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Last updated: February 2026 — by Towers Richardson, Land Registry Plan Specialists since 1994

Whether you are buying, selling, transferring or leasing property, there is a strong chance you will need a Land Registry plan. These plans are a fundamental part of property transactions across England and Wales, yet the requirements for producing a compliant plan catch many people — and even some professionals — off guard.

In this guide, we draw on over 30 years of specialist experience preparing Land Registry plans to explain exactly what is required, the different types of plan available, common reasons for rejection, and how to ensure your plan is accepted first time.

What Is a Land Registry Plan?

A Land Registry plan is a scaled drawing that shows the boundaries and extent of a property or parcel of land. It forms part of the legal documentation submitted to HM Land Registry (HMLR) when registering ownership, transferring property, granting a lease, or updating an existing title.

Every registered property in England and Wales has an associated title plan held by HMLR. This plan is based on the Ordnance Survey map and shows the general position of the property’s boundaries using coloured edging. When you buy, sell, lease or split a property, the deed plan submitted with your application must be sufficiently clear and accurate for HMLR to update (or create) the title plan accordingly.

In practical terms, if the plan accompanying your application fails to meet HMLR’s standards, your application will be raised as a requisition — causing delays, additional costs and frustration for all parties involved.

When Do You Need a Land Registry Plan?

A Land Registry-compliant plan is required in a wide range of property transactions. The most common scenarios include:

• Selling or buying a property — a transfer plan (Form TP1) showing the extent of land being transferred, particularly when only part of a title is being sold
• Granting a new lease of 7 years or more — a lease plan is mandatory for HMLR registration of the lease
• First registration of unregistered land — a title plan must accompany the application to establish the registered extent
• Splitting an existing title — when dividing land into separate parcels, each new title requires its own plan
• Lease extensions and variations — updated plans may be required to reflect changed terms
• Correcting or updating an existing title plan — where boundaries have been inaccurately recorded
• Developer and infrastructure projects — housing estates, pipelines, and transport schemes all require compliant plans at scale

If you are unsure whether your transaction requires a Land Registry plan, your solicitor or conveyancer will advise — or you can contact us directly for guidance.

Types of Land Registry Plan

There is no single “one size fits all” Land Registry plan. The type of plan you need depends on the nature of your transaction.

Land Registry Plan Requirements — Practice Guide 40

All plans submitted to HMLR must comply with the requirements set out in Practice Guide 40, Supplement 2. This is the official guidance document that sets the standard for plan preparation, and it is the benchmark against which every submission is assessed.

The key requirements are as follows:

1. Based on the Ordnance Survey Map

Every Land Registry plan must show sufficient Ordnance Survey (OS) detail — roads, buildings, field boundaries and other surrounding features — to allow HMLR to accurately locate the property on their own OS-based mapping. A plan drawn in isolation, without recognisable surrounding context, will not be accepted.

2. Drawn to a Stated, Metric Scale

Plans must be drawn to an appropriate metric scale. The scale used must be stated on the plan and must be accurate — meaning the measurements on the plan must correspond correctly to the stated scale. A scale bar should also be included.

3. Include a North Point

Every plan must include a north point to confirm its orientation. This allows HMLR to correctly position the plan in relation to the OS map.

4. Clear Boundary Edging

The property boundary must be shown by a continuous line of coloured edging. There must be no gaps in the boundary — it must form a complete, enclosed area. The edging must follow the inner edge of any boundary feature shown on the OS map.

5. Show Sufficient Surrounding Detail

The plan must include enough surrounding roads, buildings and landmarks outside the property boundary for HMLR to pinpoint the location. An isolated boundary with no context is one of the most common reasons for requisition.

6. Date of Preparation

The plan should include the date it was created, providing a record of when the mapping data was current.

7. No Prohibited Phrases

Certain wording must not appear on any plan submitted to HMLR. We cover these in detail below.

Accepted Scales & Ordnance Survey Data

Choosing the correct scale is critical. The plan must be detailed enough for HMLR to identify the property clearly, but at a scale that is practical for the size of the land involved.

All plans must be based on current Ordnance Survey mapping data. OS data provides the authoritative base map that HMLR uses to verify property locations. Using outdated mapping — or hand-drawn sketches without an OS base — is a common cause of rejection.

At Towers Richardson, we hold a full Ordnance Survey licence and work directly with current OS MasterMap data in our CAD systems, ensuring every plan is plotted against the most up-to-date mapping available.

Colouring Conventions & Boundary Edging

While HMLR does not mandate specific colours, there are well-established conventions used across the profession that solicitors and Land Registry caseworkers expect to see:

• Red edging — shows the extent of the property being registered, transferred or leased
• Blue edging — identifies any retained land (the part being kept by the seller)
• Brown colouring — indicates a right of way or easement that benefits the property
• Green colouring — indicates common areas
• Additional colours — used to distinguish multiple parcels or different floor levels in lease plans

An important practical point: colours must remain clearly distinguishable when printed. Colours that look distinct on screen — such as orange and brown, or red and pink — can become difficult to differentiate on paper. This is a surprisingly common issue that we regularly see when reviewing plans prepared by others.

Common Reasons Land Registry Plans Get Rejected

After 30 years of preparing plans, we have seen — and been asked to correct — virtually every type of plan rejection. These are the issues that cause the most problems:

• Insufficient surrounding detail — the plan only shows the property boundary with no roads, buildings or other features nearby, making it impossible for HMLR to locate the land on the OS map
• Not drawn to a stated scale — the plan has no scale bar, no scale statement, or the stated scale does not match the actual measurements
• Gaps in the boundary edging — the coloured boundary line does not form a complete, continuous enclosure
• Using an outdated or inaccurate base map — hand-drawn sketches, old estate agent plans, or plans based on superseded OS data
• Prohibited phrases on the plan — see the next section
• Colours that are indistinguishable when printed — particularly when multiple colours are used in close proximity
• No north point — a basic requirement that is sometimes overlooked
• Plan not consistent with the deed description — the verbal description in the deed does not match what is shown on the plan
• Poor print quality — faded or pixelated plans where boundary lines or OS detail cannot be clearly read

When a plan is rejected (formally called a “requisition”), HMLR will write to the applicant’s solicitor explaining what needs to be corrected. This creates a delay — typically several weeks at minimum — and may require a replacement plan to be prepared from scratch. Getting the plan right first time is always faster, cheaper and less stressful.

Prohibited Phrases & Marks

HMLR will not accept any plan that includes wording which casts doubt on the reliability or accuracy of the plan. The following phrases (and anything similar) must not appear on a plan submitted for registration:

• “For identification purposes only”
• “Do not scale from this drawing”
• “Not to scale”
• “For illustrative purposes only”
• “This plan is indicative only”
• “Subject to survey”
• “Draft” or “Preliminary”
• “Approximate boundary” or similar qualifications

These phrases are commonly found on estate agent plans, architect’s preliminary drawings and informal sketches. Any plan bearing such wording will need to be replaced with a clean, compliant version before HMLR will process the application.

DIY vs Professional Land Registry Plans

It is technically possible to prepare your own Land Registry plan, provided it meets all of HMLR’s requirements. In practice, however, the majority of plans submitted by non-specialists contain errors that lead to requisitions.

The main challenges with a DIY approach are access to current Ordnance Survey data (which requires a commercial licence), the ability to plot accurately to stated scales, and understanding HMLR’s detailed requirements for different application types. For simple, straightforward properties, a competent person with the right data may be able to produce an acceptable plan — but for anything involving lease plans, partial transfers, or complex boundaries, professional preparation is strongly recommended.

A specialist Land Registry plan provider uses licensed OS data, professional CAD software, and an in-depth understanding of Practice Guide 40 to prepare plans that meet HMLR’s standards consistently. The cost of professional preparation is modest relative to the delays and legal costs that a rejected plan can cause.

What to Look for in a Plan Provider

When choosing who to prepare your Land Registry plan, consider the following: Do they specialise in Land Registry plans, or is it a sideline? Do they hold an Ordnance Survey licence? What is their turnaround time? Can they demonstrate a strong acceptance rate? And are they familiar with the specific requirements for your type of application?

At Towers Richardson, Land Registry plan preparation is all we do. It has been our sole focus since 1994, and that specialist expertise is reflected in our 100% acceptance rate and the trust placed in us by solicitors, developers and property professionals across England and Wales.

How Much Does a Land Registry Plan Cost?

The cost of a Land Registry plan depends on the type of plan required, the complexity of the property, and how quickly you need it. As a general guide:

A straightforward title plan or lease plan for a standard residential property starts from £115. Developer projects and large-scale infrastructure work are priced on a project basis.

If you do not have existing floor plans or drawings that can be used as a base for a lease plan, a measured survey of the premises will be required at additional cost. We will always confirm this upfront when quoting.

When comparing costs, remember that the cheapest option is not always the best value. A plan that gets rejected costs you the original fee plus the cost of a replacement, not to mention the delay to your transaction. Getting it right first time with a specialist provider is almost always the most cost-effective approach.

We provide fixed-price quotes with no hidden fees. Request a quote and we will confirm the cost before any work begins.

How Long Does It Take?

At Towers Richardson, we typically deliver completed plans within 24 to 48 hours of receiving your instructions. Urgent same-day turnarounds are available for time-critical transactions.

The main factors that affect timescales are the complexity of the plan, whether a site visit or measured survey is required, and the completeness of the information provided. For most standard title plans and transfer plans, we can work from the deed description, existing title plans and OS data without needing to visit the property.

Lease plans involving internal floor layouts may require a measured survey of the premises, which adds a small amount of time — but even with a survey, we aim to have completed plans back within a few working days.

Frequently Asked Questions

Need Help With Your Land Registry Plan?

Towers Richardson has been preparing Land Registry-compliant plans since 1994. Whether you need a simple title plan for a house sale, a detailed lease plan for a commercial property, or a suite of plans for a major development, we can help.

Every plan is prepared using licensed Ordnance Survey data, professional CAD software, and checked against Practice Guide 40 requirements before delivery. We work with solicitors, estate agents, property developers, housing associations and homeowners across England and Wales.

Get in touch today:

📧 info@towers-richardson.co.uk
📞 01226 885040
💬 WhatsApp: 07543 434048

Or request a free quote online — we respond within 1 hour during business hours.

Whether you’re buying a property, planning an extension, installing a new fence, or dealing with a neighbour who may have encroached on your land, knowing exactly where your boundaries lie is essential. Getting it wrong can lead to costly disputes, delayed transactions, and even legal proceedings.

If you’ve ever asked yourself “how do I find my land boundaries?” — you’re not alone. It’s one of the most common property questions in England and Wales, and the answer isn’t always as straightforward as people expect.

This guide walks through every resource available to help you find your land boundaries accurately, explains what those resources actually tell you (and what they don’t), and covers the common myths that catch property owners out.

1. Title Deeds & Land Registry Records

Your title deeds are the natural starting point when trying to find your land boundaries. These legal documents record the history of your property’s ownership and often include descriptions or plans that reference the boundaries of the land being conveyed.

There are some important distinctions to be aware of:

Registered Properties

If your property is registered with HM Land Registry, the original deeds will have been lodged at the time of first registration. The Land Registry then creates a title register (a written record of ownership, rights, and restrictions) and a title plan (a map showing the property’s extent). These two documents together replace the practical need for the original deeds in most cases.

You can obtain a copy of your title register and title plan from HM Land Registry for £3 each through their online search service. You’ll need either the property address or the title number.

Unregistered Properties

Approximately 14% of land in England and Wales remains unregistered. If your property falls into this category, the original deeds are your primary source of boundary information. These may be held by your mortgage lender, your solicitor, or in your own possession. Unregistered deeds can contain detailed boundary descriptions, measurements, and plans that are often more specific than what the Land Registry provides for registered land.

2. Land Registry Title Plans

The title plan is the most commonly used document for identifying land boundaries. It’s an official document produced by HM Land Registry that shows the approximate extent of a registered property, plotted on Ordnance Survey mapping.

The property is typically outlined with a red edging, and additional colours may be used to identify specific areas referenced in the title register — for example, land subject to rights of way or restrictive covenants.

However, understanding what a title plan does and doesn’t tell you is crucial:

• The red edging shows the general boundary of your property — not the precise legal boundary
• Title plans are based on Ordnance Survey mapping, which shows physical features (walls, fences, hedges) at the time of survey — these may have changed since
• The thickness of the red line on a title plan can represent several feet on the ground, so it should never be used to measure exact boundary positions

• Title plans do not show who owns individual boundary features such as fences, walls, or hedges
• Title plans do not define precise legal boundaries unless a determined boundary has been registered
• The Ordnance Survey mapping on a title plan is topographic, not legal — it shows what’s physically on the ground, not where property rights begin and end

Despite these limitations, the title plan remains an essential starting point. It gives you a clear visual indication of your property’s extent and is accepted as evidence in property transactions across England and Wales.

If you need a new plan prepared for a property transaction — for example, when transferring part of your land or registering a new title — the plan must comply with Practice Guide 40, HM Land Registry’s technical requirements for plans.

3. Deed Plans & Boundary Agreements

For a more detailed picture of your land boundaries, historical deed plans are often invaluable. These are the plans attached to the original conveyance or transfer deeds when the property was first sold. Unlike title plans, deed plans may include:

• Specific measurements along boundary lines
• References to physical boundary markers (posts, walls, ditches)
• T marks indicating boundary ownership or maintenance responsibility
• Coloured areas identifying gardens, driveways, or shared spaces

If you can locate the original deed plan for your property, compare it carefully against the current physical features on the ground and the Land Registry title plan. Discrepancies between the three are more common than you might expect — fences get moved, hedges grow, and boundary features are replaced in slightly different positions over time.

Boundary Agreements

Where there’s genuine uncertainty about the position of a boundary, neighbouring property owners can enter into a boundary agreement. This is a formal written agreement that records where both parties accept the boundary to be, and it can be noted on the title register at HM Land Registry.

A boundary agreement is a practical solution that avoids the cost and complexity of a formal dispute. It’s particularly useful where physical features have shifted over the years and both neighbours are willing to agree a sensible line.

4. Determined Boundary Applications

If you need to establish the exact legal position of a boundary — rather than relying on the general boundary shown on the title plan — you can apply to HM Land Registry for a determined boundary.

This is a formal process under Section 60 of the Land Registration Act 2002 and requires:

• A detailed plan prepared by a qualified surveyor, showing the exact boundary line
• Supporting evidence such as historical deed plans, conveyance descriptions, and surveyor’s reports
• Payment of the Land Registry application fee

Once the application is submitted, HM Land Registry will notify the adjoining landowner, who has 20 working days to object. If no objection is received, the boundary is formally determined and recorded on both title plans.

Determined boundary applications are relatively uncommon — most property owners manage with the general boundary system. But where a boundary dispute has escalated, or where you need absolute certainty for a development or planning application, it can be the right course of action.

5. Professional Land Surveyors

If you need precise measurements of your boundary positions — rather than the approximate indication provided by the title plan — a chartered land surveyor (RICS-accredited) is the most reliable option.

A professional surveyor will:

• Use specialist equipment (total stations, GPS, and laser measuring devices) to plot exact boundary positions
• Compare current physical features with historical deed plans and Ordnance Survey data
• Prepare a boundary survey report that can be used as evidence in legal proceedings
• Identify any encroachments — where a neighbour’s structure or fence crosses the boundary line

A land surveyor’s report carries significant weight in boundary disputes and property tribunal hearings. While Land Registry documents provide general guidance, a surveyor can tell you exactly where the boundary falls on the ground — which is what matters when a dispute reaches a legal conclusion.

It’s worth noting that a surveyor measures physical positions and interprets legal documents. They don’t make legal decisions about where the boundary should be — that’s ultimately a matter for the courts if the parties can’t agree.

6. Local Authority Records

For properties that border public roads, footpaths, bridleways, or common land, your local council may hold additional records that help clarify boundary positions.

The highways department can confirm:

• The extent of the adopted highway — the land maintained at public expense, which often extends beyond the visible road surface
• Whether a wall, fence, or hedge sits on highway land
• Any highway boundary agreements or stopping-up orders that affect the property

The planning department may also hold site plans and boundary information from previous planning applications on your property or neighbouring properties. These can be useful reference points, particularly for developments where detailed boundary surveys were submitted as part of the application.

Local authority searches carried out during the conveyancing process can also flag boundary-related issues — for example, if part of your garden falls within a registered common or village green.

7. Understanding Boundary Features

One of the most common misunderstandings about land boundaries is that physical features define the boundary. In reality, physical features such as fences, walls, hedges, and ditches are evidence of where the boundary might be — but they are not the boundary itself.

The legal boundary is an invisible line. Physical features may sit on the boundary, on one side of it, or even straddle it. Over time, features get replaced, repositioned, or removed entirely. A fence erected in a slightly different position after storm damage doesn’t move the legal boundary — it just means the fence no longer sits exactly where the boundary is.

The Hedge and Ditch Rule

There is a long-standing presumption in English law that where a hedge sits on a bank alongside a ditch, the boundary runs along the far edge of the ditch (the side furthest from the hedge). This is based on the historical practice of digging a ditch on the edge of your land and throwing the soil onto your own side to form a bank, on which you would then plant a hedge.

This presumption can be rebutted by evidence to the contrary, but it remains relevant in rural boundary disputes where the original boundary features have been in place for generations.

8. Common Boundary Myths

Several persistent myths about property boundaries catch people out. Understanding what’s legally accurate — and what isn’t — can save you time, money, and unnecessary arguments with neighbours.

• “You’re responsible for the left-hand boundary” — There is no legal basis for this. Some deeds do specify boundary maintenance responsibilities, but the idea that every owner is responsible for the left (or right) boundary when facing the property from the road is simply a myth.
• “The fence posts face the owner’s side” — Again, no legal foundation. While it’s conventional practice to erect a fence with the posts and rails on the owner’s side and the flat boards facing outward, this is a preference — not a legal rule. You cannot determine ownership from how a fence is constructed.
• “T marks always show who owns the boundary” — T marks on a deed plan indicate boundary ownership or maintenance responsibility only if they are specifically referenced in the text of the deed. If the deed doesn’t mention them, they have no legal weight. For more on this, see our guide to T and H marks on title plans.
• “The Land Registry will tell me my exact boundary” — Under the general boundary rule (Section 60, Land Registration Act 2002), the Land Registry does not guarantee exact boundary positions. The red edging on a title plan is deliberately approximate.

9. What To Do Next

If you need to find your land boundaries, here’s a practical step-by-step approach:

1. Obtain your title plan and title register from HM Land Registry (£3 each via the online search service). This gives you the general extent of your property and any boundary-related entries on the register.
2. Locate the original deed plans if possible. Check with your solicitor, mortgage lender, or personal records. These often contain more boundary detail than the title plan.
3. Walk the physical boundary and compare it against the title plan and deed plan. Note any discrepancies — fences in different positions, missing boundary markers, or structures that appear to cross the boundary line.
4. Check for T marks or boundary covenants in your title register and deeds. These may clarify ownership or maintenance responsibilities for specific boundaries.
5. Instruct a professional if the boundaries are unclear or disputed. A chartered surveyor can measure exact positions, and a Land Registry plan specialist can prepare compliant plans for any applications or transactions.

Need Help With Your Land Boundaries?

At Towers Richardson, we’ve been preparing Land Registry-compliant plans since 1994 with a 100% acceptance rate. Whether you need a plan for a property transaction, a boundary clarification, or a Land Registry application, we can help.

Our services include:

• Title Plans — for property sales, purchases, and first registrations
• Lease Plans — for lease registrations and renewals
• Transfer Plans — for transferring part of a title or gifting land
• Developer & Infrastructure Plans — for housing developments and infrastructure projects

Every plan is prepared using licensed Ordnance Survey data and checked against Practice Guide 40 requirements before delivery. We offer 24-hour turnaround as standard and work with solicitors, estate agents, developers, and homeowners across England and Wales.

Get in touch today:

📧 info@towers-richardson.co.uk
📞 01226 885040
💬 WhatsApp: 07543 434048

Or request a free quote online — we respond within 1 hour during business hours.

Frequently Asked Questions

If you are buying, selling or developing land that is subject to a planning obligation made before 1991, there is a good chance you will encounter a Section 52 agreement. Although these agreements were replaced by the Section 106 framework over 30 years ago, many remain active and legally enforceable today — and they can have a direct impact on property transactions.

In this guide, we explain what a Section 52 agreement is, how it differs from a Section 106 agreement, why accurate plans matter when dealing with one, and how Towers Richardson can help you navigate the process.

What Is a Section 52 Agreement?

A Section 52 agreement is a legally binding obligation made under Section 52 of the Town and Country Planning Act 1971. It allowed local planning authorities to enter into formal agreements with landowners and developers, setting out specific conditions that had to be met as part of a planning permission.

In practice, these agreements gave councils the ability to secure commitments that went beyond the standard conditions attached to a planning consent. For example, a Section 52 agreement might require a developer to build affordable housing, maintain open space, restrict the use of certain land, or make financial contributions towards local infrastructure.

The Town and Country Planning Act 1971 was eventually replaced by the Planning and Compensation Act 1991, which introduced the Section 106 agreement as the new mechanism for planning obligations. However, the 1991 Act did not automatically cancel existing Section 52 agreements — many of them remain in force today.

What Did a Section 52 Agreement Typically Include?

Every Section 52 agreement was different, but they commonly covered one or more of the following obligations:

• Restrictions on land use — limiting how specific areas of a site could be used, such as preventing commercial development on certain parcels
• Infrastructure contributions — requiring financial payments towards roads, schools, drainage or other local services
• Provision of public open space — setting aside areas of a development for communal use, with obligations around maintenance and upkeep
• Landscaping and conservation requirements — specifying tree planting, ecological mitigation or the preservation of particular features
• Affordable housing obligations — requiring a percentage of new homes to be offered at below-market rates
• Access and rights of way — securing public footpaths, cycle routes or vehicular access across the development land

These obligations were typically accompanied by a plan attached to the agreement, showing the areas of land to which each obligation applied. Over time, those original plans may have become faded, unclear or difficult to reconcile with the current state of the land — which is where problems often arise.

Are Section 52 Agreements Still Active?

Yes. Many Section 52 agreements remain legally enforceable today. The introduction of Section 106 in 1991 did not automatically revoke or replace existing Section 52 agreements. Unless a Section 52 agreement has been formally discharged, varied or superseded by a new Section 106 agreement, its terms continue to bind the land and any subsequent owners.

In practice, this means that properties developed in the 1970s and 1980s may still carry obligations that affect how the land can be used, transferred or developed further. Solicitors conducting due diligence on a property transaction should always check whether a Section 52 agreement is registered against the title.

How to Find Out if a Section 52 Agreement Applies

A Section 52 agreement will normally appear on the Charges Register of the property’s title at HM Land Registry. Your solicitor can identify it by ordering official copies of the title register and any associated documents. The agreement itself — including any plans attached to it — can usually be obtained from HMLR or from the local planning authority’s records.

Section 52 vs Section 106 — What Changed?

The transition from Section 52 to Section 106 was introduced by the Planning and Compensation Act 1991. While both mechanisms serve a similar purpose — securing planning obligations from developers — there are some important differences.

Under Section 52, agreements could only be made between the local authority and the landowner. Section 106 broadened the scope, allowing developers to enter into unilateral undertakings — obligations that the developer could offer voluntarily without needing the council to be a party to the agreement.

Section 106 also introduced clearer provisions for modifying or discharging planning obligations after a specified period, typically five years. Under Section 52, there was no equivalent statutory mechanism, which is one reason why some older agreements have persisted for decades without being updated.

For anyone dealing with a pre-1991 development, it is important to understand that a Section 52 agreement is not simply an outdated version of a Section 106. It is a separate legal instrument with its own terms, and it requires careful handling — particularly when plans and documentation are involved.

How a Section 52 Agreement Affects Property Transactions

If you are buying or selling property that is subject to a Section 52 agreement, the agreement will affect the transaction in several ways.

During the Conveyancing Process

Your solicitor will need to review the full terms of the agreement to understand what obligations run with the land. This includes identifying any restrictions on use, maintenance obligations, financial contributions that may still be outstanding, and any areas of land that are subject to specific requirements such as public access or open space provision.

When Transferring Part of the Land

If you are selling or transferring part of a site that is subject to a Section 52 agreement, the transfer plan must clearly show which areas of land carry which obligations. This is particularly relevant for older development sites where the original agreement covered a large area that has since been divided into multiple parcels.

When Seeking to Vary or Discharge the Agreement

In some cases, it may be possible to apply to the local authority to vary or discharge a Section 52 agreement — for example, if circumstances have changed significantly since it was made. Any application to modify the agreement will typically need to be supported by clear, accurate plans showing the land affected.

When Developing or Redeveloping the Site

If you are planning further development on land subject to a Section 52 agreement, you need to understand how the existing obligations interact with any new planning permission. In some cases, a new Section 106 agreement may be negotiated to replace or supplement the original Section 52 terms.

Why Accurate Plans Matter for Section 52 Agreements

Accurate, compliant plans play a central role whenever a Section 52 agreement is involved in a property transaction. There are several reasons why getting the plans right is essential.

Identifying the Agreement Land

The original plan attached to a Section 52 agreement may be decades old. Over time, paper plans can fade, boundaries can become unclear, and the physical landscape may have changed significantly since the agreement was made. A fresh, professionally prepared plan based on current Ordnance Survey data can clearly identify the land affected by the agreement in its present context.

Supporting Transfer and Registration

When transferring land that is subject to a Section 52 agreement, the plan accompanying the transfer deed must comply with HM Land Registry’s requirements under Practice Guide 40. This means it must be based on the OS map, drawn to a stated metric scale, include a north point, and show clear boundary edging with sufficient surrounding detail.

Resolving Boundary Disputes

Section 52 agreements on older developments can sometimes lead to disputes about exactly which areas of land are subject to which obligations. A precise, up-to-date plan helps resolve these disputes by providing clarity that the original documentation may lack.

Supporting Applications to Vary or Discharge

If you are applying to modify or discharge a Section 52 agreement, you will need to provide plans that clearly show the land in question. Both the local authority and HM Land Registry will expect these plans to meet current professional standards.

Common Issues When Dealing With Section 52 Agreements

After decades of working with properties subject to planning obligations, we regularly see the following issues arise:

• Faded or illegible original plans — plans attached to Section 52 agreements from the 1970s and 1980s are often barely readable, making it difficult to determine the exact boundaries
• Plans that do not match the current state of the land — the development may have changed significantly since the agreement was made, with new buildings, roads or boundaries that are not reflected on the original plan
• Ambiguous boundary descriptions — the agreement may describe areas of land in vague terms that are open to interpretation without a clear plan
• Obligations that overlap with newer agreements — where a Section 106 agreement has been made on the same land, it can be unclear which obligations still apply under the original Section 52
• Missing or incomplete documentation — local authority records from the 1970s and 1980s are not always complete, and obtaining copies of original agreements and plans can take time
• Transfer plans that fail to reflect the agreement boundaries — when selling part of a site, the transfer plan must align with both the title boundaries and the areas identified in the Section 52 agreement

In each of these situations, a professionally prepared plan based on current OS data helps bring clarity to what can otherwise become a complicated and time-consuming process.

How Towers Richardson Can Help

At Towers Richardson, we work with solicitors, developers, local authorities and landowners to prepare Land Registry-compliant plans for properties subject to Section 52 agreements. Our experience covers everything from straightforward title plans to complex multi-parcel development sites with overlapping planning obligations.

Here is what we offer:

• Title plans — clearly showing ownership boundaries and any areas subject to the Section 52 agreement, prepared to HMLR standards
• Transfer plans — for selling or transferring parts of a site, with clear distinction between the land being transferred and the retained land
• Site plans for applications — supporting applications to vary, discharge or replace a Section 52 agreement
• 100% HMLR acceptance rate — every plan we produce is checked against Practice Guide 40 before delivery
• Licensed Ordnance Survey data — we work with current OS MasterMap data to ensure accuracy
• Fast turnaround — most plans delivered within 24 to 48 hours, with same-day options available
• Nationwide coverage — we serve clients across England and Wales from our base in South Yorkshire

Whether you need a single plan for a conveyancing transaction or a suite of plans for a complex development site, we have the expertise to deliver.

Frequently Asked Questions

Need Help With a Section 52 Agreement Property?

Towers Richardson has been preparing Land Registry-compliant plans since 1994. Whether you need a title plan for a conveyancing transaction, a transfer plan for a partial sale, or supporting plans for an application to vary a planning obligation, we can help you get it right first time.

Every plan is prepared using licensed Ordnance Survey data, professional CAD software, and checked against Practice Guide 40 requirements before delivery. We work with solicitors, developers, local authorities and landowners across England and Wales.

For more information about the original legislation, see Section 52 of the Town and Country Planning Act 1971 on the legislation website.

Get in touch today:

📧 info@towers-richardson.co.uk
📞 01226 885040
💬 WhatsApp: 07543 434048

Or request a free quote online — we respond within 1 hour during business hours.

HM Land Registry publishes a wide range of HM Land Registry guidance to help property professionals, landowners and the general public understand the registration process. From official practice guides to video tutorials, these resources explain how applications should be prepared, what forms to use, and what standards HMLR expects.

In this guide, we summarise the key HM Land Registry guidance resources available, explain what each one covers, and highlight the guidance that is most relevant if you need to submit plans as part of a property transaction. We also explain how Towers Richardson can help when guidance alone is not enough and you need a professionally prepared, compliant plan.

What Is HM Land Registry Guidance?

HM Land Registry guidance is the collective term for the official documents, practice guides, forms, videos and online resources that HMLR publishes to explain how the land registration system works. This guidance covers everything from how to complete application forms to the technical standards that plans must meet.

The guidance is freely available on the GOV.UK website and through HMLR’s YouTube channel. It is aimed at solicitors, conveyancers, surveyors, developers and members of the public who need to interact with the Land Registry.

Why Does HMLR Guidance Matter?

Every application submitted to HM Land Registry is assessed against the standards set out in their guidance. If your application — or the plan accompanying it — does not meet these standards, HMLR will raise a requisition. This means they will write to the applicant’s solicitor asking for corrections, which causes delays and additional costs.

Understanding the relevant HM Land Registry guidance before you submit an application significantly reduces the risk of requisitions. For plans in particular, the guidance is very specific about what HMLR expects, and non-compliance is one of the most common reasons for applications being held up.

Practice Guides — The Official Standards

HMLR’s practice guides are the most detailed and authoritative source of HM Land Registry guidance. There are over 80 practice guides covering every aspect of land registration, from first registrations to leases, transfers, charges and more.

For property professionals, the most frequently referenced practice guides include:

All practice guides are available free of charge on the GOV.UK practice guides page. They are updated periodically by HMLR, so it is always worth checking you are working from the latest version.

Practice Guide 40 — Plans for Land Registry Applications

Of all the HM Land Registry guidance available, Practice Guide 40 is the most relevant for anyone submitting a plan with a Land Registry application. This is the document that sets out exactly what HMLR expects from every plan, and it is the standard against which every submission is assessed.

What Practice Guide 40 Requires

Practice Guide 40 and its Supplement 2 set out the following core requirements for plans:

• Based on the Ordnance Survey map — every plan must show sufficient OS detail for HMLR to locate the property accurately
• Drawn to a stated metric scale — the scale must be clearly stated on the plan and must be accurate, with a scale bar included
• A north point — confirming the orientation of the plan
• Clear boundary edging — the property boundary must form a complete, continuous enclosure with no gaps
• Sufficient surrounding detail — roads, buildings and neighbouring features must provide context
• No prohibited phrases — wording such as “not to scale” or “for identification purposes only” must not appear
• Date of preparation — a record of when the plan was produced

Practice Guide 40 also covers specialist situations including airspace plans, subsoil plans, and plans for properties in multi-storey buildings. For standard residential transactions, the requirements listed above cover the essentials.

You can read the full guidance on the GOV.UK Practice Guide 40 page.

HMLR Public Guidance Videos

In addition to written practice guides, HM Land Registry maintains a Public Guidance playlist on YouTube. These videos offer step-by-step walkthroughs of common processes, making the HM Land Registry guidance more accessible for people who prefer a visual format.

Topics Covered in the Video Playlist

The HMLR Public Guidance playlist covers a range of practical topics, including:

• How to find information about your property boundaries — explains how to access and interpret boundary data held by HMLR
• Lodging an application with HM Land Registry — a step-by-step guide to submitting applications correctly
• How to update your address for service — explains how to keep your contact details current on the register
• How to complete Form AP1 — the application form used for most changes to the register
• How to complete Form TR1 — the standard transfer form used when ownership of a property changes hands
• How to complete Form AS1 — used when transferring the whole of a registered title
• How to complete Form ID1 — the identity verification form required for certain applications
• What is happening with my application — explains how to check the progress of a pending application

You can access the full playlist on the HM Land Registry YouTube channel. The videos are short, clear and free to watch.

Key Land Registry Forms Explained

HM Land Registry guidance covers dozens of forms used for different types of application. Here are the ones you are most likely to encounter in property transactions that require plans:

For any application that requires a plan, that plan must comply with Practice Guide 40. Submitting a non-compliant plan — even if the rest of the application is perfect — will result in a requisition.

Common Mistakes When Following HMLR Guidance

The HM Land Registry guidance is comprehensive, but it does not prevent mistakes. After 30 years of working alongside solicitors and conveyancers, we regularly see the following issues:

• Using estate agent plans instead of compliant Land Registry plans — marketing brochure plans almost always carry prohibited phrases like “for identification purposes only” and are not based on OS data
• Submitting architect’s drawings with “not to scale” disclaimers — preliminary drawings are not suitable for Land Registry applications, regardless of how detailed they appear
• Not checking the latest version of the practice guide — HMLR updates their guidance periodically, and requirements can change
• Assuming a plan from a previous transaction can be reused — if the boundaries have changed, the OS mapping has been updated, or the plan does not match the current deed description, a new plan may be needed
• Overlooking the plan requirements for lease applications — lease plans have additional requirements beyond standard title plans, including detailed floor plans showing the demised area
• Using outdated Ordnance Survey data — plans must be based on current OS mapping, not data from years ago that may not reflect new buildings, roads or boundary changes

Each of these mistakes leads to a requisition, which delays the transaction and creates additional work for everyone involved. Following the HM Land Registry guidance carefully — and using a specialist plan provider — avoids these problems.

When You Need Professional Help

HM Land Registry guidance gives you the rules. However, understanding the rules and producing a plan that meets them are two different things. Here are the situations where professional plan preparation is strongly recommended:

• Any application requiring a plan — title plans, transfer plans and lease plans all need to comply with Practice Guide 40 and be based on licensed OS data
• First registrations — the title plan must show the property’s boundaries precisely against the OS map, which requires professional CAD software and an OS data licence
• Transfers of part — the plan must clearly distinguish the land being transferred from the retained land, with correct colouring and boundary treatment
• Lease plans — these require both a location plan and detailed floor plans, often at different scales
• Complex or unusual boundaries — irregular shapes, multiple parcels, airspace and subsoil all require specialist expertise
• Replacing a rejected plan — if HMLR has raised a requisition on your plan, a professional replacement is the fastest way to resolve it

The HM Land Registry guidance itself recommends that applicants use plans prepared by qualified professionals where the property or transaction is complex. For straightforward applications, a competent person with the right tools may be able to produce an acceptable plan — but for anything beyond the basics, professional preparation is the safer option.

How Towers Richardson Can Help

At Towers Richardson, we prepare every plan in strict accordance with HM Land Registry guidance, particularly Practice Guide 40 and its supplements. We have done so since 1994, and our 100% HMLR acceptance rate reflects that commitment.

Here is what we offer:

• 100% HMLR acceptance rate — every plan is checked against Practice Guide 40 before delivery
• Licensed Ordnance Survey data — we work directly with current OS MasterMap data in our CAD systems
• 30+ years of specialist experience — we have been preparing Land Registry plans since 1994
• All plan types — title plans, lease plans, transfer plans and developer plans
• Fast turnaround — most plans delivered within 24 to 48 hours, with same-day options available
• Nationwide coverage — we serve clients across England and Wales from our base in South Yorkshire
• Fixed-price quotes — no hidden fees, with costs confirmed before work begins

Whether you need a single title plan for a house sale or a full suite of plans for a development project, we can deliver compliant plans that meet HM Land Registry guidance first time, every time.

Frequently Asked Questions

Need a Plan That Meets HMLR Standards?

Towers Richardson has been preparing Land Registry-compliant plans since 1994. Whether you need a title plan, transfer plan, lease plan or a plan to accompany a Form SIM application, we prepare every plan in accordance with HM Land Registry guidance and check it against Practice Guide 40 before delivery.

We work with solicitors, conveyancers, developers and property professionals across England and Wales.

Get in touch today:

📧 info@towers-richardson.co.uk
📞 01226 885040
💬 WhatsApp: 07543 434048

Or request a free quote online — we respond within 1 hour during business hours.

When a property is registered with HM Land Registry, it’s assigned a unique title number and two key documents are created: the title register and the title plan. Together, these form the official record of ownership for that property.

The title register is the written record. It contains the names of the legal owners, describes the property, records the class of title, and details any mortgages, restrictions, rights of way, or covenants that affect the land. If you’re buying, selling, remortgaging, or simply trying to understand what’s registered against your property, the title register is where you’ll find the answers.

This guide explains what a title register contains, how it’s structured, and how to read each section — so you can make sense of your own register or understand what you’re looking at during a property transaction.

1. What Is a Title Register?

A title register — formally known as the “Official Copy of Register of Title” — is the legal record of a registered property held by HM Land Registry. It’s an electronic document that records:

• A description of the property (usually the postal address)
• Whether the property is freehold or leasehold
• The names and addresses of the legal owners (proprietors)
• The class of title granted by the Land Registry
• The price paid for the property (if recorded)
• Any rights that benefit the property, such as rights of way
• Any burdens on the property — mortgages, restrictive covenants, easements, and other third-party interests
• Any restrictions on the owner’s ability to deal with the property

Every registered property in England and Wales has a title register. Approximately 87% of land in England and Wales is now registered with HM Land Registry. For the remaining unregistered properties, the original title deeds serve as the record of ownership instead.

The title register is a public document — anyone can request a copy for any registered property, not just the owner. This is one of the fundamental principles of the land registration system: transparency of ownership.

2. Title Register vs Title Plan

People often confuse the title register and the title plan, but they serve different purposes:

While it’s useful to read them separately, the title register and title plan are designed to work together. Entries in the register often refer to areas shown on the title plan — for example, “the land edged blue on the title plan” or “the area shaded green”. To fully understand your property’s legal position, you need both documents.

For more on title plans and what the boundary lines actually mean, see our guide on how to find your land boundaries.

3. How a Title Register Is Structured

Every title register follows the same format. At the top, you’ll find the header information:

• Title Number — the unique reference for this registered property (e.g., WYK123456)
• Edition Date — the date the register was last updated. Any change to the register — a sale, new mortgage, restriction, or notice — generates a new edition

Below the header, the register is divided into three sections, universally referred to as A, B, and C:

• Section A — Property Register: Describes the property and any rights it benefits from
• Section B — Proprietorship Register: Names the owners and records any restrictions on their power to deal with the property
• Section C — Charges Register: Records mortgages, covenants, easements, and other burdens affecting the property

Not every register has a Section C. If there are no mortgages, charges, or third-party interests registered against the property, Section C simply won’t appear.

Each entry within the register is dated — the date in brackets indicates when that particular entry was added. The order of entries matters, particularly in Section C, because earlier entries take priority over later ones.

4. Section A — The Property Register

The Property Register describes the land included in the title. The first entry will always contain:

• Whether the property is freehold or leasehold
• The postal address (where one exists)
• A reference to the title plan — usually worded as “the land shown edged with red on the plan of the above title”
• The date of first registration

If the property benefits from any rights — such as a right of way over a neighbour’s land, a right to run drainage pipes through adjoining property, or a shared access — these will be recorded here as additional entries.

Leasehold Properties

For leasehold properties, Section A will also contain the short particulars of the lease — the date of the lease, the parties involved, the term (length), and any ground rent payable. This is essential information for anyone buying a leasehold property, as the remaining term and ground rent can significantly affect the property’s value and mortgageability.

Section A may also note where land has been removed from the title — for example, where part of the original property has been sold off and registered under a new title number.

5. Section B — The Proprietorship Register

The Proprietorship Register records who owns the property and any limitations on their ability to deal with it. This is the section most people turn to first.

It contains:

• Class of title — the level of guarantee HM Land Registry provides (see Classes of Title below)
• Names and addresses of the proprietors — the legal owners. Up to four individuals can be registered as joint proprietors
• Date of registration — when the current owners were registered (usually a few weeks after completion)
• Price paid — recorded for most properties purchased after April 2000

Restrictions

Section B is also where you’ll find any restrictions registered against the title. A restriction limits the owner’s ability to deal with the property unless certain conditions are met. Common examples include:

• Joint proprietor restrictions — preventing one owner from selling without the other’s involvement. This is standard on jointly owned properties.
• Mortgage lender restrictions — requiring the lender’s consent before certain transactions can be completed
• Indemnity covenant restrictions — requiring a new owner to enter into a covenant to observe existing obligations on the land
• Court order restrictions — preventing dealings with the property as directed by a court, for example during divorce proceedings or bankruptcy

Restrictions are important to understand early in any property transaction. If a restriction exists, the conditions it specifies must be satisfied before HM Land Registry will register a new transfer, lease, or charge.

6. Section C — The Charges Register

The Charges Register records interests that burden the property — things that affect how the land can be used or that give third parties rights over it. Not every title register has a Section C; it only appears when there are relevant entries to record.

Common entries in Section C include:

• Mortgages (legal charges) — recorded when a lender has a secured interest in the property. The register won’t show the amount borrowed, only the lender’s name and the date the charge was registered. The order of charges matters — earlier charges have priority over later ones.
• Restrictive covenants — obligations that limit what the owner can do with the land. For example, a covenant not to build above a certain height, not to use the property for business purposes, or not to erect fences above a specified level.
• Positive covenants — obligations requiring the owner to do something, such as maintain a shared boundary wall or contribute to the upkeep of a private road.
• Easements (as burdens) — rights that others hold over the property. For example, a neighbour’s right of way across your garden, or a utility company’s right to access and maintain pipes running under your land.
• Notices — protecting various interests, including home rights notices (giving a spouse or civil partner occupation rights), contracts for sale, or charging orders imposed by courts.
• Leases — where the property is subject to a lease granted to a tenant, details will appear here or in a schedule of leases.

When entries in the Charges Register refer to specific documents — such as the original conveyance containing the covenants — you can request a copy of that filed document from HM Land Registry (£7 electronic, £11 postal) using form OC2.

7. Classes of Title

When HM Land Registry first registers a property, it grants a class of title based on the strength of the evidence of ownership provided. The class of title is recorded in Section B and determines the level of guarantee the state provides.

There are six classes of title — three for freehold and three for leasehold:

Freehold

• Absolute — the strongest class. The owner’s title is guaranteed by the state, subject only to entries on the register and overriding interests. This is the most common class for freehold properties.
• Qualified — rare. Granted where there’s a specific defect in the title that the Land Registry has identified. The guarantee is subject to that defect.
• Possessory — granted where the applicant’s claim is based on possession (adverse possession) or where original deeds have been lost. The guarantee doesn’t cover issues arising before the date of registration.

Leasehold

• Absolute — the strongest class for leasehold. Guarantees both the lease and the landlord’s right to grant it.
• Good Leasehold — guarantees the lease itself but not the landlord’s right to have granted it. Common where the freehold title hasn’t been examined.
• Qualified / Possessory — as with freehold, granted where there are specific defects or the claim is based on possession.

8. How to Get a Copy of Your Title Register

Anyone can obtain a copy of the title register for any registered property in England and Wales. You don’t need to be the owner.

There are two ways to access it:

Online — GOV.UK (Recommended)

Visit the Search for Land and Property Information service on GOV.UK. You can search by property address or title number. An electronic copy of the title register costs £7. The title plan is a separate £7 if you want both.

By Post

Complete form OC1 and send it to HM Land Registry with a fee of £11 per document. Postal copies take longer to arrive and cost more — the electronic route is faster and cheaper.

9. Why the Title Register Matters

The title register is the single most important document in any property transaction. It serves different purposes for different people:

For Buyers

The register confirms who you’re buying from, whether they have the right to sell, and what restrictions, covenants, or charges come with the property. Your solicitor will examine the register as part of the conveyancing process and raise enquiries on anything that could affect your use or enjoyment of the property.

For Sellers

An up-to-date register is essential for a smooth transaction. If details are outdated — for example, a former owner’s name still appears, or a discharged mortgage hasn’t been removed — it can cause delays. It’s worth checking your register before putting your property on the market.

For Solicitors & Conveyancers

The register is the foundation of due diligence. It reveals mortgages that need to be discharged, restrictions that must be satisfied, covenants that need to be disclosed, and rights that need to be protected. Where the register references filed documents, these will need to be examined too.

For Mortgage Lenders

Lenders use the register to assess risk. They need to confirm clear title, check for prior charges that would take priority over their mortgage, and ensure there are no restrictions that could prevent repossession and sale if the borrower defaults.

Where entries on the register reference specific areas on the title plan — for example, land subject to a right of way or an area excluded from the title — a Land Registry-compliant plan may be needed to clarify the position for the transaction.

Need a Land Registry Plan?

At Towers Richardson, we’ve been preparing Land Registry-compliant plans since 1994 with a 100% acceptance rate. If your property transaction requires a new plan — whether it’s a title plan, lease plan, transfer plan, or developer plan — we can help.

Plans from £115 with 24-hour turnaround as standard.

📧 info@towers-richardson.co.uk
📞 01226 885040
💬 WhatsApp: 07543 434048

Or request a free quote online — we respond within 1 hour during business hours.

Frequently Asked Questions