What Is HM Land Registry?
HM Land Registry (HMLR) is a non-ministerial department of His Majesty’s Government, responsible for officially recording the ownership of land and property in England and Wales. It was established in 1862 and today holds one of the largest property databases in Europe. The value of land and property in England and Wales is estimated at nearly £9 trillion, more than half of the nation’s total wealth, with around £1.66 trillion of lending secured against registered properties.
As of March 2024, HM Land Registry held more than 26.7 million registered titles, representing 89% of the freehold land mass of England and Wales. That means a significant number of properties, most of them older homes that have not changed hands or been mortgaged since the early 1990s, remain unregistered.
Is Your Property Registered? Why It Matters More Than You Think
Most homeowners assume their property is automatically registered. For many, it is but not all. If your property is unregistered, you could be more exposed to fraud, boundary disputes, and complications when you come to sell or remortgage. Understanding your registration status is a simple but important step in protecting your most valuable asset.
How to Check If Your Property Is Registered
Checking your title deeds at home
If you hold your original title deeds, look for one of the following:
- A beige Land Certificate — this confirms your property is registered and has a title number on the Land Register.
- A blue Charge Certificate — this is issued when a mortgage has been registered against a property, and also confirms registration.
If instead you have a bundle of older documents and the key document transferring the property into your name is called a Conveyance (rather than a Transfer), it is very likely that your property remains unregistered.
Searching the Land Registry online
The quickest way to check is to search the HM Land Registry online portal at gov.uk/search-property-information-land-registry. For a small fee, you can find out whether your property has a registered title and, if so, obtain official copies of your title register and title plan.
You can also request official copies of your register via the gov.uk service at gov.uk/get-information-about-property-and-land/copies-of-deeds. If you are unsure how to interpret what you find, our solicitors are happy to help as part of a free initial consultation.
What to look for in your title register
If your property is registered, your title register will contain:
- Property Register: describes the land and any rights it has (such as rights of way).
- Proprietorship Register: names the registered owner(s) and the class of title.
- Charges Register: records any mortgages, charges, or restrictions affecting the property.
A restriction in the Proprietorship Register (for example, one relating to tenants in common) will also be shown here.
For more on what this means, see our related article: How you own your property and does it really matter?
What Is Unregistered Land?
Unregistered land is property that has not yet been entered onto the Land Register at HM Land Registry. This does not mean the owner cannot prove ownership, but it does mean ownership is evidenced by original paper title deeds rather than a state-guaranteed electronic record.
Who is likely to have unregistered property?
Registration became compulsory in England and Wales in stages, triggered by transactions such as sales and mortgages. By 1990, any transfer of property triggered compulsory registration. If you have owned your home continuously since before 1990 without selling, remortgaging, gifting, or transferring it in any way, your property may still be unregistered. Recent figures from HM Land Registry confirm that around 10% of land in England and Wales remains unregistered.
Unregistered properties are typically older family homes that have been passed down through generations, or homes bought outright with no mortgage and not sold since the early 1990s.
What documents prove ownership of unregistered land?
For unregistered land, ownership is demonstrated through a chain of original paper documents known as “title deeds.” These typically include old Conveyances, Assents, Transfers, mortgages, and other deeds going back many decades. The requirement is generally to show an unbroken chain of ownership for at least 15 years (the “root of title”). These documents can be difficult to locate, may have been lost over time, and are often held by solicitors or banks from previous transactions.
What Are the Risks of Unregistered Property?
Property fraud
Unregistered land is at a higher risk of fraud, especially if the property has elderly owners, or if the property is rented out, empty, or has no mortgage secured on it. Registered land is much less likely to be the subject of fraudulent activity. With registered property, HM Land Registry provides a fraud alert service, allowing owners to receive notifications if anyone attempts to make a change to their title. This protection is simply not available for unregistered land.
Adverse possession (squatters’ rights)
Unregistered land is vulnerable to fraudsters who can claim your identity and attempt to sell the land without your knowledge. It is also more vulnerable to adverse possession claims. Under the Limitation Act 1980, a person who openly occupies unregistered land for 12 years or more may be able to claim ownership of it. The protections available to owners of registered land under the Land Registration Act 2002 — which require a squatter to give notice to the registered owner — do not apply to unregistered land in the same way.
Lost or damaged title deeds
Applying for voluntary registration now, when you know where the title deeds are kept and have detailed knowledge of the property, can save considerable time and expense in the future.
If original deeds are lost, damaged, or destroyed, establishing ownership of unregistered land can become a lengthy and expensive legal exercise. Once registered, all title information is held electronically by HM Land Registry and can be accessed easily at any time.
Delays when selling or remortgaging
Selling or remortgaging an unregistered property is almost always more complex and time-consuming than doing the same with a registered one. Buyers’ solicitors must examine and verify the entire chain of title deeds, raising additional enquiries and potentially requesting title insurance to cover gaps or defects. This can slow down your transaction and increase legal costs for all parties.
Voluntary First Registration: The Benefits
Although you are not currently required to register your unregistered property unless a triggering transaction takes place, there are compelling reasons to do so now rather than waiting.
State-guaranteed title
Once registered, your ownership is recorded on a state-guaranteed electronic register. Registration of land under the Land Registration Act 2002 affords property owners some protection against squatters as well as avoiding the need to produce old documents each time a property changes hands.
If a mistake is made by HM Land Registry in the register, compensation may be payable — a safeguard that simply does not exist for unregistered land.
Clear and up-to-date ownership record
Registration produces an up-to-date official record of who owns the land, eliminating the need to examine the full history of the title each time the property is dealt with.
Title Information Document and Title Plan
On registration, two important documents are produced. The Title Information Document (TID) sets out the key facts about ownership, rights, and obligations affecting the property in a clear, accessible format. The Title Plan provides an official plan of the land boundaries, based on Ordnance Survey mapping. Both are available to download digitally at any time.
Easier conveyancing in the future
Once registered, selling, remortgaging, or transferring your property is significantly more straightforward. The Title Information Document and Title Plan establish the most important information about the land up front, reducing the volume of additional enquiries and speeding up the conveyancing process. This can reduce costs and stress for both you and any future buyer.
Planning applications and development
If you want to develop your home, for example, by building an extension or a second property, you can use a downloadable copy of your Title Information Document and Title Plan to demonstrate ownership to the local planning authority quickly and easily. For unregistered land, proving ownership for planning purposes can be far more cumbersome.
Reduced Land Registry fees
The Land Registry bases its fees on the current market value of the property. When making an application for voluntary registration, there is a 25% reduction in Land Registry fees. Registering voluntarily now, while the discount applies, is therefore more cost-effective than waiting until a compulsory trigger arises.
When Is Registration Compulsory?
Under the Land Registration Act 2002, registration is compulsory when certain transactions take place. These include a freehold sale or purchase, the grant of a lease for more than seven years, an assignment of a lease with more than seven years remaining, a property transfer by gift or following death, and when a mortgage (legal charge) is taken out against the property. If any of these events occur and registration is not completed, the transaction will not take effect at law.
Our private client and conveyancing teams can advise whether an upcoming transaction will trigger compulsory registration and handle the application on your behalf.
How the Voluntary First Registration Process Works
Our solicitors guide you through every step of the first registration process.
Step 1: Locate your title deeds
You will need to locate all original title deeds relating to the property. These may be held by you directly, at a bank, or with a previous solicitor. If deeds have been lost, your solicitor can advise on what evidence is available and whether a statutory declaration or title insurance may be needed.
Step 2: Instruct a conveyancer
First registration applications are complex and are typically carried out by a solicitor or licensed conveyancer. Our team will take your instructions, review your deeds, and advise on the class of title you are likely to receive (absolute, qualified, possessory, or good leasehold).
Step 3: Title investigation and application
We investigate the title, identify and resolve any defects or gaps, prepare the application (using Form FR1), and compile the supporting documents required by HM Land Registry.
Step 4: Land Registry processing
According to HM Land Registry’s own statistics from December 2025, only 26.5% of requests for complex changes and new entries to the register were completed in under six months. First registrations are among the more complex application types. Processing times vary and can take several months. If there is urgency, for example, a sale is proceeding, HM Land Registry offers an expedited service for cases meeting certain criteria.
Step 5: Registration confirmed
Once processed, HM Land Registry issues a Title Information Document and Title Plan confirming your registered title. Your ownership is now recorded on the Land Register and protected by the state guarantee.
How JC Solicitors Can Help
At JC Solicitors, our experienced private client and conveyancing teams advise property owners across Portsmouth, Chichester, and Alton on all aspects of land registration. We can help you check your current registration status, advise on the benefits and process of voluntary first registration, handle the full application on your behalf, resolve any defects or gaps in your title before registration, and advise on related estate planning, Will drafting, and probate matters where property ownership is relevant.
Understanding how your property is owned and registered is also closely connected to how you hold it jointly, whether as joint tenants or tenants in common, which has significant implications for estate planning. Our private client team can advise on both.
Book a free initial consultation or contact one of our offices below.
Frequently Asked Questions
How do I find out if my property is registered?
You can search the HM Land Registry portal at gov.uk/search-property-information-land-registry. For a small fee, you can establish whether your property has a registered title and obtain official copies of your register. Alternatively, check your title deeds at home — a beige Land Certificate or blue Charge Certificate confirms registration. If you have old Conveyance documents rather than a Land Certificate, your property may be unregistered. Our solicitors can check your status as part of a free initial consultation.
What happens if my property is not registered with the Land Registry?
Unregistered property is not illegal, and your ownership is still valid — but it relies on original paper title deeds as proof. This makes it more vulnerable to fraud and adverse possession claims, and more complex to deal with when you sell, remortgage, or transfer it. Voluntary registration resolves these issues and provides a state-guaranteed electronic record of your ownership.
Do I have to register my property?
You are not legally required to register unregistered property unless a trigger event occurs (such as a sale, mortgage, gift, or inheritance). However, voluntary first registration is strongly recommended due to the security, fraud protection, and conveyancing benefits it provides — and attracts a 25% reduction in HM Land Registry fees.
How much does voluntary first registration cost?
HM Land Registry fees for first registration are based on the market value of the property and are reduced by 25% for voluntary applications compared to compulsory ones. Solicitors’ fees vary depending on the complexity of the title and the work involved. Our team will provide a transparent estimate at your free initial consultation.
What is a Title Information Document?
A Title Information Document (TID) is the official document produced by HM Land Registry on registration. It sets out the key details of the registered title in a clear, readable format — including the owner’s name, a description of the property, any rights benefiting or burdening it, and any charges or restrictions. It replaces the old paper deeds as the primary evidence of ownership.
What is a Title Plan?
A Title Plan is an official plan produced by HM Land Registry showing the extent and boundaries of the registered property, based on Ordnance Survey mapping. It is colour-coded to identify the registered land and any rights or easements affecting it. It is an essential document for planning applications and boundary disputes, and is available to download digitally once the property is registered.
Can someone claim my unregistered land?
Yes, unregistered land carries a higher risk of adverse possession claims. Under the Limitation Act 1980, a person who has openly occupied unregistered land for 12 years or more may be able to claim legal ownership. The stronger notification protections introduced by the Land Registration Act 2002 for registered land do not apply in the same way to unregistered titles. Registration significantly reduces this risk.
What is a Conveyance document?
A Conveyance is the formal legal document used to transfer ownership of unregistered freehold land. Unlike a modern Land Registry Transfer (Form TR1), which is used for registered land, a Conveyance is a traditional deed drawn up by solicitors to pass title from seller to buyer. If the document in your title deeds transferring the property into your name is a Conveyance rather than a Transfer, this is a strong indicator that your property remains unregistered.
How long does voluntary first registration take?
Processing times at HM Land Registry vary. Complex new applications, which include first registrations, can take several months. If your registration is urgent — for example, due to an upcoming sale — HM Land Registry operates an expedited service for qualifying cases. Our solicitors can advise on expected timescales and manage the process on your behalf.
