Updating a Title Deed

Denarii

Hello all, I am hoping that someone out there can help with this query.

The situation:

Currently in the process of purchasing two properties which are contained within one title deed. These are contiguous semi-detached properties. Currently, the plot is rectangular with a dotted diagonal line bisecting the properties but at such an angle that the plot is split approx. 75/25 (as though drawing a line across the top right of an envelope).

The intention is, once the purchase has completed, to make one dwelling from the two (they are quite small dwellings). My assumption is that once I am in this position, I can copy (scan) the plan from the title deed, remove the line demarking the physical properties and submit the updated document for registration.

I have looked at the information available on the Land Registry site but I am unable to fathom quite what is required to achieve this.

Questions:
1. Is the assumption above correct - is it sufficient to remove the internal demarcation line and return the updated document to satisfy HMLR?
2. Which forms would I need - TP1 or TR1?
3. Is this considered a new registration?
4. Does HMLR require proof that the properties are no longer separate entities - i.e. that they are no longer self-contained, independent properties?
5. What have I not considered / is any other info required...?


Each property currently has independent water, gas and electricity supplies and its own council tax bill. There is no mortgage / lender / outside party / other interest.


Many thanks for reading.

user1977

Taking a step back - why do you want to amalgamate the two titles in the first place? It's not necessary for anything I can think of, other than making future conveyancing marginally simpler.

Denarii

user1977

Where is it in my post that states I want to "amalgamate the two titles"?

user1977

I'm not sure what you are trying to do then. What's the "internal demarcation line"? Are you perhaps just looking at a boundary or other feature marked on the Ordnance Survey map? Or something which marks the extent of a covenant referenced in the title?

Denarii

user1977

Please don't take offence but if you do not understand the question you will not be able to answer it.

user1977

Fair enough. Let's see if anybody else understands it without further explanation.

doodling

Hi,

What is the meaning of the dotted diagonal line?

My suspicion is that it has no meaning so far as the Land Registry is concerned and consequently removing it will also have no meaning.

If I am right then I'm not sure that the land registry will be interested in updating its maps just because you don't like the line.

Denarii

doodling

The dotted diagonal is the boundary of the gardens of the two properties. As posted, there are two properties on one title currently within a rectangular shaped plot. It appears on the title, therefore, I would suspect that HMLR is concerned - it is a clear demarcation of the two properties.

doodling

Hi,

Why would the Land Registry be concerned?

You have already stated that both properties are part of a single title - so as far as the Land Registry is concerned both properties together represent a single "thing".  Unless the dotted line is referred to somewhere in the title, or in a related title (e.g. if you are looking at the freehold title but there are also leasehold titles) or in any filed documents (which you need to apply for by post if there are) then it has absolutely no meaning.

In general, the only thing on a title map that matters is the red line denoting the boundary, everything else is just there for context.  (That isn't to say that if there is something obviously wrong it shouldn't be questioned, but in this case the dotted line is fully inside the boundary and (so far as we know - you need to check) there is nothing saying what it means).

Or course, there will be other organisations which will care whether there are internal demarcations between parts of the title, including its Land- e.g. the Valuation Office Agency if you're subject to council tax but they won't take their cue from the Land Registry map.

Richard_Webster

The  fence lines shown will be from OS extracts.   So it is perhaps a case of getting the OS to change their plans - which can be difficult!  My house was built in 1953 and its then owner bought an extra piece of land at the end of the garden in 1955.  He sold both then unregistered titles to me in 1981 and the title was then registered.   The OS plan still shows the fence line even though it has not existed for over 60 years!   So when someone bought a bungalow at the back his solicitor thought  I might have squatted on the extra piece! 
 
When he wanted to build an extension and applied for planning permission the Council looked at the plans to decide which neighbouring property owners to consult and presumably decided not consult me because the triangle at the back which looked a separate piece of land (because the 1/1250 OS plan still showed the fence line) meant that my property looked as if it did  not border the property at the back.

Denarii

Many thanks doodling and RW.

If it is a fence line it should not cause any issues - it does not bound any neighbouring property so shouldn't lead to any future disputes (I hope!). The two current properties will be formed in to one and I won't be challenging myself over a defect line.

Interestingly, lenders would not lend due to the two properties on one title.

Thanks again.