Month: January 2024

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