebc44

Hi Land Registery.
My mother died and in her Will left her home to my sister and myself.
We have Confirmation of the Will (Scotland).
My niece wants to buy the house. Can we simply transfer it into her name as she is a family member?
Thank you