Gaining a title for property without deeds

PipJM

Hello, 
My father has passed away and his house (bought in the 1970s) is not registered, he has finished paying his mortgage (in 2011) but we cannot find his deeds anywhere. I have written to the bank and they can't find anything without a reference number. I am trying to prove that my dad's house was in fact his, and fully paid, so that it can be registered with an a salute title but I don't know how I can prove it/where to turn to to get evidence.
I am worried that a possesionary title will affect the market value and people will not want to buy the property. 
I find It really hard to believe that my dad has worked his life and paid off his mortgage to now be facing only a possesionary title for it. I would really really appreciate any help or ideas as I'm feeling really hopeless at the moment, thankyou 

Dox

Have you discussed obtaining first registration with the Land Registry, using a Statement of Truth, with a suitably experienced conveyancing solicitor? This isn't going to be a DIY job.

theoretica

Do you have his bank statements form 2011?  They might have mortgage account numbers, or payment to a deed storage place.

Rodders53

Of course the bank can find stuff without the reference number - it just makes their life simpler with one.  Sort through Dad's paperwork it should be somewhere there - assuming he didn't throw every letter and statement away after receiving them?  Ensure you go via the Bereavement Teams at any such institution and not the general call centres.

With my bank iirc the mortgage reference was just another account number (or two as we took a second improvement loan with them).  The scrappy piece of paper from them confirming full and final repayment, via my Solicitors,  I still have.

Mickey666

Dox said:

Have you discussed obtaining first registration with the Land Registry, using a Statement of Truth, with a suitably experienced conveyancing solicitor? This isn't going to be a DIY job.

It can be.  I’ve done it, though I admit it required a fair bit of research.  But even using a solicitor, the OP will still need to sort through personal documents that support the first registration, plus make the appropriate ‘statement of truth’, so even using a solicitor there will still be a fair amount of stuff to do - and having done it all, it will only take a little more to fill in the forms.  I found LR very helpful as well, so I guess a lot depends on the attitude of the OP.
Also, bear in mind that without deeds LR may only give ‘possessory title’.  This can be converted into ‘title absolute’ after some time (12 years I think), the idea being that the registration is open to challenge by anyone who can provide better proof of ownership, unlike a ‘title absolute’.   Such a challenge is unlikely in most cases but is something to be aware of and could affect the property value, although I believe indemnity insurances are possible in such cases.

xylophone

You seem certain that he paid off the mortgage in 2011.
Did he have the mortgage with the bank you contacted?

PipJM

Dox said:

Have you discussed obtaining first registration with the Land Registry, using a Statement of Truth, with a suitably experienced conveyancing solicitor? This isn't going to be a DIY job.

This isn't something I've thought of thankyou, I will look into it...... I do have a solicitor which I could ask, it worries me that she hasn't already suggested this. 

PipJM

xylophone said:

You seem certain that he paid off the mortgage in 2011.
Did he have the mortgage with the bank you contacted?

xylophone said:

You seem certain that he paid off the mortgage in 2011.
Did he have the mortgage with the bank you contacted?
Yes, it was with "The mortgage business" which is also Halifax, I wrote to their archive centre and they couldn't do anything without reference numbers. 

PipJM

Mickey666 said:

Dox said:

Have you discussed obtaining first registration with the Land Registry, using a Statement of Truth, with a suitably experienced conveyancing solicitor? This isn't going to be a DIY job.

It can be.  I’ve done it, though I admit it required a fair bit of research.  But even using a solicitor, the OP will still need to sort through personal documents that support the first registration, plus make the appropriate ‘statement of truth’, so even using a solicitor there will still be a fair amount of stuff to do - and having done it all, it will only take a little more to fill in the forms.  I found LR very helpful as well, so I guess a lot depends on the attitude of the OP.
Also, bear in mind that without deeds LR may only give ‘possessory title’.  This can be converted into ‘title absolute’ after some time (12 years I think), the idea being that the registration is open to challenge by anyone who can provide better proof of ownership, unlike a ‘title absolute’.   Such a challenge is unlikely in most cases but is something to be aware of and could affect the property value, although I believe indemnity insurances are possible in such cases.

Thankyou, its nice to know its not necessary a lost cause, I will keep trying...... Sorry to be naieve..... What does OP stand for? 

PipJM

Rodders53 said:

Of course the bank can find stuff without the reference number - it just makes their life simpler with one.  Sort through Dad's paperwork it should be somewhere there - assuming he didn't throw every letter and statement away after receiving them?  Ensure you go via the Bereavement Teams at any such institution and not the general call centres.

With my bank iirc the mortgage reference was just another account number (or two as we took a second improvement loan with them).  The scrappy piece of paper from them confirming full and final repayment, via my Solicitors,  I still have.

Thankyou, I am going to retrieve all dad's paperwork back from the solicitors and go through it all again myself.... Now I know exactly what I'm looking for. 

PipJM

theoretica said:

Do you have his bank statements form 2011?  They might have mortgage account numbers, or payment to a deed storage place.

I think I'm going to have to get his paperwork back from the solicitor and go through it again myself..... It seems crazy that nothings there.