Land Registry Title Plan vs Map Search Snapshot

SarahJ2014

Hi there,

My Solicitor sent me an online snap shot of the property I wished to purchase from the Land Registrys Map Search service, stating this was a much clearer plan of the property in question.
However, it differs to the title plan on the deeds quite significantly.
The snap shot showed the neighbours garden having a slight overlap in front of this property wall, so effectively 3 feet of this property wall was in their garden on the other side of their fence.

The title plan attached to the registry showed the red line going straight in the middle of the 2 properties where you would usually locate the party wall, and the garden continuing from there, which would make more sense.
However my solicitor told me not to rely on the title plan for boundary definition. If the snap shot matched what I saw at the property, then it was correct. The snap shot did match what I saw at the property, and I went ahead with the sale relying on this.

Has anyone had any experience with the new Map Search? I cannot find many results about it as it seems rather new, and only professionals can access the service so I am unable to go on there myself and have a look.

Thanks for any advice.

G_M

I've no experience of this but am confused by your post:

The snap shot showed the neighbours garden having a slight overlap in front of this property wall,

The title plan attached to the registry showed the red line going straight in the middle of the 2 properties where you would usually locate the party wall, and the garden continuing from there, which would make more sense.
However my solicitor told me not to rely on the title plan for boundary definition. If the snap shot matched what I saw at the property, then it was correct. The snap shot did match what I saw at the property,

So the Title Plan showed the boundary where you expect: in the middle of the two properties.


You also say 'the snap shot matched what you saw', yet earlier you say The snap shot showed ...a slight overlap in front of this property wall,' (ie NOT matching what you saw at the property).


Which is it?


And you do not mention where your neighbour's Title Plan shows the boundary!

Land_Registry

MapSearch is a snap shot of the indexing details we hold. It is used primarily to assist business customers in identifying quickly title numbers for registered properties

Indexings may not match precisely the title plan and it is the title plan(s) that should be relied upon to show the registered extent/general boundaries

You post that your solicitor told you not to rely on the title plan, which surprises me as MapSearch does not provide the indemnity provisions explained in the linked guidance as it is indicative only.

Yes, it's handy to see what else is registered but again you should be looking at the neighbour's title plan to confirm what is registered for example

So if it was a football game between Title Plan v MapSearch the title plan wins every time so it's not really a contest

Glycol2511

Hi Land Registry, I have read your description re Title Plan V Mapsearch. Unfortunately i have a case at the moment where a solicitor will not agree with what you have written. Basically, the Snap shot shows a title being too large, essentially blocking my access but the title plan clearly shows the title being smaller. He will not accept the screen shot from you. Is there anywhere official on your site that states this too? Many thanks

G_M

Is there anywhere official on your site that states this too? Many thanks

Land_Registry wrote: »

....... as MapSearch does not provide the indemnity provisions explained in the linked guidance as it is indicative only.

like that?

Land_Registry

G_M has covered it for you. A solicitor should never be relying solely on MapSearch as it is a tool to help identify registered titles. You then use that information to apply for and check the actual registered details, namely the title plan.