Property Ownership Searches
Question
Do your ownership searches provide only the name and address of the owners, or does it include other information?
Answer
The Ownership Searches include a vast amount of additional information relating to the property, such as the purchase price, restrictive and personal covenants, rights of way, the extent of the property owned, tenure, class of title, mortgages, restrictions and notices. Some of the searches include the associated documents, leases, ground rent titles and property history.
Question
If i have lost my deeds and the property is not registered what help to me is the Lost Deeds search?
Answer
The Lost Deeds Search includes an application for the Title Register and Title Plan, as if we discover the property to be registered after all, this will provide copies of the deeds for you. We often discover a property to be registered when the owner has assumed it is not, or has been unable to obtain the registered documents on a previous occasion. It is sometimes the case that the property's registered documents are included on another title, and not always readibly discoverable.
We also apply for an Index Map Search, at the same time. There is no charge for this. The Index Map Search will confirm with certainty as to whether or not the property is registered. if it is, the title number is provided and we can then obtain the deeds quickly.
If it is not registered, it will state as much. This document will also provide details of any outstanding applications that will be registered against the property once it becomes registered for the first time, such as a Caution Against First Registration. Details of the Caution Title will be provided, and we will then obtain a copy of the Caution Title Register for you, although you would be asked for an additional payment for this.
You will also receive an Ownership Searches Information Guide from us, which will include a chapter on this subject. A step by step procedure will be outlined to you, that you should follow to obtain registration of your property. You will need to instruct a solicitor to re-constitute your deeds and you will need to provide him with the Index Map Search to prove the property is not registered.
Question
If I want to obtain all the leasehold title registers for each flat in a large block of flats will I have to pay at the full rate, even if there are scores of flats?
Answer
Not at all. You are charged at the full rate for the first flat; thereafter each leasehold title register is heavily discounted. As you select the number of flats on the application form the price changes to show the total amount you will pay. If there are more than 20 flats you will be contacted with the total number and the price before we proceed.
Land Ownership Searches
Question
What is the difference between your Standard Map and your Advanced Map, and how am I to know which map to use?
Answer
Using our standard map allows you to zoom in on a property, e.g. a field, and drop a pin onto it. This is a simple and speedy exercise. The map is built into the application form and so we receive the data we need to proceed with your search, which will normally be carried out within an hour. This map works well with small properties such as small building plots and small fields.
The advanced map is for use with more complicated land areas. To use it you would first zoom into the property to be searched. When you click the page a pin is dropped, but this is the starting point of a line that you would then draw. You would click further along the search area and a straight line would be drawn between the two points, and you would carry on this way until completing the search area. This is useful for defining either a long, narrow tract of land, e.g. where you wanted to contact land owners along an area where pipes were to be laid, or for large elliptical or polygonal areas such as rectangular or triangular shaped areas.
The advanced map allows you to edit the lines you have drawn, by zooming in further and refining the positioning of the lines drawn.
The advanced map is very useful for large straight or polygonal areas of land, woodland, riverbanks, common land, and for sections of roads. We receive an exact copy of the map you have drawn and can readily identify each registered title of land within the search area.
Question
Do you carry out riparian searches?
Answer
Yes. This is our riverbank search. We provide copies of the Title Register and Title Plan for the freehold or leasehold title, together with copies of the same documents for each Fishing Right title that has been registered. We also provide copies of the Deeds creating the Fishing Rights, which will provide details of any fishing restrictions, e.g. number and type of fish to be caught.
Question
Can I make a Common Land Search by calling into a local Land Registry office?
Answer
No. The Common Land Register is not held by the Land Registry but by various county authorities throughout the country. The documents we provide with this search are obtained from various sources, i.e. the relevant common land authority, the Land Registry and the relevant local authority. The collection of documents in our search provide details of the commoner's rights, the type of rights registered and the ownership details. The extent of the common land and any restrictions on the use of it are also provided.
Question
With regard to the Roads and Alleyways Search, I understand there may be many different ownerships. Do I have to search against the whole of the road, or can I confine my search to a small section of it?
Answer
The application form for this search includes a map. You should use the Advanced Map and outline the section of the road that you wish to be searched.
Neighbourhood and Environment Searches
Question
What is the difference between the Land Registry Flood Search and the Flood Search you provide?
Answer
The Land Registry provide a very short (1 page) report relating to the risk of flooding. The search we provide is prepared by the Environment Agency and supported with further information from the British Geological Survey and the Norwich Union Insurance Risks department. It is very detailed and will provide flooding history over an extensive period of time, will show on maps the land that has previously been flooded and the land now at risk of flooding. It will also provide flood defence information and mapping, and provide details of flooding from rivers, the sea and from rain or snowfall.
Question
I wish to discover the location of drains and water pipes under a public highway near to my land and the location of manholes and drain outlets. Will the Drainage, Sewerage and Water Report provide this?
Answer
This report comes in the form of a detailed map. The location of all underground water, sewerage and drainage pipes along the public highway is shown, together with manholes and water pipe assets. Pipes for different purposes are colour coded and there is a detailed legend in connection with the pipes and the pipe assets. This report does not show the drains under privately owned property.
Question
I am a partner with a firm of solicitors and work in the conveyancing department. I and my department obtain many environmental reports and Land Registry documents on a day to day basis. Are we able to obtain an account with you and receive discount for repeated orders?
Answer
We can provide you with generous discounts for all types of search orders. An example is provided in our "Commercial Accounts" page - https://www.landregistryservices.com/commercial-accounts/.
Boundaries
Question
Which document shows my property boundaries?
Answer
There is no single document that shows property boundaries in a precise way. The Land Registry show them on the title plan, but only in a general way, i.e. not with precision. Although the boundary lines are reasonably accurate, when looking at the boundary in measurements smaller that a metre their accuracy begins to wane.
The only way to obtain more precise information is by examining the registered documents for the properties each side of the boundary. The Boundaries Information Guide that we provide with the search shows you what to look for and where to look for it. Our search provides all the information available.
The documents included are the Title Register and Title Plan for each property, all the Associated Documents for each property, one of the Leases (if the property is leasehold), all the Deed Plans attached to the Associated Documents, and an Information Guide containing real life examples. The guide also includes details of the common law presumptions that apply when the documents do not resolve the dispute.
Question
I have a problem with rights of access. Which document would I buy to help resolve this?
Answer
The principles applying to rights of access are similar to those applying to rights of way. Therefore, the Rights of Way Resolution Package would be the best search to obtain.
Conveyancing Searches
Question
What is the difference between a Title Plan, a Deed Plan and a Lease Plan?
Answer
The Title Plan is prepared by the Land Registry. It is overlaid upon a copy of the Ordnance Survey, and is prepared at a scale of 1:2500 or 1:1250, depending on where the property is located. It is designed to show the extent of the property owned and its location compared to neighbouring properties.
A Deed Plan is a plan attached to one of the Associated Documents and is often prepared by the vendor or a surveyor. Its function is to illustrate a matter affecting the property referred to in the Deed it is attached to. It often contains measurements, angles, T marks and H marks. It is very useful in helping to resolve boundary disputes.
A Lease Plan is attached to a Lease and is designed to describe not just the property extent, but also common parts of the estate such as bin stores, parking spaces, gardens etc.
Question
I need to show that I am no longer the owner of a property. Which search should I use?
Answer
You should obtain the Title Register. This shows only subsisting entries, so if you have sold the property your name will have been removed and replaced by the new owner's name.
If you also need to show that you used to own the property you will also need to obtain a Prior Copy of the Title Register.
Question
My insurance company want me to estimate the date my property was built. Which document do I need?
Answer
None of the registered documents will actually show the date the property was built, but a good estimate may be obtained by looking at the Title Register and referring to the A section. This states the date upon which the property was first registered. As compulsory land registration has been around for some time now, if the property is relatively modern there is a good chance it was registered soon after it was built.