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.