Following on from the Prime Minister’s announcement on the public health measures implemented across England, I wanted to take this opportunity to share an operational update from HM Land Registry.
I want to reassure our customers the latest measures will not impact our service levels, as nearly all our staff are equipped to work remotely. We are now well placed to maintain these service levels in the light of these changes, and in the event of any further local or national lockdowns.
Before I get into any more detail on what we’re doing, I wanted to give a quick update on our current estimated completion times.
Simple updates to the register
- This makes up most of our service requests and we’ve seen a big improvement since the peak in June when the majority of most simple applications were taking around 2 months – the time it takes to process these requests has more than halved.
- Most of these requests are taking around 3 weeks. More than half are processed in just over a week but in some instances it can take up to a month.
- However around a fifth of all applications require us to make requests for information (requisitions) – which then take considerably longer, with most only being completed after 6 weeks.
Complex changes and new entries
- The other applications we receive are more complex and usually involve the creation of a new title.
- Most of these applications are completed within 9 months but we know that some can take up to 11 months, with exceptional cases taking even longer.
These times are what can be expected for applications being processed now. I appreciate that some of the more complex applications lodged previously have already been with us for longer than these times.
We are able to expedite urgent applications – the majority of all expedited applications are processed within 10 working days. We know that the market is extremely busy at the moment. We are putting measures in place to ensure we can expedite all applications that need to be processed urgently for reasons relating to the Stamp Duty Land Tax holiday.
Working to improve our services
Our absolute top priority is to reduce any delays, both those caused by the pandemic and those existing beforehand. Our current processing times are not where we want them to be in the longer term, and we are absolutely determined to reduce them. We are constantly reviewing our position and adjusting our resources where necessary to ensure we simultaneously deliver our services and promote public health in the most effective way. We have also extended the opening hours of our Customer Support Centre until 5pm each day.
In addition, we are recruiting more than 500 new colleagues, many of whom are joining us soon, and all of whom will be in place early in the new year. Behind the scenes we have numerous programmes promoting the most efficient and effective ways to undertake our work; from ensuring applications are seen by caseworkers as quickly as possible, with less time allocated to administrative work and more time on actual casework, and adopting the innovative use of new technologies to improve our casework systems. I will bring you more detail on these projects in future updates.
The impact of requisitions
One aspect of our work that continues to have a real impact on the speed of our services is the number of applications we receive with errors or omissions, meaning we need to send out requests for information (requisitions).
Around 1 in every 5 applications contains an error or lacks crucial information. In September we completed more than 300,000 applications to change the register – of these, 64,000 had at least one requisition request. Many of these are avoidable errors – for example, we know that on average around 12.5%, or 1 out of every 8 requisitions, are due to name variations. This all costs time and money to process, and ultimately slows everything down for those transacting in property.
From mid-November we will be resuming the practice of cancelling applications with outstanding requisitions. At the start of the coronavirus pandemic we paused all cancellations to give our customers additional time to gather the information needed. However, as there are now an increasing number of applications which are building up and resulting in some delays, we need to resume cancellations. I would encourage customers to not wait for a reminder letter to respond to any outstanding requisitions.
If you think you may have outstanding requisitions, I would encourage using our recent enhancement to the HM Land Registry portal – View My Applications. All users of the portal can access this free-to-use service, via the left-hand navigation bar, to view their portal-lodged applications as well as all the relevant correspondence – including requisitions. You can reply to each requisition using the Reply to requisition service in the portal.
Watch our short video (49 seconds).
View My Applications has gained lots of positive customer feedback and we currently have around 7,000 users accessing the new service every day. We will soon introduce a new feature, Estimated Completion Date, which we plan to launch in early 2021. Estimated Completion Date will show a date for each portal-lodged application, updated monthly, all on one screen.
In addition, our new Digital Registration Service (available to all users later this year) will digitise and simplify how you submit your applications to us by checking the information as you add it in. This will help you avoid some of the more common errors and ultimately speed up turnaround times by reducing requisitions.
Watch our short video (1 minute 11 seconds).
https://www.youtube.com/watch?v=iFLsg0e39FI&feature=youtu.be
Listening to our customers
We are always listening to what our customers are telling us about our services and doing everything we can to respond quickly. At the start of the pandemic we heard that customers wanted us to start accepting electronic signatures. So we brought forward our work on this area.
Alongside the ‘Mercury signing approach’, we have now started accepting witnessed electronic signatures. Our next step is to release our draft practice for the other form of electronic signature – qualified electronic signatures. We will also be releasing draft guidance on the use of digital identity checks, enabling simple online-only ID checking. I hope that you will let us know your thoughts on this draft so we can make sure the eventual practice meets your needs.
We are conducting research so we can learn more about the priorities of our customers’ client work and the transactions our customers rely on the most to complete. This research will inform our longer-term focus on how we deploy our resources to meet best those priorities. We want to make sure the way we work truly complements the way you work. As with our work on electronic signatures, we place the needs of our customers at the heart of our decision-making process. We’ve got an early idea of where everyone’s priorities lie but before we respond to these we will continue to talk to a representative spread of customers. We hope to update you more over the coming months.
141 comments
Comment by Jeffrey Shaw, Nether Edge Law posted on
Despite all that, and whilst everyone knows the Virus-related problems, it remains the case that delays on TP1/DFL applications ("Register Create") exceeded six months even before the national service breakdowns. Our record at present is two applications over 14mths. old plus three extant others dating from 2019. Might HMLR spend- say- three or four working days of officer time on clearing this type of backlog, diverting the officers from "Register Update" work? A small delay like that would have hardly any impact on applicants affected but would greatly assist TP1/DFL applicants.
And as for Requisitions: it would assist if we did not receive ones demanding a plan in cases where we use the second option in panel 3 of TP1 and cross-refer to a plan already held by HMLR!
Comment by AdamH posted on
Jeffrey Shaw - Thank you for your comment, and we apologise for the significant delays on those applications which is much longer than we would expect for any application so we will investigate that for you.
Some application types are taking us longer than others – some are taking much longer than we’d like. We have been asking customers which applications are the most important to them so that we could ensure we have the right number of staff on each application type.
Based on what they are telling us we believe the balance is right, considering that simple register updates account for over 80% of the thousands of applications we receive each day. However, we are implementing a series of initiatives to reduce overall completion times and we are confident those will make a positive impact for our customers
Comment by Frederick Martin posted on
In this article Chris Pope states under 'Complex changes and new entries'
"The other applications we receive are more complex and usually involve the creation of a new title. Most of these applications are completed within 9 months but we know that some can take up to 11 months, with exceptional cases taking even longer."
In the 25/09/20 (Covid-19) email sent from Simon Hayes your Chief Executive it states that "most other (ie non-simple) application types are taking up to 6 months to complete".
The delay position has obviously worsened in the 45 days between the two articles then.
In my case I voluntarily submitted a first registration TP1/DFL application. I am not a business user so your 'View My Applications' is of no value to me or any other private individual in finding out any progress on my application via the HMLR portal.
Comment by AdamH posted on
Frederick - thanks for your comment and apologies for the delay in publishing and replying
Many non-simple applications are still taking up to 6 months as indicated in Simon Hayes’ e-mail. But in this blog we wished to reflect that other more complex ones are taking longer even than that, some of them considerably longer.
I take your point about your not being able to access View My Application as a private individual. You can however ask us for an update on your application by contacting us online
https://help.landregistry.gov.uk/app/contactus_general
Comment by Frederick Martin posted on
Dear Adam, thank you for your response.
Today I submitted my 'whereabouts are we?' enquiry on my application, using the link you provided.
Within 10 minutes I received a proforma email response stating;-
"If we haven’t already contacted you about your application, then work on your application has not yet been started so we cannot give you an accurate date when your application will be dealt with".
This response makes no mention of your 6 months statement but does actually say that most complex changes AND new entries are completed within 9 months.
Given that 3 months has passed and no work on my application has commenced, can you confirm that if I were to cancel my application now, HMLR will refund in full my £200 and return my original documentation deeds etc?
regards Frederick
Comment by AdamH posted on
Frederick - if work has not begun and you withdraw your application then the fee will be ref7bded and available documentation returned
Comment by Frederick Martin posted on
Thank you Adam for your fast response. I'll withdraw the application today and that will allow another to move up the ladder.
many thanks
Frederick Martin
Comment by Georgia posted on
We have had no timescale this is my point.
Comment by AdamH posted on
Georgia - expedition means considered with8n 2 weeks of being expedited. It then depends on it being in order as to whether it’s done quickly or takes more time. The solicitor should be able to provide the details re the specific application and it’s progress. I can only comment in general terms as you’ve not shared any specifics
Comment by A L Evans posted on
What are the current timescales for dealing with adverse possession applications relating to registered land, where a surveyor's site visit is required?
Comment by AdamH posted on
A L Evans - if a site visit is required then they generally happen within 2 weeks of Ordnance Survey receiving the request from us.
So you are looking at a 7/8 week wait from receipt by us to a site visit being completed. You should also factor in wider checks required, if any, after the survey report has been considered. Wider checks can take a few weeks at least to complete
Comment by Amy posted on
How long should it take to remove a vacated charge at present?
Comment by AdamH posted on
Amy - most legal charges (mortgages) are discharged electronically, so immediately. I assume from your reference to a ‘vacated charge’ that it’s not a mortgage with a well known lender so if it’s a paper application you are looking at an initial wait time of 4/5 weeks plus potentially 3 weeks for wider checks to complete
Comment by Sam posted on
Hi Adam, Just wondering if you knew the answer to my question. Can the mortgage be removed first before the name is changed? The title deeds are still in the wrong name but the mortgage has been removed. Just wondering if the solicitor has made a mistake or if the name and lenders removal get updated at different times. Thanks
Comment by AdamH posted on
Sam - two very separate matters as the lender’s security is against the property/registered title. The owner/borrower names only matter when the charge is going on the register. Not when it’s coming off
Comment by Gardner posted on
Hi Amy, Just wondering if you knew the answer to my question. Can the mortgage be removed first before the name is changed? Our title deeds are still in the wrong names but the mortgage has been removed. Thanks
Comment by Catherine O’Keeffe posted on
I’m waiting for a TP1 to be processed for a transaction that completed almost a year ago. I just get pro forma responses and I have no idea when it will be processed. It is really stressful and I can’t see any way to get a concrete answer.
Comment by AdamH posted on
Catherine - we do have a backlog of this type of work and some will be over a year old. If we still have it and it’s waiting to be processed then there is nothing to stress over as your purchase is protected. There’s nothin to add to the auto response provided in such cases
I would recon end you speak to your conveyancer to confirm it has been submitted and if it’s still showing as waiting to be processed. If it is then please bear with us and once completed the conveyancer will be the first to know.
Comment by CATHERINE O'KEEFFE posted on
Thanks Adam, Yes it definitely has been submitted but the conveyancer just gets the pro forma messages saying it is waiting and there is no indication of when it will be processed.
I am sure you can imagine that it is stressful to have spent a lot of money on a property and yet not have the formal paperwork to confirm ownership.
Comment by AdamH posted on
Catherine - many thanks and understood. Totally appreciate how stressful things can be but the key here is that you completed, got the keys and own the property. Whilst the registration and paperwork do matter the wait time, in your case, has been stretched but it is not something to get stressed about providing the application is with us and your purchase is protected, which it is.
Easy for me to type of course but it really is a case of not worrying about it as you know you/your solicitor have done all that is legally required and it will be registered as soon as possible.
Comment by Amanda posted on
The house we are buying is not registered with land registry and they do not have deeds. How long will this process take ? Solicitors made application back in September.
Comment by AdamH posted on
Amanda - several months unless they request expedition and provide documentary evidence of the confirmed sale/purchase. Speak to the lodging solicitor and ask them to request same as appropriate
Comment by Amanda Foster posted on
Adam- The solicitors have gift of deed, will this speed up the process ?
Comment by AdamH posted on
Amanda - no as assume that relates to the current owner. If you are confirmed as the buyer, so there’s a memorandum of sale for example, then it’s that plus their request we need.
Your/their solicitor will know what’s needed
Comment by Howard Phillips posted on
My wife is in the process of agreeing the sale of part of a large garden she owns and has applied for this piece of her title to be transferred into our joint names before sale. How long is this process currently taking as we lodged all relevant paper work via our solicitor in July 2020 for this transfer and are still waiting for completion.
Also we may now possibly lose this sale given the delay in being able to provide proof of ownership over this garden by not having these documents. How quick would it be to cancel this application altogether and revert to selling this land proving ownership under my wife original title deed.
Comment by AdamH posted on
Howard - several more months to wait if lodged in July. If you’ve had a confirmed buyer/linked transaction why hasn’t the solicitor requested expedition?
Options are to do that now or cancel it, both by solicitor. Each would usually be considered within 5/7 working days
Comment by Howard Phillips posted on
Thanks for the swift response. When contacted my solicitor they have said they they have tried to expedite but will try again. Will they have a reference number or some other communication reference if they have previously tried and been agreed / refused expedition.
Several more months will definitely lose us the sale are we taking weeks if we cancel the transfer request. thanks
Comment by AdamH posted on
Howard - they’ll have a reference. If they’ve lodged it online they need to request it through same portal/Application enquiry.
They’ll only be refused if the6 haven’t provided documentary evidence. And if they heard nothing then they used the wrong channel
Comment by Howard Phillips posted on
Adam I'm still trying to get a coherent response from my solicitors office regarding the expediting of the title change which is holding up our sale contract. Is there any way you can check your online system and tell me if a request to expedite has been submitted correctly in respect of a part transfer to joint names for a parcel of land out of title no CYM373744 in the last couple of months. I was informed they would try and expedite in Nov.
I am trying to contact them to obtain any reference no of said application
Thanks.
Comment by AdamH posted on
Howard - it’s not been expedited as yet but I’ll flag with colleagues to see if they can help.
The solicitors did ask when they submitted it but we won’t have seen that as applications aren’t checked until they get considered
They asked again in early Dec but didn't provide any documentary evidence to confirm the sale/purchase. We replied telling them that but no reply back.
In circumstances ask them to reply and send a copy of the memorandum of sale or similar. I’ll see if we can get the ball rolling this end though in meantime.
Tough times for everybody at the moment
Comment by Howard Phillips posted on
Adam - Many thanks I have now forwarded our chain of communication to and spoken with my solicitor so they are aware they need to respond. Your assistance has been excellent and hopefully it can help to get me back on track and save my sale.
Howard
Comment by Robert Brown posted on
Hi Adam
I made an application for adverse possession (as a private individual) in July 2020. [CL357836/TP/078]. Can you give me any idea when this might be processed?
Thanks
Rob
Comment by AdamH posted on
Robert - a few months at least wait still before it’s considered I suspect based on current timescales.
Comment by Robert Brown posted on
Thanks for your reply!
Comment by tesh Dave posted on
Hello. Can you advise roughly how long an extension of lease takes? This would be on a flat Purchase. My assumption is this should be a simple change?
Comment by AdamH posted on
Tesh - several months wait time between receipt and processing. When a lease is extended the old lease is surrendered and a new title created. It therefore falls into the complex category.
But the wait time is very much down to the backlog of work with Covid impacting as well now
Comment by Tejshree Dave posted on
Ok thank you for the swift reply. Really helpful information.
Comment by Matt posted on
We will be lodging an application for a lease extension on our share of freehold property this week. This extension is required for our purchase of a family home and this sale will fall through without an expedited application. Is the stated 10 day period (for simple applications that are correct) for expedited applications still current? Thanks so much
Comment by AdamH posted on
Matt - 10 days between expedite approval and it being considered is correct. But it has to then be in order to be completed.
Just make sure that it’s lodged and the conveyancer requests expedition after that. If they do it with the application nobody will see the request
Comment by Matt posted on
That’s great, many thanks Adam. As a follow up, how long are lease extensions taking that are not expedited?
Comment by AdamH posted on
Matt - several months
Comment by Frederick Martin posted on
Adam - I have received a circular letter from the Weymouth office dated 05/01/2021 with their reference DX 321601 Gloucester 33. This talks of increased processing times for first applications and similar.
You might ask the originator of this letter to try his own advised link i.e. https://www.gov.uk/government/organisations/land-registry/about/about-our-services and explain where on the latter page HMLRs current position is shown. Maybe It's me but I cannot find any such information there.
Although I cancelled my application about 6 weeks ago due to the processing delay I still consider myself a 'live' client as I haven't yet received my application fee refund.
kind regards
Comment by AdamH posted on
Frederick - I understand that the letters you refer to are currently being reviewed to ‘match’ the linked guidance you have linked to. That review and amendment should happen shortly so apologies.
Do you have our reference from the letter please?
There is a delay in issuing refunds and if you can give me our reference from the cancellation letter also I can try to find out a timescale for the refund to be issued?
Comment by Frederick Martin posted on
Adam - the HMLR letter ref from the Weymouth office is SH55003/FR/101.
The cancellation acknowledgement letter was an email dated 20/11/2020 from The Central Team at the Durham office which shows the following:
Enquiry ref. 201124-004547
Application ref. SB0D6DB
Title No. SH55003
As I heard no more I did chase up the cancellation by phone on 4th Jan. On 5th Jan I had a phone call to say the deeds would be returned by recorded delivery and they arrived on 7th Jan with a covering letter of 5th Jan, ref SB0D6DB. The letter merely said my £200 will be refunded asap separately.
I was not aware that refunds are also under delay at HMRL so am now very curious what sort of timescale you will be advising.
Comment by AdamH posted on
Frederick - many thanks. The cheque should be issued with this week’s print run so please bear with us
Unfortunately the way first registrations are working at present there is a considerable time lag between stages as access to paper records/offices remains severely limited. What would take a short time previously is taking much much longer as you are now aware.
Comment by Frederick Martin posted on
Adam - thank you for your fast responses and your help in the past.
kind regards
Frederick Martin
Comment by Aamir Khan posted on
Hi ,
Could you let me know the avg turn over time for amalgamating a Freehold and Sub Leasehold Titles - Freehold Title one - as i own both.
(Missing head lease )
Comment by AdamH posted on
Aamir - 6/7 weeks wait time before it’s considered
Comment by Aamir Khan posted on
Considered or completed ? 6/7 weeks ?
Thanks
Comment by Aamir Khan posted on
Thank you for you reply,
When you say considered
is that a completion time scale 6/7 weeks?
Comment by AdamH posted on
Aamir - if it’s all in order it can be completed at same time. But if it’s not and we need more or have to carry out wider checks. So I can only really quote that wait time timescale.
Comment by Aamir Khan posted on
Thank you
application was made on 16.12.20
came back 21.01.21
I'm impressed
Comment by Kelly posted on
Hi Adam
My solicitor will be submitting a transfer of equity request today (transferring from a joint tenancy to one owner). Once you have received a transfer of equity request (no monies involved), on average how long will it take? A new house purchase is dependent on the transfer taking place.
Comment by AdamH posted on
Kelly - 5/6 week wait. If there’s an urgency they need to request expedition after they’ve lodged it. They should know how to do that
Comment by Lullani posted on
We had confirmation from our solicitor that are lease extension has been accepted to be expedited on 22nd December 2020. We are currently going through a sale and we are unable to proceed until the lease extension is registered. Is it correct that it should take up to 10 working days for this to be completed, as it has been expedited? Therefore should be completed this week? Many thanks,
Comment by AdamH posted on
Lullani - up to 10 working days before it’s considered, not completed. If it’s all in order and can be completed then that can happen at the same time. If it can’t be then the extra time needed will vary depending on what’s needed
Comment by Lullani posted on
We have been advised by our solictor that a lease extension that has been expedited can take up to 2-3 weeks including completion. Having the expedited being accepted on the 22nd Dec 2020 will we still have to wait more than 10 working days for it to be registered? As this has held up our house purchase for over 5 months now and worried we will lose the sale and purchase.
Comment by AdamH posted on
Lullani - if it’s not in order then yes but if it’s in order no. Speak to your solicitor as they should be able to check and reassure you
Comment by Lullani posted on
I have been advised by our solicitor that is dealing with our lease extension that they are unable to contact Land Registry to check on the progress of our lease extension due to the case workers workload and due to Covid. Is there any chance as the client we can check on the progress?... We were forwarded the email that was sent from Land Registry regarding the confirmation the lease being expedited.
Comment by AdamH posted on
Lullani - I assume they mean they are unable to operate fully. Not us. What’s the title number/case reference please?
Comment by Lullani posted on
Title number: WSX420905 and application reference is: LE66C29 (enquiry reference: 201221-003836). If you could find out the progress of this, it would be much appreciated. Many thanks.
Comment by AdamH posted on
Lullani - many thanks. That request and the application were completed on 23rd Dec so your conveyancer should be aware by now
Comment by Lullani posted on
Can I just confirm that you mean that the lease extension has now been completed and registered with Land registry. Many thanks.
Comment by AdamH posted on
Lullani - yes
Comment by Lullani posted on
Many thanks for checking on this for me. Will my solicitors now have the documentation for this, so that I will be able to send it to our conveyancer?
Comment by AdamH posted on
Lullani - I would think so but best to check with them. Your conveyancer would be getting their own copy of the title though I suspect
Comment by Sarah Robson posted on
We are currently purchasing a house which was owned solely by Wife, who predeceased Husband. Husband is now deceased and we are buying from the estate.
The property was never legally transferred to Husband and Wife’s death.
We have been told that the application to correct this has been submitted. What is the timescale from submission to the correction of title (both for expedited or not)? We are very nervous about missing the SDLT deadline and the vendors solicitors are not forthcoming.
Is there any cost to requesting expedition?
Comment by AdamH posted on
Sarah - 5/6 week wait normally before it’s considered. That’s reduced to 2 weeks or less if expedited. There’s no expedition fee as it’s based on a genuine urgency such as a dependent transaction being proven
Comment by KevinB posted on
Hello- we have a last minute request from our buyer to alter title from good to absolute. We need to exchange this week, is there any chance? Title AV135636, it has been expedited. Our mortgage offer runs out next week
Comment by AdamH posted on
KevinB - yes now it’s been expedited (today). All hangs on it being in order now
Comment by KevinB posted on
Many thanks for the prompt reply. Fingers crossed.
Comment by KevinB posted on
Hi Adam, is there any way of knowing if this will be completed today? We’re worried we will lose sale if not exchanged today?
Comment by AdamH posted on
KevinB - it won’t be done today I’m afraid but should be looked at over the weekend.
Comment by AdamH posted on
KevinB - the register has been updated. Hopefully you can move matters forward now
Comment by KevinB posted on
Thank you so much for letting us know.
Comment by Commenter posted on
Hi
We are anxious for an answer here , a simple registration (purchase of freehold property) has now taken 3 months. Please could you explain why it is taking so long?
Comment by AdamH posted on
Commenter - if it’s simple and lodged 3 months ago I can only assume, as no specifics shared, that it wasn’t in order. Do you have any specifics re the application please?
Comment by Commenter posted on
Yes
NT228915
Application number
Q410VNR
We got really worried because it doesn't usually take this long and we just want to move on from the transaction with certainty that it's done.
Comment by AdamH posted on
Commenter - many thanks. Received 13th October. Processed 17th November but couldn’t be completed so contacted conveyancer for more.
They’ve replied yesterday so assume they’ve had some problems dealing with it and/or you chased.
Hopefully it’s all in order now and if it is they’ll hear in next couple of days
Comment by Commenter posted on
Hi Adam
Thank you so much for the clarification
Just hoping this will all be done soon thank you Again
Comment by AbbyD posted on
Hi, we need to send in an AP1 with a boundary agreement between us and our neighbour. Presuming all is correct what's the turnaround time for this please? Is this something that can be expedited?
Comment by AdamH posted on
AbbyD - 5/6 weeks. It can be lodged and then a request to be expedited submitted
Comment by Abby posted on
Hi Adam, thanks for such a prompt reply. This morning it transpires we'll need to do a transfer of parts, a whole other world of pain. I can see it's currently taking about 9 - 11 months for these to go through - if we can expedite it and it's considered within 2 weeks, how long does it usually take for the transfer of parts to happen after that, if the forms are all correct? Stamp duty holiday and all that, trying to work out our options. thank you.
Comment by AdamH posted on
Abby - as you appreciate, expedition means it’s considered usually (well) within 2 weeks so if it’s all in order it gets completed at the same time.
One out of every two transfer of part applications are not in order.wider checks needed. I say that simply to flag the possibility of some additional pain just in case
Comment by Abby posted on
Thanks Adam - totally appreciate it might not be as straight forward as might want but good to know how much we can try and speed it up by. And who doesn't like a bit more additional pain when trying to move house, right?!
Comment by AdamH posted on
Abby - not so sure about the pain but keep an eye on the end goal and all should be fine
Comment by Jan posted on
Hi
Please could you provide an update on title TY85628 (transfer of legal ownership). We understand this was requested to be expedited over two weeks ago and we haven’t heard back yet. Our sale depends on this and is at risk if we don’t get this soon, as the title wasn’t correctly transferred on a previous death.
Comment by AdamH posted on
Jan - we have 2 applications pending against that title so I’d suggest you check with your conveyancer to clarify what’s happening.
The first was lodged back at the start of November but can’t be finished as we contacted the conveyancer for more on 11th Dec but haven’t yet had a reply
The second, which I think is the one you refer to, was submitted on the 11th January. It hasn’t been expedited as the request was made on submission so won’t have been seen. And if it had it would have been refused as no documentary evidence to confirm the sale/purchase provided. And we wouldn’t have been able to complete it until the first application was resolved.
So I’d suggest speaking to your conveyancer as mentioned to see what can be done with the seller’s conveyancer to resolve matters
Comment by Sarah posted on
Hi Adam, thank you for your reply.
Has there been any movement on either of the title issues please, as we are getting very close to the backstop date and the solicitors responsible for the update to title are not being helpful in responding to our requests for an update on what action they are waiting for.
In particular, have they provided all information required and have all actions been correctly expedited?
Many thanks
Sarah
Comment by AdamH posted on
Sarah - although the application has been expedited there is the earlier application which has priority still. On that one it appears we are still awaiting a reply from the conveyancer, Sintons, so things aren’t likely to move forward yet
Comment by Sarah posted on
Many thanks Adam, very helpful and prompt as ever!
Comment by Sarah posted on
Hi Adam
Hopefully the final request for an update as we have been advised that everything is with you (although we have our doubts)... do you have any update on whether the information has been received to resolve the earlier query (the one Sintons are down as acting for) and when this first part will be completed?
After the first part has been actioned, I assume the suggested 10 day timescale for the expedited second part would start immediately?
It is looking ever more likely that the backstop date for completion will not be met.
Thanks
Comment by AdamH posted on
Sarah - nothing to update as no reply as yet
Comment by Matthew posted on
Hi
I am an executer of my mum's estate, she died in 2019, but it took us 6 months to find the deeds to the house. Can you tell me how long it will take for a AS1 form will take too process at the moment?, and I am being constantly hassled by the beneficiaries who keep complaining they need the money from the estate to live off.
Thanks
Matt
Comment by AdamH posted on
Matthew - if the property is registered then 5/6 weeks wait. If unregistered, so you are applying to register for the first time, several months wait
Comment by Oliver Jallands posted on
Hi
I submitted a Deed Of Variation form on the 23rd December, regarding changes to the lease for the solar panels on a house that I am selling. Do you know how long this application would take. It's been roughly 5 weeks now still awaiting to hear.
Comment by AdamH posted on
Oliver - there is a backlog of this type of work and the wait time is around 5/6 weeks. Please bear with us and once processed we will contact you if you lodged it
Comment by GloriaP posted on
Hi,
I am in the middle of selling my property and have to change my title deed name (surname) back to my maiden name as I am now divorced. I have filled out my AP1 Form which I will send off to HM Land Registry tomorrow. How long (approx) will it take to have my name changed on the deed? I have submitted my original marriage certificate, along with a copy of my passport.
I take it I will receive an email from the team once they have my paperwork?
Many thanks.
Comment by AdamH posted on
GloriaP - roughly 5/6 week wait at present. You’ll get a letter returning your marriage certificate. And well write again once it’s been changed.
If that wait time is an issue I’d suggest checking with the conveyancer as to whether it’s needed. A conveyancer can often check such documents and verify your identity. They then certify what the correct name is and the evidence you mention has been seen and verified. I’m not saying they have to do that but something they may be able to consider?
Comment by AdamH posted on
We welcome your comments about this blog in the comments panel below
However please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our contact web form where you will receive a response as soon as possible.
https://help.landregistry.gov.uk/app/contactus_general
Comments which are relevant to individual cases will not be published or replied to
Comment by GloriaP posted on
Thank you Adam for your swift response. The conveyancer stated that because my passport is now in my maiden name - the identity checks they run is failing hence why I need to get my name changed on the title, and they can't move further until that has been completed.I have sent through an expedite request today, and hoping that my situation will be considered. It would really help if correspondence was also done via email in the first instance as it helps claw back some valuable time especially when time is an issue.
Comment by Debra Donovan posted on
Hello
Can you tell me how long it takes to get an underlease removed?
Comment by AdamH posted on
Debra - a register update will currently wait 5/6 weeks before being considered
Comment by Debra Donovan posted on
The daughter has the leasehold interest, the parents have the underlease, which states they can live in the property until their death. The parents have now signed the documents so the underlease can be removed prior to us purchasing the property. How long will it take please?
Comment by AdamH posted on
Debra - if a routine update to the register then there’s a 5/6 week wait at present
Comment by Debra Donovan posted on
Thanks Adam. Is that time the same if it is expedited?
Thanks
Comment by AdamH posted on
Debra - if it’s expedited then that wait time is reduced to understand 10 days. Everything then hinges on it being in order
Comment by Scott Gretton posted on
Hi, I have purchased a property which the original purchase is yet to be registered, we have renovated and rented out the property with a view to refinance and therefore need to update the land registry accordingly. We then need these funds to pay off bills accrued during the renovation and finance the purchase of another which I have tenants lined up for including a young family with a newborn, as such christmas has been spent in my overdrafts and with a 10 month old and a new born due in 4 weeks the situation looks no better. In fact it’s worse. The hole deepens and we get no idea of timescale or response, there are red letters dropping daily and I’m pretty sure I’ll lose everything due to these delays (looking at 9-11 months at my last correspondence) which puts me around August 2021. Can anyone help me at all? Please..
Comment by AdamH posted on
Scott - the conveyancer needs to request expedition and they should know how to do that. If they have and it’s still delayed then presumably there is another reason for the delay
Comment by Isabel posted on
Hello,
We are trying to buy a property which we now understand is unregistered as it has been in occupation my the same family for decades.
Assuming the backlog, am I to expect that we cannot complete the sale until the land registry confirmation? Are there any other options?
Many thanks
Comment by AdamH posted on
Isabel - entirely up to you and your conveyancer/lender. A sub sale is possible but some may not proceed until registered. Suggest you speak to your conveyancer to clarify/confirm
Comment by KP posted on
Hi Adam, i am in a similar position however I am at the bottom of the chain and the 4th house above isn’t registered. We have been advised that the case was raised in 19/01/21 and has since been expedited, how long is the process? As my mortgage offer is soon to be expired and the whole chain is dependent on this going through?
Comment by AdamH posted on
KP - expedition means it should be considered within 2 weeks but first registrations do pose problems at this time. If it was expedited mid Jan I’d check with the solicitor as to progress to date as they should know if there’s any other issues to delay matters
Comment by Greg C posted on
Really appreciate the opportunity to raise a query here. My question is how long does it take to get the result of an OS1 submitted to the LR by post by an applicant acting in person. I wish to avoid setting a completion date only to find that the OS1 has been delayed. Many thanks.
Comment by AdamH posted on
Greg C - once we have received the OS1 it should be processed within 2/3 days. We recommend you allow a minimum of 5 working days between you posting it and your completion date but due to Covid impact on post/printing/post I’d allow yourself at least 7 days
Comment by Lisa Maughan posted on
Hi,
We were all set to complete on Wednesday the 10th Feb, however my solicitor informed me two days ago that they are insisting that the title be updated to include right of access before completion. The right of access is detailed within the Governance, which is already referenced in the title. She has asked the vendor's solicitors to expediate the request. How long will it be before the title is updated? Many thanks
Comment by AdamH posted on
Lisa - expedition means it should be considered within a few days. Everything then hinges on it being in order so final timescales cannot be definitive
Comment by Kate O'Hanlon posted on
Hi,
Form RX4 was submitted last week on my behalf. Can you tell me how long it will take to process it.
Thanks
Comment by AdamH posted on
Kate - wait t8mes between receipt and consideration are currently around 5/6 weeks. If there’s an urgency, such as a linked transaction then you’d need to request expedition
https://www.gov.uk/guidance/coronavirus-covid-19-impact-on-hm-land-registrys-services#expedite
Comment by Nicola posted on
Hi there, we are purchasing a property but just before exchange it emerged that the owners don't own the full garden. When they purchased the property off of the farmer he extended the garden but didn't update the registry. The farm has signed the relevant documents to pass the land to the sellers (no moneys involved) . An expedited request is coming in, providing all is in order, is this a straight forward process from here on out?
Thanks!
Comment by AdamH posted on
Nicola - if the application is all in order then yes. You’ll need to rely on your conveyancer to ensure/confirm with the seller and then wait for the registration to complete
Comment by Charlie posted on
Hi LR
Currently waiting to exchange on a property. Local authorities police have just completed an LR1 and RX4 forms to remove covenant as the house was purchased from the police at a discount price. Police have agreed to remove charge on register and covenant. Can you please tell me how long the removal will take as our mortgage offer expires soon? Many thanks
Comment by AdamH posted on
Charlie - wait times are around 5/6 weeks. If there’s an urgency then a request to expedite it can be made https://www.gov.uk/guidance/coronavirus-covid-19-impact-on-hm-land-registrys-services#expedite
Comment by Charlie posted on
Thank you
Comment by Rohan posted on
Hi,
We are purchasing a property just a day before exchange, my solicitor found that sharing common path between us and neighbours not been registered in land registry and seller solicitor submitted the Application on feb 4th.how long it will take to process it?
Is it possible to finish before stamp duty holiday ends?
Many thanks
Comment by AdamH posted on
Rohan - 5/6 week wait at least currently. If there’s an urgency then they need to ask for it to be expedited to reduce that wait time. Everything then hinges on it being in order and no wider checks needed https://www.gov.uk/government/publications/coronavirus-covid-19-useful-information-for-conveyancers-pg80/practice-guide-80-coronavirus-covid-19-useful-information-for-conveyancers#how-to-expedite-an-application
Comment by Rohan posted on
Thanks for the reply. Expedited request got rejected it seems. Don’t know why? Any idea?
Comment by AdamH posted on
Rohan - they are rejected generally because either they’ve not provided documentary evidence or the application has already started. The solicitor would have been given a reason
Comment by Kate posted on
Hi there, we moved house on the 23rd October last year. We are currently in the process of remortgaging. Our previous mortgage term has ended. We had arranged to set up a new mortgage promptly in order to avoid paying a higher rate once the previous one ended. We have just found out that the process has been halted because there is an outstanding restriction on the title deeds from 2005, which was not removed when we purchased the property.
We're now in a position where our solicitor has told us that they have asked Land Registry to expedite the changes, but have been rather vague about when this might get resolved. In the meantime we are clocking up additional mortgage payments of over £300 PCM, which we cannot afford to keep paying! The title number is WSX295076. Please can you let me know where we stand and what we can do to expedite this urgently?
Comment by AdamH posted on
Kate - so we had an application but we needed more. That’s been provided now but it delays things as it has to wait to be reconsidered. I suspect that’s why there’s some vagueness involved.
I’ll flag with colleagues but can’t promise anything at this stage as we don’t know if it’s in order yet. Please bear with us
Comment by Kate posted on
Thank you so much for replying so quickly. Can you explain what you mean when you say things need to be reconsidered? Just so I can understand the context. Is there anything that we can do at our end to speed things up?
Comment by AdamH posted on
Kate - most applications are completed when they are considered. Those that aren’t are incomplete and we need more from the conveyancer. They then have to provide the more which means the application has to be reconsidered to ensure it can be completed. There’s nothing you can do at your end to speed things up.
Comment by AdamH posted on
Kate - the application has been processed up to the final stage. That means completing wider checks including contacting the restrictioner. If we get a quick and positive response to those checks then things can complete sooner.
Comment by Josh posted on
What time scale are we talking now to add some land to boundaries that we didn’t know we even owned. We submitted the request before Christmas and are still yet to have an update!
Comment by AdamH posted on
Josh - without actual specifics re title number/case reference I can’t really offer anything other than if it’s an update then 6 weeks but if something more complex then 6+ months
Comment by Josh posted on
Do you have an email I could send the enquiry to and get an update on? Just want an estimated time of completion as quickly as you have replied to my comment. Thanks
Comment by AdamH posted on
Josh - you’ll need to use the Contact Us form to submit it if you don’t want to share online
https://help.landregistry.gov.uk/app/contactus_general
Comment by Greg C posted on
I am buying a property from sellers who since become registered proprietors have married and the wife's surname has changed to that of her husband. The contract and draft Transfer are in their married names and the sellers' solicitor has sent me a photocopy of the marriage certificate. In order to satisfy Land Registry requirements, do I need to get that certificate certified by him as a true copy of the original ?
Comment by AdamH posted on
Greg C - if you are going to submit it to us then we need the original or an official or certified copy. https://www.gov.uk/certifying-a-document
Comment by anthony basham posted on
how long for a search for an equity release to be done in weymouth dorset,. We have already managed to get an extension to the orignal date for finalising but they will not extend the date any longer.
Comment by AdamH posted on
Anthony - we don’t do searches for an equity release so worth checking/confirming what it is and who it’s with