What are Land Registry Searches?

When you buy a property and appoint a solicitor, their main task is to carry out the conveyancing process on your behalf.

This process involves organising several mandatory searches, including:

• Land Registry search
• Local authority search
• Environmental search
• Water authority/drainage and water search

Suppose you’re using a mortgage to buy the property. In that case, these searches are necessary to clarify that there are no issues you or your lender need to be aware of that could affect its future value before the loan is approved and you take ownership.

A land registry search aims to verify that the seller is the legal owner of the property you’re looking to buy. Without this confirmation, the lender won’t be able to complete your mortgage application.

What exactly does a Land Registry search look for?

When they conduct a land registry search, your solicitor will look to check the details of two documents:

• Title Register
• Title plan

If the property you want to buy is in England or Wales, they can order these documents through HM Land Registry. If it’s in Scotland, they need to use Registers of Scotland and, for Northern Ireland, Land and Property Services (LPS).  Each document costs £7 for a hard copy and £3 for an online version.

While online versions provide the same information, hard copies are often preferred for certain legal purposes, such as proof of ownership, especially during conveyancing. Your solicitor will typically order the version required to meet all legal requirements.

The title register will be able to clarify the following information:

• Title number of the property
• Name of the current owner(s) and the price they paid for it
• Any mortgage debt owed on it or whether this has been discharged
• Rights of way on the property

The title plan is a map showing the property’s location and general boundaries.

The title plan provides a general outline of the property’s boundaries but does not determine exact boundary lines or ownership of features like hedges, walls, or fences. A boundary agreement or survey may be required for precise boundary definitions.

The Land Registry may hold information on previous owners as well. If this information is important, you can request a search of all owners of the property from a specific date onwards.

Once the sale has been completed, your solicitor will update the relevant Land Registry, depending on which part of the UK the property is located in, with you as the current owner and the price you paid for it.

What about new properties with no previous owners?

If the property you’re looking to buy is brand new, your solicitor will be able to process an application for first registration on your behalf and prepare all the relevant documentation required.

There is a fee for first registration, which varies based on the value of the property. It’s advisable to check the current fee structure, as it can vary depending on the specific circumstances.

Check you’re registered with the land registry

When you purchase or come to remortgage your property, you need to ensure it’s registered in your name at the land registry. This can cause issues with the searches if you switch to a new lender when you’re remortgaging.

If you’re unsure about how to go about setting up a search, a broker can recommend a compatible solicitor to conduct the search on your behalf.