Got probate, now transferring title

jwright

So we got the grant of probate through the post this morning.

I'm promptly onto filling out the Land Registry forms.  I am the executor of the estate and also the beneficiary so essentially what I am doing is transferring the title from my mother's name to mine.  I thought I just needed to complete:
AS1 Assent of whole of registered title.

Great, I've done this, got it witnessed, good to go.  I've worked out the fee and have located my (never before used) cheque book.

The instructions then say "Once you have completed form AS1, complete application form AP1 or FR1 as appropriate".  Ok, so it's not FR1 so it must be AP1.  AP1 seems unnecessarily complicated!  Am I literally typing my own name into pretty much every box?  I don't have a conveyancer or solicitor as I thought this would be straightforward!  Am I the applicant, the proprietor, the transferor and the transferee?  I consider myself to be relatively intelligent but this form and the associated guidance are as clear as mud!

I then came across another government page entirely randomly that said the beneficiary (also me!) needs to complete ID1 Verify identity (citizen).  Which seems to involve visiting a conveyancer / solicitor or similar???  I will have to appoint someone just for this as I am just transferring the title from my mother's name to mine.  Am I right that I need to do this as well?

I'm just checking I'm not over-egging what is involved here.  Is it really AS1, AP1 and ID1?

SVaz

Are you keeping or selling the house?
If selling,  don’t transfer the title!  
 

jwright

SVaz said:

Are you keeping or selling the house?
If selling,  don’t transfer the title!  
 

we're keep it as a rental :-)

pjs493

SVaz said:

Are you keeping or selling the house?
If selling,  don’t transfer the title!  
 

This is good advice for those who don't intend to keep the property in a similar scenario (I note that the OP intends to keep it). 

Following this advice on this forum when my husband died and left a rental property as part of his estate that I inherited, meant that I'm now avoiding a £7500 SDLT bill I would have otherwise had to pay if I'd changed the rental property into my name before selling to fund a purchase of a forever home for myself and our children. By not transferring the title I've retained my first time buyer status and avoided stamp duty. Originally I had hoped to keep the rental property but when I discovered mortgage lenders wouldn't consider the income as it had been on my late husband's tax return, it made sense to sell to liquidate the asset and buy mortgage free instead. Yes I've lost an income stream, but I won't have a mortgage to pay or costs relating to the rental property.

YorkshirePudd

jwright said:

So we got the grant of probate through the post this morning.

I'm promptly onto filling out the Land Registry forms.  I am the executor of the estate and also the beneficiary so essentially what I am doing is transferring the title from my mother's name to mine.  I thought I just needed to complete:
AS1 Assent of whole of registered title.

Great, I've done this, got it witnessed, good to go.  I've worked out the fee and have located my (never before used) cheque book.

The instructions then say "Once you have completed form AS1, complete application form AP1 or FR1 as appropriate".  Ok, so it's not FR1 so it must be AP1.  AP1 seems unnecessarily complicated!  Am I literally typing my own name into pretty much every box?  I don't have a conveyancer or solicitor as I thought this would be straightforward!  Am I the applicant, the proprietor, the transferor and the transferee?  I consider myself to be relatively intelligent but this form and the associated guidance are as clear as mud!

I then came across another government page entirely randomly that said the beneficiary (also me!) needs to complete ID1 Verify identity (citizen).  Which seems to involve visiting a conveyancer / solicitor or similar???  I will have to appoint someone just for this as I am just transferring the title from my mother's name to mine.  Am I right that I need to do this as well?

I'm just checking I'm not over-egging what is involved here.  Is it really AS1, AP1 and ID1?

Hi there - I'm in a similar situation and was reading this thread hoping for some clarity also, the form does seem to be making something seemingly straight forward overly complicated...did you get any answers elsewhere on your queries?
Thanks very much!
ps...I'm still on the hunt for my cheque book!!!

far

From my experience of doing this recently you'll need to fill in forms AP1, AS1 and get yourself ID verified. For this, you will either need to find a solicitor or one of a handful of nominated professions (such as medical doctor, denstist, MP) who can verify your identity then fill in form ID1 or ID5. There are online solicitors who can do this too. There is a @Land_Registry representative on the forum and hopefully they can come in and help here

Land_Registry

Yes - forms AP1 (application form), AS1 (legal deed by which an executor can assent/transfer title to a beneficiary) and ID1 or ID3 (identity verification).
Form AP1 - panels 1-7 inc 9, 12, 14 and 15 - there are notes to help complete the form 
Fee paid by cheque or postal order 
Practice Guide 67 explains identity verification options - https://www.gov.uk/government/publications/evidence-of-identity-conveyancers
Apologies for such a slow reply - suspect you’ve moved on already with application 

papworth

I'm doing the same and luckily my husband found there were step by step YouTube videos on how to fill in the complicated forms. Just search YouTube for the HM land registry channel