Land Registry - Expedite - Timescales, Current

DGHomeseller

Hello please can someone help with a bit of current advice?  I'm new here!
So we are working through our solicitor, we sold our property back in May - issue arose through the searches on our property that part of our garden wasn't ours (bought from new, direct from property developer and sold with the garden - landscaped etc 23 years ago, fenced in, original fence up, rockery the lot).  Our solicitor confirmed the initial application for Adverse Possession was sent 24th August 2025 and that it went into Expedite 4 weeks ago, was assigned someone at Land registry 2 weeks ago and we still haven't heard anything back, updates etc so still non the wiser.  Is this timescale normal or are they just really really busy there?  We've lost one buyer already, got a new one 6 weeks ago, but have lost a house we wanted to buy after paying searches, survey fees etc. this week as they have sold it to another part who don't have border/garden issues :-(

RAS

I think adverse possession is dependent on people outside the Land Registry responding to legally required queries within legal timescales?

This really needs to be on the Buying and Selling forum where Land Registry staff would see it, meantime @Land_Registry

Land_Registry

It reads as if your conveyancer will have submitted a request to register a claim as to ownership based on your 23 years of occupation. If so then such applications do take time as they often require consideration by one of our lawyers, a survey and wider checks as RAS mentions
Expedition gets the case to the processing start line within 2 weeks but the process is likely to take 2-3 months at least to work through the stages mentioned.

DGHomeseller

Land_Registry said:

It reads as if your conveyancer will have submitted a request to register a claim as to ownership based on your 23 years of occupation. If so then such applications do take time as they often require consideration by one of our lawyers, a survey and wider checks as RAS mentions
Expedition gets the case to the processing start line within 2 weeks but the process is likely to take 2-3 months at least to work through the stages mentioned.

Ok thank you for confirming, the company who did own the land at point of sale is now dissolved - will it still be the case that it could take 2-3 months still to hear a response?  We were told we could expect to hear 'any day now' with an update on what the course would be, timescales etc.  Also, we have waiting 12 weeks to get to Expedite and have the application acknowledged - is this normal? Thank you in advance

DGHomeseller

RAS said:

I think adverse possession is dependent on people outside the Land Registry responding to legally required queries within legal timescales?

This really needs to be on the Buying and Selling forum where Land Registry staff would see it, meantime @Land_Registry

How do I do that lol! I'm new... so sorry if I have placed this in the wrong area 😁

Land_Registry

DGHomeseller said:

Land_Registry said:

It reads as if your conveyancer will have submitted a request to register a claim as to ownership based on your 23 years of occupation. If so then such applications do take time as they often require consideration by one of our lawyers, a survey and wider checks as RAS mentions
Expedition gets the case to the processing start line within 2 weeks but the process is likely to take 2-3 months at least to work through the stages mentioned.

Ok thank you for confirming, the company who did own the land at point of sale is now dissolved - will it still be the case that it could take 2-3 months still to hear a response?  We were told we could expect to hear 'any day now' with an update on what the course would be, timescales etc.  Also, we have waiting 12 weeks to get to Expedite and have the application acknowledged - is this normal? Thank you in advance

Yes as the process is the same inc wider checks as appropriate. 
You could hear any day now re any course of action, namely survey and wider checks - that's all explained in the relevant PG 4 or 5 depending on the claim being made Land registration: Practice guides - GOV.UK 
You would be notified by post asking you to arrange a survey with Ordnance Survey if one is required. Invariably a survey is required
Applications are acknowledged on receipt as appropriate. A request for expedition is processed within a few days if the correct channel is used. I'd check with your conveyancer to confirm timings as unsure where the 12 weeks has arisen unless you are much later into the process 

DGHomeseller

Thank you for responding.  So to confirm if our conveyancer has filed the initial application correctly then he could have requested Expedite in a matter of days not 12 weeks?  Thank you in advance, I just want to let our current buyers know timescales so they can decide whether to proceed or not, we think it is only fair.  It has cost us £3k in mortgage fees, surveys and searches so far, with now no house to buy.  We feel ill-advised by our conveyancer and disappointed we are having to try and seek information ourselves, that they should be providing, as we are/have paid for. Sorry for the moan it has been very stressful

silvercar

Are you using a recommended local solicitors, or an online conveyancing operation? The latter are not renowned for being quick in doing anything slightly out of the ordinary standard procedures.

DGHomeseller

Yes we are using a recommended local solicitor/conveyancer

Land_Registry

DGHomeseller said:

Thank you for responding.  So to confirm if our conveyancer has filed the initial application correctly then he could have requested Expedite in a matter of days not 12 weeks?  Thank you in advance, I just want to let our current buyers know timescales so they can decide whether to proceed or not, we think it is only fair.  It has cost us £3k in mortgage fees, surveys and searches so far, with now no house to buy.  We feel ill-advised by our conveyancer and disappointed we are having to try and seek information ourselves, that they should be providing, as we are/have paid for. Sorry for the moan it has been very stressful

Expedition can be requested at any time after submission