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  • Land Registry
    Can someone help me on this one. Where I live is a house for sale. Behind it is a pathway into a field. In previous years I have seen people walk down the path and into a field. The owner of the house for sale tells me that I shouldn't walk there as the path is private and his land. His house for sale does not mention this land in the particulars. He may well be right but how can I find out who owns the strip of land that contains the pathway?
    Originally posted by Majic
    Map Enquiry is your in,one service if the land is registered. If not or uncertain on,one then do a postal search of the index map
    https://www.gov.uk/get-information-about-property-and-land
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
  • Land Registry
    Hi all,

    After a little bit of advice. We are currently looking at buying a detached house. But we have found that the current owner purchased some spare land to one side of the property, since then he has moved the boundary seperating this piece of land and the property further onto the house land reducing our area when compared to the title deeds (which still show the original layout for the boundary). As he hasn’t changed the boundary through land registry does he have to move the fence back to the original position when we exchange?
    Originally posted by Ianjones0879
    One for your conveyancer to advise on what rights he or you may have.
    If he owns the property and land then he can often do as he wishes re the boundary. But that changes what you are buying so something to query and raise
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
  • Land Registry
    Hi - I have been advised that with a statutory declaration I could register a prescriptive easement with Land Registry, but what exactly would this illustrate? Is there any true benefit?


    It is for a shared access track which is unregistered land - I am unable to make a claim under adverse possession (as it's shared and also a registered public footpath) and as it's unregistered there's no one that could grant a formal right of way anyway.


    Would having a prescriptive easement give me any more right than the sworn statutory declaration?


    Thanks.
    Originally posted by ellectrastar
    Have a read of our PG and get legal advice in the complexities involved. https://www.gov.uk/government/publications/easements-claimed-by-prescription
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
    • PassingOutInTheParade
    • By PassingOutInTheParade 11th Oct 18, 7:50 PM
    • 89 Posts
    • 99 Thanks
    PassingOutInTheParade
    Slight error with name on contract
    I am buying a house under Probate.

    The Executors now have the Grant.
    However one of their names is spelled slightly wrongly on the Grant ie the letters a & e the wrong way round.

    Clearly this is a typo somewhere along the line (either Probate Office or applying solicitor).

    My solicitor says that it has to be rectified before submitting the TR1 as the names are not identical on the Grant and contract of sale.

    Would this really be rejected by The Land Registry as an invalid application? It seems such a common error, and the person is clearly one and the same.

    TIA.
    • runninglea
    • By runninglea 11th Oct 18, 8:14 PM
    • 880 Posts
    • 1,333 Thanks
    runninglea
    Can I ask how easy/ what is the process of transferring a piece of land from one person to another?
    Year 2018 (13,600/£17000mortgage repayment)Overall mortgage (69,700/165568) (43
    .0%) (41/100) payments made. Total paid 2018 year £13,600

    Total paid 2017 year £15,300Total paid 2018 year £13,600
  • Land Registry
    I am buying a house under Probate.

    The Executors now have the Grant.
    However one of their names is spelled slightly wrongly on the Grant ie the letters a & e the wrong way round.

    Clearly this is a typo somewhere along the line (either Probate Office or applying solicitor).

    My solicitor says that it has to be rectified before submitting the TR1 as the names are not identical on the Grant and contract of sale.

    Would this really be rejected by The Land Registry as an invalid application? It seems such a common error, and the person is clearly one and the same.

    TIA.
    Originally posted by PassingOutInTheParade
    Names are critical so even an a and an e the wrong way round means it's potentially a different person legally. So I'm afraid it's clearly nit the same person unless they match precisely

    It needs correcting with the errant legal document referring to the correct legal name/spelling. If both spellings work legally then the solicitor could certify that they are one and the same person but reads to me as if it's an error that needs correcting to make it legal
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
  • Land Registry
    Can I ask how easy/ what is the process of transferring a piece of land from one person to another?
    Originally posted by runninglea
    Our online guidance explains rhe registration requirements

    There's more to think about though so how easy or what's the process is a much wider Q for others to answer
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
    • G_M
    • By G_M 12th Oct 18, 11:57 AM
    • 46,165 Posts
    • 55,866 Thanks
    G_M
    So I'm afraid it's clearly nit the same person unless they match precisely
    Originally posted by Land Registry
    I wouldn't want anyone here to jump to conclusions regarding what you mean here. Could you correct or clarify?


    • PassingOutInTheParade
    • By PassingOutInTheParade 12th Oct 18, 1:10 PM
    • 89 Posts
    • 99 Thanks
    PassingOutInTheParade
    I wouldn't want anyone here to jump to conclusions regarding what you mean here. Could you correct or clarify?


    Originally posted by G_M
    You've certainly got something in your head now G_M

    Clearly shows how an 'o' substituted with an 'i' can bring a whole new meaning to something.
  • Land Registry
    Fair point re i and o but it makes the point

    Anne or Ann; Geoff Mark Smith or Geoff Smith; Iain Jones or Ian Jones can all be different people in a legal deed only scenario. You may know they are one and the same respectively but it's only 100% clear that they are if those details match
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
    • balldred
    • By balldred 12th Oct 18, 2:21 PM
    • 6 Posts
    • 0 Thanks
    balldred
    Hi Land Registry!,

    Just after a bit of advice around (estimated) timings.

    We are the middle party in a small chain, FTB buying our house.
    All offers, surveys and proposed dates have been agreed up/down the chain.
    Solicitor stuff all appears to be ready apart from one last hitch!

    The house we are buying had a field on the Title.
    However this field was sold to a 3rd party and is currently working its way through the Land Registry process.
    On the deeds the solicitor was working from the field still shows at present and hence our mortgage company will not release funds against an incorrect title. (Entirely justifiably)

    We need to wait for the land registry process to complete before we can push all parties to exchange.

    My questions are,
    1. How long does Transfer of Part usually take?
    (I have a scan of the Land reg Application, with "priority Date" listed as the 20th of Sept.)
    2. Does this one Application do everything, ie amend the title for the property I am buying as well as give the new field owner the field? Or would I need something else raised to finalise the title for the property I am buying?


    I would leave all this up to the Solicitor and just wait, however with a tentatively agreed completion date of the 23rd of this month I need to splash the cash to get movers etc booked in.
    Also since selling with Purplebricks, I am managing most of the comms with my purchaser directly. So I want to keep them informed of any possible delay coming up.

    Thanks in advance for letting me rack your brains
    • da_rule
    • By da_rule 12th Oct 18, 3:06 PM
    • 2,872 Posts
    • 2,507 Thanks
    da_rule
    Hi Land Registry!,

    Just after a bit of advice around (estimated) timings.

    We are the middle party in a small chain, FTB buying our house.
    All offers, surveys and proposed dates have been agreed up/down the chain.
    Solicitor stuff all appears to be ready apart from one last hitch!

    The house we are buying had a field on the Title.
    However this field was sold to a 3rd party and is currently working its way through the Land Registry process.
    On the deeds the solicitor was working from the field still shows at present and hence our mortgage company will not release funds against an incorrect title. (Entirely justifiably)

    We need to wait for the land registry process to complete before we can push all parties to exchange.

    My questions are,
    1. How long does Transfer of Part usually take?
    (I have a scan of the Land reg Application, with "priority Date" listed as the 20th of Sept.)
    2. Does this one Application do everything, ie amend the title for the property I am buying as well as give the new field owner the field? Or would I need something else raised to finalise the title for the property I am buying?


    I would leave all this up to the Solicitor and just wait, however with a tentatively agreed completion date of the 23rd of this month I need to splash the cash to get movers etc booked in.
    Also since selling with Purplebricks, I am managing most of the comms with my purchaser directly. So I want to keep them informed of any possible delay coming up.

    Thanks in advance for letting me rack your brains
    Originally posted by balldred
    At the moment the Land Registry are processing applications for transfers of part in 52 working days (on average). This can take longer where enquiries are raised and where there are delays in responding to those enquiries.

    The person who made the application (I assume it would be the solicitor for the person who bought the field) could apply to the Land Registry to expedite the application on the basis that it is holding up further a transaction involving the parent title.

    The transfer of part will do everything. It will update the title plan (and title register if necessary) of the title for the property you want to buy.
  • Land Registry
    Good Afternoon,

    any updated on this please?
    MS563915
    Originally posted by laskoibence
    This application is still awaiting processing, but we will chase it up.
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
    • laskoibence
    • By laskoibence 12th Oct 18, 4:10 PM
    • 28 Posts
    • 0 Thanks
    laskoibence
    This application is still awaiting processing, but we will chase it up.
    Originally posted by Land Registry
    thank You
  • Land Registry
    Hi Land Registry!,

    Just after a bit of advice around (estimated) timings.

    We are the middle party in a small chain, FTB buying our house.
    All offers, surveys and proposed dates have been agreed up/down the chain.
    Solicitor stuff all appears to be ready apart from one last hitch!

    The house we are buying had a field on the Title.
    However this field was sold to a 3rd party and is currently working its way through the Land Registry process.
    On the deeds the solicitor was working from the field still shows at present and hence our mortgage company will not release funds against an incorrect title. (Entirely justifiably)

    We need to wait for the land registry process to complete before we can push all parties to exchange.

    My questions are,
    1. How long does Transfer of Part usually take?
    (I have a scan of the Land reg Application, with "priority Date" listed as the 20th of Sept.)
    2. Does this one Application do everything, ie amend the title for the property I am buying as well as give the new field owner the field? Or would I need something else raised to finalise the title for the property I am buying?


    I would leave all this up to the Solicitor and just wait, however with a tentatively agreed completion date of the 23rd of this month I need to splash the cash to get movers etc booked in.
    Also since selling with Purplebricks, I am managing most of the comms with my purchaser directly. So I want to keep them informed of any possible delay coming up.

    Thanks in advance for letting me rack your brains
    Originally posted by balldred
    As da_rule posts

    All down to seller's solicitor to provide details of linked transaction and confirm urgency. They shoukd know what's needed
    “Official Company Representative
    I am the official company representative of Land Registry. MSE has given permission for me to post in response to queries about the company, so that I can help solve issues. You can see my name on the companies with permission to post list. I am not allowed to tout for business at all. If you believe I am please report it to forumteam@moneysavingexpert.com This does NOT imply any form of approval of my company or its products by MSE"
    • PassingOutInTheParade
    • By PassingOutInTheParade 13th Oct 18, 9:19 AM
    • 89 Posts
    • 99 Thanks
    PassingOutInTheParade
    Fair point re i and o but it makes the point

    Anne or Ann; Geoff Mark Smith or Geoff Smith; Iain Jones or Ian Jones can all be different people in a legal deed only scenario. You may know they are one and the same respectively but it's only 100% clear that they are if those details match
    Originally posted by Land Registry
    Thank you for the information.
    I can fully understand the requirement now; everything needs to be 100% or not at all.
    • Lost Property
    • By Lost Property 13th Oct 18, 7:22 PM
    • 18 Posts
    • 2 Thanks
    Lost Property
    I have a queation relating to an annually renewable lease which until the latest renewal was between the registered owner and his managing agent (who leases the house for a "guaranteed" rent then lets out the indivudual rooms on Assured Shorthold Tenancies)..
    On the copy of the renewed lease a new name appears next to the owner's name (as if jointly entitled to the income from the lease). We've had nothing from LR to suggest that anyone has become a co-owner of the property so I'm wondering if the document I've seen is a fabrication that the owner knows nothing about, and is merely to "explain" to the tenants why all the (unpaid) bills are suddenly in a mystery new name as of middle of last year.

    Is it fair to assume an owner wouldn't simply assign a half-share of rental receipts unless they had sold a half-share in the property? And if the sale had occured would a letter from LR have been sent to the new co-owner at the address in question?
    • G_M
    • By G_M 13th Oct 18, 8:28 PM
    • 46,165 Posts
    • 55,866 Thanks
    G_M
    I have a queation relating to an annually renewable lease which until the latest renewal was between the registered owner and his managing agent (who leases the house for a "guaranteed" rent then lets out the indivudual rooms on Assured Shorthold Tenancies)..
    Originally posted by Lost Property
    This needs clarifying.

    An "annually renewable lease" is clearly not a long lease that would be registered with the Land Registry.

    Thus this issue is unlikely to fall within the remit of the Land Registry and I recommend starting a new thread.

    Also a bit strange that the lease would be between the owner/landlord and his managing agent. By definition, an agent works on behalf of their employer (the owner/landlord) - yes, there would be a contract in place, but a lease.......?

    On the copy of the renewed lease a new name appears next to the owner's name (as if jointly entitled to the income from the lease). We've had nothing from LR to suggest that anyone has become a co-owner of the property
    If, as I suspect, this lease does not require registration with the LR (an annual lease), then no change of owner would be notified from the LR.

    I think you need to explain more fully about this lease.


    NOTE to Land Reg Rep and others - this poster has now raised the question on the main board here as it is not a LR question.
    Last edited by G_M; 13-10-2018 at 8:53 PM.
    • Trixsie1989
    • By Trixsie1989 13th Oct 18, 10:45 PM
    • 485 Posts
    • 501 Thanks
    Trixsie1989
    Hi land registry people

    We currently own a house that has a shared drive with a neighbour. Both parties are in agreement to get the shared part of deeds rewritten and agree new boundary line between the two house, how do we go about changing the deeds with land registry please?

    Thank you!
    Debt free finally
    First house purchase ... 2018
    • Evkiev
    • By Evkiev 14th Oct 18, 8:36 PM
    • 2 Posts
    • 0 Thanks
    Evkiev
    Purchasing unregistered property
    Hi Land Registry, I hope you can help us! We're in the process of buying a property that is unregistered. Our solicitor originally said that this would pose no problem as we could register after exchange and completion, however, it has come to light that an additional owner was added to the mortgage in 1993 and the property should have been registered at this time but was not. This person is the current owner, the other person now being deceased.

    Would this add complications if we were to register after exchange and completion? Our solicitor has advised that the vendor produces documentation to explain the lack of registration in '93 or registers it themselves so can transfer the registration as part of the purchase. The former seems unlikely and the latter sounds like a lengthy process and the chain below us is putting pressure on us to complete.

    Really appreciate any advice that you can offer on this!

    Evkiev
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