Whether you’re a homeowner, buyer, or executor, understanding property registration is key to protecting your interests.

In England and Wales, the Land Registry holds official records of property ownership. Not every property is registered yet, though the Registry is working towards full coverage. Since 1990 England and Wales have been subject to compulsory registration. This didn’t mean all property had to be registered by then – but particular events now trigger registration, which is leading to a gradual decrease in unregistered properties.

But it’s not just useful for the Land Registry. Voluntary registration of your unregistered property is a proactive step that can save time, money, and stress in the long run. If you think, or know, that your property is unregistered, check out our pointers below.

How to check if your property is registered

You can check your property’s registration status by:

• Searching the Land Registry: Use the official HM Land Registry website to search by address. If your property is registered, you can download the title register and title plan for a small fee.
• Ask your solicitor: If you’ve used a solicitor for a previous transaction, for example your house purchase, they may hold copies of the title documents or know the registration status.
• Look for the title number: Registered properties have a unique title number. If you have documents showing this, your property is likely to be registered.

What if you only have deeds?

If your property is unregistered, you’ll probably hold a bundle of paper documents known as title deeds. These may include:

• Conveyances or transfers (ie when you and its previous owners bought the property)
• Mortgages
• Wills or probate documents
• Abstracts of title

These deeds are crucial—they form the legal evidence of ownership. However, they can be lost, damaged, or difficult to interpret. That’s where registration becomes especially valuable.

Why consider voluntary first registration?

If your property is unregistered, you can apply for voluntary first registration with HM Land Registry. This offers several benefits:

• Security of Title: Once registered, your ownership is guaranteed by the state.
• Simplified future transactions: Selling, mortgaging, or transferring the property becomes quicker and easier.
• Protection against fraud: Registered properties are harder to fraudulently sell or mortgage, and once registered you can set up alerts with the Land Registry for activity at the Registry around your property.
• Peace of mind: You no longer need to rely solely on fragile paper deeds.

When is registration compulsory?

Registration becomes compulsory when certain events occur, such as:

• Sale or transfer of the property
• Grant of a lease over seven years
• Mortgage of the property

If you’re planning any of these, registration will be required as part of the process.

Executors selling unregistered property

If you’re an executor handling the estate of someone who owned unregistered property, you may face additional hurdles:

• Proving ownership: You’ll need to locate and present the original deeds to show the deceased’s title.
• Delays and risks: Missing deeds or unclear ownership can delay the sale and complicate the process.

If you are an executor selling an unregistered property, we recommend you seek legal advice from your conveyancing team early to avoid complications and ensure a smooth transaction.

How long does first registration take?

You may have heard that the Land Registry in England and Wales can take a long time to register first registrations. That can be true, however in certain very limited circumstances it is possible for you or your solicitor/conveyancer to expedite your application, for example if a sale might otherwise fall through. While not guaranteed, this can often speed up the process considerably.

Next steps

If you’re unsure about your property’s status or need help with registration, our experienced residential property team is here to guide you every step of the way.