All land and property transactions in England and Wales must be registered with HM Land Registry under certain conditions. This guide explains when and how to register, required forms, fees, and additional requirements based on ownership type.
When You Must Register Your Property
You must register your property with HM Land Registry if you have:
- Bought the property.
- Inherited it.
- Received it as a gift.
- Exchanged it for other land or property.
- Mortgaged the property.
Exceptions for Leasehold Properties
You do not usually need to register leasehold land or property if the lease had seven years or less remaining at the time you took ownership.
Registering Agricultural Land
If you own agricultural land, you must register it with both:
- HM Land Registry.
- Rural Land Register.
Checking If Your Property Is Already Registered
If you owned the property before 1990 and have not mortgaged it since, it may not be registered. You can check the register to confirm its status.
What Happens After Registration?
Once registered, some details of your property become public information, including:
- The names of the owners.
- A general boundary plan – This shows approximate property boundaries but does not define exact legal boundaries.
You cannot opt out of this public availability.
If Your Property Is in Scotland or Northern Ireland
HM Land Registry only handles properties in England and Wales.
- Scotland – Register your property with Registers of Scotland.
- Northern Ireland – Register your property with Land and Property Services.
Why Register Voluntarily?
Even if you are not legally required to register your property, doing so has several benefits:
- Provides legal proof of ownership.
- Protects your land from fraud.
- Simplifies the process of selling, gifting, or transferring ownership in the future.
You can either register the property yourself or hire a solicitor or conveyancer to handle the process for you.
How to Register Land or Property for the First Time
Step 1: Check If the Property Is Already Registered
- Search the Land Registry database to confirm whether the property is already registered.
Step 2: Conduct a Land Charges Search
- Request a search from the Land Charges Department to check all previous owners dating back to 1925.
- You will receive a report confirming the search results.
Step 3: Complete the Registration Forms
- Fill in an application for first registration.
- Prepare a scale plan showing the property boundaries (if not included in the deeds).
- Identify the correct registration forms based on your situation.
- Fill out two copies of the list of documents form.
Step 4: Calculate and Pay the Registration Fee
The fee depends on the property value. Check the HM Land Registry fee schedule for the exact cost.
Step 5: Submit Your Application
Send all documents, forms, and the fee to HM Land Registry.
Additional Steps Based on How You Acquired the Property
If You Bought the Property
Include:
- The same forms required for first-time registration.
- A Transfer of Whole of Registered Title form.
If You Inherited the Property
Include:
- The same forms required for first-time registration.
- One of the following additional forms:
- Whole of Registered Title Assent – Completed by the executor if the property was solely owned and left to you in a will.
- Transfer of Whole of Registered Title – Completed by the surviving owner if the property was jointly owned and you are inheriting their share.
If unsure about which form to use, contact HM Land Registry for guidance.
Other Required Documents
You may also need to submit:
- Proof of Identity Form – Required if you are not a solicitor or conveyancer.
- Disclosable Interests Form – Needed if there are unregistered interests in the property, such as a short-term lease or right of occupation.
- Land Transaction Return Certificate – Required if you have paid:
- Stamp Duty Land Tax (England and Northern Ireland).
- Land Transaction Tax (Wales, for properties sold after April 1, 2018).
- Certified Copy of the Lease – Needed if registering leasehold land or property.
Registering land or property with HM Land Registry is essential for legal recognition of ownership. Whether you are buying, inheriting, or transferring ownership, following the correct steps ensures that your property is protected from fraud and easier to manage in the future.
If you are unsure about the process, seeking assistance from a solicitor or conveyancer can help avoid errors and delays.
FAQ’s
When do I need to register my property with HM Land Registry?
You must register your property if you buy, inherit, receive it as a gift, exchange it for other land, or mortgage it.
How do I check if my property is already registered?
You can search the Land Registry database to confirm whether your property is registered.
Can I register my property voluntarily?
Yes, voluntary registration is beneficial as it provides legal proof of ownership, protects against fraud, and simplifies future transactions.
What documents are needed to register a property for the first time?
You need an application for first registration, a scale plan (if required), a list of documents form, and a Land Charges search result.
What is the cost of registering a property with HM Land Registry?
The registration fee varies based on the property value. You can check the HM Land Registry fee schedule for the exact amount.