Category: Plan Types Explained

If you are involved in a housing development or land transfer that includes communal green space, you will likely need a POS Land Transfer Plan. These plans are essential for transferring Public Open Space from a developer to a local authority or management company — and getting them right is critical to avoiding delays in the process.

In this guide, we explain what a POS Land Transfer Plan is, when you need one, what it must include, and how to make sure it complies with HM Land Registry requirements. We draw on over 30 years of specialist experience to help you get it right first time.

What Does POS Stand For?

In the context of property development and land planning, POS stands for Public Open Space. These are areas within a development that are set aside for communal use. Parks, playgrounds, landscaped gardens, wildlife corridors and amenity grassland are all common examples of Public Open Space.

Local authorities typically require developers to provide Public Open Space as a condition of planning permission. This requirement is often secured through a Section 106 agreement (a legal agreement between the developer and the local planning authority) that sets out the size, location and future management of the open space.

Once the development is complete — or at an agreed trigger point — the developer must transfer ownership of the POS to the local council, a residents’ management company, or another designated body. That transfer requires a compliant plan.

What Is a POS Land Transfer Plan?

A POS Land Transfer Plan is a scaled drawing that clearly identifies the boundaries, extent and layout of Public Open Space within a development. It forms part of the legal documentation submitted to HM Land Registry when transferring ownership of the open space from the developer to the adopting body.

In most cases, the POS Land Transfer Plan accompanies a TP1 transfer deed — the standard form used when part of a registered title is being transferred to a new owner. The plan must be precise enough for HMLR to update the Land Register and create a new title for the transferred land.

These plans are more complex than a standard residential transfer plan. POS areas often have irregular boundaries, include multiple separate parcels, and border various individual plot boundaries. The plan must clearly show all of this while remaining compliant with Practice Guide 40 requirements.

When Do You Need a POS Land Transfer Plan?

A POS Land Transfer Plan is typically required at the following stages of a development project:

• Transferring open space to a local authority — when the council adopts the POS as part of a Section 106 obligation
• Transferring to a management company — when a residents’ management company or private estate management firm takes ownership of communal areas
• Registering the POS as a separate title — HMLR requires a compliant plan to create a new registered title for the transferred land
• Satisfying Section 106 conditions — the local authority will need evidence that the open space has been properly transferred
• Developer exit and final plot disposals — transferring the POS is often one of the final steps before a developer can close out a site

The timing of the transfer varies from site to site. Some Section 106 agreements require the POS to be transferred after a certain number of homes have been occupied. Others allow it at practical completion of the estate. Your solicitor will advise on the specific trigger for your project.

Why Are POS Land Transfer Plans Important?

Getting the POS Land Transfer Plan right matters for several reasons — and the consequences of getting it wrong can be significant.

Clarity of Ownership

The plan legally defines the precise boundaries and extent of the Public Open Space. Without a clear, compliant plan, there is scope for disputes about exactly which areas have been transferred and which remain with the developer.

Compliance With HMLR Requirements

HM Land Registry will reject any transfer application where the accompanying plan fails to meet the standards set out in Practice Guide 40. A rejected plan delays the transfer and can hold up the entire close-out of a development site.

Efficient Property Transactions

An accurate POS Land Transfer Plan speeds up the legal transfer process. Solicitors acting for both the developer and the adopting body can proceed with confidence when the plan is clear, compliant and consistent with the deed description.

Community Benefits

Properly transferred and registered Public Open Space ensures that communal areas are formally allocated, maintained and protected for the benefit of residents. Without a completed transfer, the long-term management and upkeep of these spaces can fall into uncertainty.

What Should a POS Land Transfer Plan Include?

A compliant POS Land Transfer Plan must meet the same core requirements as any plan submitted to HM Land Registry. However, there are additional considerations specific to open space transfers on development sites.

Every POS Land Transfer Plan should include the following:

• Based on the Ordnance Survey map — the plan must show sufficient OS detail for HMLR to locate the land accurately
• Drawn to a stated metric scale — typically 1:500 or 1:1250 for development sites, with a scale bar included
• A north point — confirming the orientation of the plan
• Clear, continuous boundary edging — the POS boundary must form a complete, enclosed area with no gaps
• Sufficient surrounding detail — neighbouring plots, roads, footpaths and other features must be visible so HMLR can pinpoint the location
• Correct colouring conventions — colours must distinguish the POS land from the retained land and any rights of way
• Date of preparation — providing a record of when the plan was produced
• No prohibited phrases — wording such as “not to scale” or “for identification purposes only” must not appear on the plan
• Consistency with the deed description — the plan must match the verbal description in the TP1 transfer deed

Recommended Scales for POS Land Transfer Plans

Colouring Conventions for POS Plans

Colour is used on a POS Land Transfer Plan to distinguish the land being transferred from the land being retained. While HMLR does not mandate specific colours, the following conventions are standard practice:

• Red edging — shows the extent of the POS land being transferred
• Blue edging — identifies the retained land (plots and areas remaining with the developer)
• Green colouring — sometimes used to highlight communal landscaped areas or amenity space within the POS
• Brown colouring — used to indicate rights of way or easements benefiting the transferred land

Colours must remain clearly distinguishable when printed. This is particularly important on POS plans, where multiple colours are often used in close proximity across a detailed site layout. We always check print clarity before issuing any plan.

Common Issues With POS Land Transfer Plans

POS Land Transfer Plans can be more prone to errors than straightforward residential transfer plans. The complexity of development sites — with multiple parcels, irregular boundaries and overlapping rights — creates several common pitfalls:

• Boundaries that do not match the site layout plan — the POS boundary on the transfer plan must align with the approved planning layout, not an earlier draft
• Gaps or overlaps with individual plot boundaries — the POS plan must fit precisely with the boundaries of adjacent sold plots to avoid unregistered strips of land
• Multiple parcels not clearly identified — where POS consists of several separate areas, each must be clearly labelled and edged
• Inconsistency with the Section 106 agreement — the plan should reflect the open space areas identified in the original planning obligation
• Outdated base mapping — using OS data from before the development was built can result in buildings and roads not appearing on the plan
• Prohibited phrases on the plan — wording such as “for identification purposes only” or “not to scale” will cause automatic rejection
• Colours that are indistinguishable when printed — a frequent issue when multiple POS parcels and retained land areas are shown together

When HMLR raises a requisition on a POS transfer, it can delay the entire close-out of a development site. For large house builders managing dozens of sites simultaneously, this creates a significant administrative burden. Getting the plan right first time avoids all of this.

How Much Does a POS Land Transfer Plan Cost?

The cost of a POS Land Transfer Plan depends on the complexity of the site, the number of separate POS parcels involved, and whether we are working from an existing site plan or need to plot the boundaries from scratch.

For a straightforward POS transfer on a single development site, plans typically start from £115. Larger or more complex sites with multiple POS parcels are priced on a project basis — we will always confirm the cost upfront before any work begins.

We provide fixed-price quotes with no hidden fees. If you are a developer or solicitor managing multiple sites, we can also offer volume pricing. Request a quote and we will respond within 1 hour during business hours.

How Long Does It Take?

We typically deliver completed POS Land Transfer Plans within 24 to 48 hours of receiving your instructions and supporting documents. Urgent same-day turnarounds are available when you need them.

The main factors that affect timescales are the complexity of the site and the completeness of the information provided. If you can supply an approved site layout plan, the Section 106 plan and the existing title plan, we can usually work from these without needing to visit the site.

For very large sites with numerous POS parcels, we will agree a realistic delivery schedule at the quoting stage so you know exactly when to expect the completed plans.

How Towers Richardson Can Help

At Towers Richardson, we specialise in Land Registry-compliant plans — and POS Land Transfer Plans are a core part of what we do. We work with major house builders, regional developers, solicitors and management companies across England and Wales to deliver plans that are accepted by HMLR first time, every time.

Here is what sets us apart:

• 100% HMLR acceptance rate — every plan we produce is checked against Practice Guide 40 requirements 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
• 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 upfront before any work starts

Whether you need a single POS transfer plan or a full suite of plans for a multi-phase development, we have the experience and expertise to deliver.

Frequently Asked Questions

Need Help With Your POS Land Transfer Plan?

Towers Richardson has been preparing Land Registry-compliant plans since 1994. Whether you need a single POS transfer plan or a complete package of plans for a large development, 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, house builders, developers and management companies 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.

If you are selling part of your property, splitting a title, or transferring land to a new owner, you will almost certainly need a transfer plan. This plan accompanies the transfer deed — typically a Form TP1 or TP2 — and shows HM Land Registry exactly which land is being transferred and which is being retained.

In this guide, we explain what a transfer plan is, when you need one, the difference between TP1 and TP2 transfers, what the plan must include, and the common mistakes that lead to rejections. We draw on over 30 years of preparing transfer plans for solicitors, developers and property professionals across England and Wales.

What Is a Transfer Plan?

A transfer plan is a scaled drawing that identifies the land being transferred from one registered title to another. It forms part of the transfer deed submitted to HM Land Registry and must show clearly which part of the existing title is being moved to a new owner — and which part the seller is keeping.

Every registered property has a title plan held by HMLR. When the whole of a title changes hands, a new transfer plan is not usually required — the existing title plan serves the purpose. However, when only part of a title is being transferred, a transfer plan is essential. Without it, HMLR cannot determine which area of land the transfer relates to.

The transfer plan accompanies either a Form TP1 (transfer of part of a registered title) or a Form TP2 (transfer of part where a new charge is created). In both cases, the plan must meet HMLR’s requirements under Practice Guide 40.

When Do You Need a Transfer Plan?

A transfer plan is required whenever part of a registered title is being separated and transferred to a new owner. The most common situations include:

• Selling part of your garden or land — for example, selling a building plot at the side of your house while keeping the rest of the property
• Splitting a title between two or more buyers — when a property is divided into separate parcels, each needs its own transfer plan
• Transferring land to a family member — gifting part of your land requires the same documentation as a sale
• Developer plot sales — each individual plot sold on a development site requires a transfer plan showing the plot boundaries
• Transferring public open space or communal areas — developers transferring POS or estate roads to local authorities or management companies
• Adding land to an existing title — transferring a parcel from one title to be merged with an adjacent registered title
• Boundary adjustments between neighbours — where two landowners agree to realign their boundary, both titles need updating

If you are selling or transferring the whole of your registered title, a new transfer plan is not usually needed — the existing HMLR title plan is sufficient. Your solicitor will advise whether a new plan is required for your particular transaction.

TP1 vs TP2 — What Is the Difference?

When transferring part of a registered title, you will use either Form TP1 or Form TP2. Both forms require a transfer plan, but they serve different purposes.

Form TP1 — Transfer of Part

Form TP1 is the standard transfer deed used when part of a registered title is being transferred to a new owner. It is the most commonly used form for partial transfers and covers the vast majority of situations — garden land sales, building plot transfers, boundary adjustments and developer plot disposals.

The transfer plan attached to a TP1 must clearly identify the land being transferred, typically edged in red, along with the retained land, typically edged in blue. Any rights of way, easements or other interests affecting the land should also be shown on the plan.

Form TP2 — Transfer of Part With a New Charge

Form TP2 is used in the same circumstances as a TP1, but with an additional element: it includes a new mortgage or charge over the transferred land. In practical terms, this means the buyer is purchasing part of the seller’s title with the help of a mortgage, and the lender’s charge needs to be registered at the same time as the transfer.

The transfer plan requirements for a TP2 are identical to those for a TP1. The only difference is in the deed itself, which includes additional clauses relating to the new charge.

Transfer Plan Requirements

Every transfer plan submitted to HMLR must comply with Practice Guide 40. The key requirements are:

• Based on the Ordnance Survey map — the transfer plan must show sufficient OS detail for HMLR to locate the land accurately and identify it against the existing title plan
• 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 land being transferred must be edged in a continuous colour with no gaps, forming a complete enclosure
• Distinction between transferred and retained land — different colours must clearly show which land is being transferred and which is being kept
• Sufficient surrounding detail — roads, buildings and neighbouring features must be visible to provide context for HMLR
• No prohibited phrases — wording such as “not to scale,” “for identification purposes only” or “subject to survey” must not appear
• Date of preparation — a record of when the plan was produced
• Consistency with the deed description — the plan must match the verbal description of the land in the TP1 or TP2 transfer deed

The transfer plan must also be consistent with the existing title plan. HMLR will compare the two, and any significant discrepancy between the boundaries shown on the transfer plan and those on the existing title will raise a requisition.

Colouring Conventions for Transfer Plans

Colour is essential on a transfer plan. It tells HMLR — and the parties to the transaction — exactly which land is being transferred and which is being retained. While HMLR does not mandate specific colours, the following conventions are standard practice:

• Red edging — shows the land being transferred to the new owner
• Blue edging — shows the retained land (the part being kept by the seller)
• Brown colouring — indicates a right of way or easement benefiting the transferred or retained land
• Green colouring — indicates communal areas or shared access routes

The colours must remain clearly distinguishable when printed. This is especially important when the transferred and retained areas share a common boundary — if the red and blue edging merge or become difficult to tell apart, HMLR will raise a requisition.

Recommended Scales

The scale of a transfer plan depends on the size of the land involved. The plan must be detailed enough for HMLR to identify the boundaries clearly, but at a scale that fits the area practically on the page.

For most residential transfers — selling a garden plot, splitting a title between two houses, or transferring a building plot — 1:1250 is the standard scale. The scale must be stated on the plan and must be metrically accurate.

Common Reasons Transfer Plans Get Rejected

Transfer plans are one of the most common types of plan we are asked to prepare — and one of the most common to be rejected when prepared by non-specialists. After 30 years of experience, these are the issues we see most often:

• The boundary does not form a complete enclosure — gaps in the red edging mean HMLR cannot determine the full extent of the transferred land
• Insufficient surrounding detail — the plan only shows the transfer boundary with no roads, buildings or other features to help HMLR locate it
• Not based on the Ordnance Survey map — hand-drawn sketches, estate agent plans or architect’s drawings without an OS base are rejected
• Prohibited phrases on the plan — “not to scale,” “for identification purposes only,” “approximate boundary” and similar wording will cause automatic rejection
• Plan does not match the deed description — the verbal description in the TP1 refers to land that does not correspond with what is shown on the plan
• Transfer boundary conflicts with the existing title plan — the new boundary does not align with the boundaries already recorded on the seller’s title
• Colours not distinguishable when printed — similar colours used for transferred and retained land that merge on paper
• Missing north point or scale — basic requirements that are sometimes overlooked
• Rights of way not shown — if the deed grants or reserves rights over the land, these should be identifiable on the plan

When HMLR rejects a transfer plan, they raise a requisition — a formal request for corrections. This delays the transaction, typically by several weeks at minimum, and may require a replacement plan to be prepared from scratch. Getting the transfer plan right first time avoids all of this.

How the Transfer Process Works

Understanding where the transfer plan fits into the wider process helps explain why accuracy matters. Here is how a typical transfer of part works.

1. The Solicitor Prepares the Transfer Deed

The seller’s solicitor drafts the TP1 or TP2 transfer deed, setting out the terms of the transfer — the land being transferred, the purchase price, any new rights or reservations, and any covenants. The transfer plan is attached to this deed as a visual reference for the land described.

2. The Transfer Plan Is Prepared

A compliant transfer plan is prepared showing the land being transferred (edged red) and the retained land (edged blue). The plan must match the deed description and be based on current OS data. At Towers Richardson, we work directly with the solicitor to ensure the plan and deed are consistent.

3. The Deed Is Completed and Submitted

Once the transaction completes, the buyer’s solicitor submits the transfer deed, the transfer plan and an application form (AP1) to HM Land Registry for registration.

4. HMLR Reviews the Application

HMLR examines the transfer deed, the plan and the application form. They compare the transfer plan against the existing title plan to verify the boundaries. If everything is in order, they register the transfer and create a new title for the transferred land.

5. New Title Created

Once HMLR is satisfied, they update the register. The transferred land receives its own title number with a new title plan, and the seller’s existing title plan is updated to remove the transferred area.

How Much Does a Transfer Plan Cost?

The cost of a transfer plan depends on the complexity of the site and the amount of detail required. As a general guide, a straightforward transfer plan for a residential property starts from £115.

More complex transfer plans — for example, those involving multiple parcels, rights of way, shared access arrangements or large development sites — are priced on a project basis. We always confirm the cost upfront before any work begins.

We provide fixed-price quotes with no hidden fees. Request a quote and we will respond within 1 hour during business hours.

How Long Does It Take?

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

For most standard transfer plans, we can work from the existing title plan, the deed description and OS data without needing to visit the property. If a site visit is required — for example, where new features are not yet shown on the OS map — we will confirm this at the quoting stage.

How Towers Richardson Can Help

At Towers Richardson, transfer plans are one of our core services. We prepare them every day for solicitors, developers and property professionals dealing with transfers of part across England and Wales.

Here is what we offer:

• 100% HMLR acceptance rate — every transfer 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 transfer plans since 1994
• TP1 and TP2 expertise — we understand the specific requirements for both types of transfer
• Fast turnaround — most transfer 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 any work starts

Whether you need a single transfer plan for a garden land sale or a full suite of plans for a multi-plot development, we have the experience to deliver.

Frequently Asked Questions

Need a Transfer Plan?

Towers Richardson has been preparing Land Registry-compliant transfer plans since 1994. Whether you need a transfer plan for a garden land sale, a boundary adjustment, or a multi-plot development site, 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, estate agents 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.