Fact 20. What is the Land Registry?

What role does it play after completion? It registers new ownership details, updating the official record and protecting buyer rights.

The process of buying a home in England and Wales involves several careful legal steps. One of the most important stages after completion is the registration of ownership with HM Land Registry. This government department holds and updates the official record of who owns land and property, which creates certainty and security in the property market. Without the Land Registry, ownership could easily be disputed, and property transactions would be far less reliable.

Understanding what the Land Registry does, how it operates after completion, and why registration matters helps both buyers and sellers appreciate what conveyancers do in the weeks following exchange and completion.

The purpose and history of the Land Registry

HM Land Registry was established in 1862 to create a secure and transparent system of land ownership across England and Wales. Before that time, proving property ownership relied entirely on paper deeds and private documentation passed down through generations. This could easily be lost, damaged, or manipulated. The move toward a central land register marked a major step in modernising property law.

Today, the Land Registry holds more than 25 million titles, covering around 88 percent of the land area of England and Wales. Registration is now compulsory in most cases when property changes hands, when new land is built on, or when a mortgage is registered. The electronic title register replaces old-style paper deeds and gives legal confirmation of ownership backed by the government.

The register also provides transparency for the property market. Anyone can access basic information about ownership, title numbers, price paid data, and restrictions for a modest search fee. This data supports buyers, lenders, surveyors, and conveyancers in verifying ownership details before completion and protects the interests of all parties involved.

What happens at completion

Completion is the day when purchase funds are transferred from the buyer’s solicitor to the seller’s solicitor, ownership changes hands, and keys are released. However, the conveyancer’s work does not stop there. The legal ownership is not fully perfected until it has been registered with the Land Registry. Once the money has been transferred, the buyer’s solicitor has a legal duty to send an application to the Land Registry for registration of the new ownership and any associated interests, such as the mortgage lender’s charge.

The documents normally sent to the Land Registry after completion include:

-  The transfer deed (TR1 or TP1)

-  The buyer’s mortgage deed, if applicable

-  Stamp Duty Land Tax (SDLT) certificate

-  Leasehold notices or consents if the property is leasehold

-  Any supporting plans or deeds required for the application

How long the post-completion process takes

Land registration does not happen instantly. Once the application has been lodged by the conveyancer using the Land Registry’s digital submission system, it is queued for processing. Straightforward cases such as a simple purchase of a registered freehold home without unusual restrictions are often registered within a few days or weeks. 

More complex applications, such as first registrations, new leaseholds, or transfers involving unregistered land, can take several months.

The Land Registry prioritises certain case types, including remortgages and straightforward transfers, while more complex transactions such as those creating new boundaries, easements, or developments are placed in a longer queue. Delays sometimes arise where evidence is incomplete or when queries are raised that require clarification from the conveyancer.

The conveyancer has a continuing duty to monitor the application until registration is complete and then to provide the buyer with updated title documentation once issued by the Land Registry.

What the Land Registry does after completion

The Land Registry checks each application carefully to confirm that all details are legally valid and consistent with the registered title. Once approved, it updates the title register to reflect the new ownership and any new charges or restrictions.

The title register consists of three main parts:

-  The property register – describes the property and refers to a plan showing its boundaries.

-  The proprietorship register – shows who owns the property and the class of title held, such as absolute, possessory, or qualified.

-  The charges register – lists mortgages, restrictive covenants, and other interests affecting the land.

Once the application is processed, the register is updated electronically and a new official copy of the title is generated showing the buyer’s name as the legal owner and, where applicable, the mortgage lender’s charge recorded against the title. This updated entry is the final and most authoritative confirmation that the buyer now owns the property.

Digital registration and title documents

The Land Registry has shifted significantly towards digital processing in recent years. Most conveyancers now submit applications online through the Land Registry’s Business e-Services portal, and official copy entries are provided electronically rather than on paper. The days of a paper “Title Deed” are largely over; instead, ownership is confirmed by the presence of the registered proprietor’s name on the official title register, which is accessible online.

This digital system improves efficiency, reduces fraud, and makes it easier for conveyancers and lenders to check the accuracy of title information during any future transaction or remortgage.

Why registration protects buyer rights

Registering ownership at the Land Registry gives the buyer legal protection under the Land Registration Act 2002. Once the buyer has been entered as the registered proprietor, the register becomes definitive proof of ownership. If an error occurs or if the register is later found to have been wrongly altered, the government provides indemnity under a state-backed guarantee.

The registration also protects against fraudulent claims of ownership or unauthorised transactions. Because any transfer or charge requires submission of signed and verified documentation, it becomes extremely difficult for someone to sell or mortgage a registered property without the knowledge of the registered proprietor. Buyers can also sign up for the Land Registry’s free “Property Alert” service, which notifies owners if any activity is detected against their registered title, providing an added layer of protection against property fraud.

Common reasons for delay or requisitions

Occasionally, Land Registry applications are delayed because of missing or inconsistent information. Examples include discrepancies in property boundaries, missing consents from third parties, or incorrect legal descriptions. When this happens, the Land Registry raises a “requisition,” which is a formal request for clarification or correction.

The conveyancer then has to respond within a set timeframe (usually 10 working days) to supply the required information. If responses are not received or documents are incomplete, the application risks being cancelled, which can cause inconvenience and additional costs. For this reason, an experienced conveyancer will ensure that the documents submitted are accurate and that any requisitions are dealt with quickly.

How clients receive registered title documents

Once the Land Registry has completed registration, the conveyancer receives an electronic copy of the updated official register and title plan. These documents are then forwarded to the buyer (and to the mortgage lender if applicable) as confirmation that registration is complete.

The buyer should keep these documents safely, as they are the recognised proof of ownership. Even though the records are held digitally, it is sensible for owners to keep a copy of their title for their reference or future transactions. Where the property is mortgaged, the lender normally retains a copy until the loan has been repaid.

Importance for future property transactions

Having an up-to-date and accurate register makes future dealings much easier. When the owner decides to sell, re-mortgage, or transfer part of their land, the Land Registry record provides an authoritative foundation for the next transaction. Conveyancers and buyers can immediately confirm ownership, boundaries, and any restrictive covenants, speeding up the pre-exchange process.

In addition, Land Registry data feeds directly into other systems including local authority searches, valuation databases, and mortgage verification checks. This interconnectivity reduces the risk of fraud, shortens timelines, and supports transparency in the wider property market.

Unregistered properties and first registration

Although most land is now registered, some older properties still remain unregistered, often because they have not changed ownership for many decades. When unregistered land is sold, it triggers a requirement to register the title for the first time. This process involves submitting the historical deeds bundle to the Land Registry, which then examines them to confirm proof of ownership before creating a new register entry.

First registration is more time-consuming and expensive than updating an existing registered title, but it provides clear long-term benefits. Once completed, it secures ownership in the public record, reduces risks associated with lost or destroyed deeds, and ensures that future sales are simpler to process.

The role of the conveyancer in Land Registry matters

Conveyancers act as intermediaries between clients, lenders, and the Land Registry. Their responsibilities include preparing accurate documents for submission, ensuring tax payments such as Stamp Duty Land Tax have been completed, checking title plans, and verifying all signatures and identities. They also monitor the progress of the registration, deal with any requisitions, and confirm to the client once the process has finished.

Conveyancers play a crucial role in preventing delays by reviewing documents before submission and spotting inconsistencies that could lead to queries. They also ensure compliance with the Land Registry’s strict legal requirements for identity verification, preventing property fraud and protecting both clients and lenders.

Practical points for property buyers

-  Keep a copy of your Title Information Document as proof of ownership.

-  Sign up to the HM Land Registry Property Alert service to monitor activity.

-  Notify your conveyancer immediately of any change of address for correspondence.

-  Check the title plan carefully to ensure it matches the physical boundaries of the property.

-  Keep digital and printed copies of the title and mortgage documentation for your records.