Land Registration Act 2002 Scope of this guide This guide deals with the procedure to be followed when applying for first registration of unregistered estates in land. It does not deal with the effects of registration or the characteristics of the various classes of title with which land may be registered. It is aimed at conveyancers and you should interpret references to you accordingly. Land Registry staff will also refer to it. First registrations Update This edition of the guide replaces the April 2009 edition. Amendments have been made as a result of the Land Registration (Amendment) Rules 2009 and the Companies Act 2006 coming into force on 1 October 2009. Contact details You can obtain copies of this and all our other guides free from any Land Registry office, and view or download them from our website in English and Welsh. This publication can be made available in alternative formats on request. If you or any of your colleagues require an alternative format please contact Customer Service at Land Registry Head Office. You can find details of Land Registry offices, telephone numbers and opening times on our website. Telephone numbers are also listed under Land Registry in the Phone Book. www.landregistry.gov.uk 1
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First registrations 1 Abbreviations and terms used 5 2 Introduction 5 2.1 What interests may be registered? 5 2.1.1 Estates in land 5 2.1.2 Manors 6 2.2 The advantages of land registration 6 3 Compulsory applications for first registration 6 3.1 On a transfer of a freehold estate in land 6 3.2 On a transfer of an existing leasehold estate in land 7 3.3 On the grant of a new leasehold estate in land 7 3.4 On a first legal mortgage 8 3.5 Cases in which compulsory registration does not apply 8 4 Voluntary applications for first registration 8 4.1 Registration in advance of a dealing 8 4.2 Registration of substantial holdings of unregistered land 8 5 Lodging applications for first registration 9 5.1 Who can apply? 9 5.2 Form of application 9 5.3 Completion of the application form FR1 9 5.4 Documents that must accompany form FR1 14 5.4.1 Form DL 14 5.4.2 Plan 14 5.4.3 Lease 14 5.4.4 Title deeds 15 5.4.5 Land Charges searches 16 5.4.6 Certificate of registration of company charge 17 5.4.7 Charitable, ecclesiastical and public trusts 17 5.4.8 Constitution of a corporation 17 5.4.9 Social landlords 17 5.4.10 Application for a restriction and use of form RX1 17 5.4.11 The appropriate stamp duty land tax (SDLT) certificate 18 5.4.12 Form DI 19 5.4.13 Form EX1 19 5.4.14 Form AP1 19 5.5 Land Registry fees 19 5.6 Submitting your application 20 5.7 Time limit 20 6 The examination process and classes of title 20 6.1 Examination of title 20 6.2 Evidence of title where the deeds have been lost or destroyed 21 6.3 Classes of title 22 6.3.1 Absolute freehold title 22 6.3.2 Absolute leasehold and good leasehold titles 22 6.3.3 Qualified titles 23 6.3.4 Possessory titles 24 6.4 Titles based on assents 24 6.5 Title to appurtenant easements 24 6.6 Land charges void for non-registration at the Land Charges Department 25 6.7 Land that has been in the same ownership for a considerable time 26 6.8 First registration based on dispositions by the Crown and the Duchies of Lancaster and Cornwall 26 3
6.8.1 Foreshore 26 6.8.2 Escheat 27 6.9 Purchases by tenants of public housing, purchases of housing estates etc and repurchases of defective housing 27 6.9.1 Right to buy/right to a shared ownership lease 27 6.9.2 Preserved right to buy 27 6.9.3 Disposal subject to preserved right to buy/voluntary disposal with consent of the Secretary of State/disposal by Housing Action Trust or the Development Board for Rural Wales 27 6.9.4 Repurchases of defective housing 27 6.10 Short titles 28 6.11 Enquiries in advance of an application 28 7 Forms of transfer inducing first registration 28 7.1 Use of a Land Registry transfer or assent 28 7.2 Transfer and assent forms 28 7.3 Vesting of land in new trustees of an existing trust on the death of a sole or last surviving trustee 29 8 Dealings with land before first registration is completed 29 8.1 Dealing is a transfer 29 8.2 Dealing is the grant of a lease 30 8.3 Charges 30 8.3.1 First legal mortgage 30 8.3.2 Puisne mortgage (second charge) by the estate owner of unregistered land 30 8.4 Other dealings 31 8.5 Reservation on a sale of a part 31 8.6 Dealings with land in the course of registration 31 9 Enquiries and comments 31 Land Registry advisory policy 32 4
1 Abbreviations and terms used In this guide: LRA 1925 means the Land Registration Act 1925; LRA 2002 means the Land Registration Act 2002; LRR 2003 means the Land Registration Rules 2003; CA 2006 means the Companies Act 2006; Fee Order means the current Land Registration Fee Order; conveyancer means a solicitor, a licensed conveyancer within the meaning of s.11(2), Administration of Justice Act 1985, a Fellow of the Institute of Legal Executives, a barrister, a duly certificated notary public, or a registered European lawyer (as defined) (r.217(1), LRR 2003). Where appropriate they include in-house conveyancers as well as those in private practice. The meaning of transfer is dependent on the context. It may or may not include an assent, an assignment, a conveyance or a lease. You should also note that land as defined by s.132, LRA 2002 includes: buildings and other structures land covered with water mines and minerals, whether or not held with the surface 1. 2 Introduction 2.1 What interests may be registered? S.2, LRA 2002 makes provision for the registration of title to: estates in land rentcharges franchises profits a prendre in gross. This guide deals only with the first registration of unregistered freehold and leasehold estates in land. While much of it will be relevant to the first registration of franchises, profits a prendre in gross and rentcharges, it does not deal with the particular issues that arise in registering those interests. See 6 Profits and 8 Franchises for more detailed information. Nor does this guide deal with: applications based on adverse possession. See Practice Guide 5 Adverse possession of unregistered land and transitional provisions for registered land in the Land Registration Act 2002, or the creation of new leases out of registered titles. Under s.27(2)(b), LRA 2002 these are treated as dealings, not as first registrations. See Practice Guide 25 Leases when to register. 2.1.1 Estates in land Only estates that can exist at law, that is a fee simple absolute in possession or a term of years absolute, can be registered under the LRA 2002. 1 But see s.4(9), LRA 2002, which excludes mines and minerals held apart from the surface from compulsory registration. 5 Because of the provisions of s.27(2)(b), LRA 2002 in respect of the granting of leases out of registered titles, this guide refers only to the registration of leasehold estates: granted out of an unregistered estate granted out of a registered estate before 13 October 2003 that were unregistrable at that time, but are now registrable. Some of these estates, however, are not subject to compulsory registration.
See section 3 Compulsory applications for first registration for information about applications where registration of title is compulsory. See section 4 Voluntary applications for first registration for information about applications where registration of title is voluntary. 2.1.2 Manors It is no longer possible to register title to the lordship of a manor. Under the LRA 1925 this could be done voluntarily, though it was never compulsory. Where the title to a manor is already registered the proprietor may apply for it to be removed from the register (s.119, LRA 2002). Many manorial titles include no physical land. Sometimes, however, land may still be attached to a manor and title to it may pass on a transfer of the manor. The compulsory registration provisions of the LRA 1925 did not apply to land that was part of a manor and included in the sale of a manor as such (s.123(3)(c), LRA 1925 (repealed)). There is no such exception in the LRA 2002. Therefore, if a manor includes physical parcels of land, the title to the land concerned must be registered following a transfer, mortgage or lease of a kind that triggers first registration. The lordship of the manor itself cannot be registered. 2.2 The advantages of land registration Registration under the LRA 2002 supports home and property ownership and the secured credit market by: providing state-backed registration, giving greater security of title providing greater protection against the possibility of losing title by adverse possession indemnifying the proprietors under s.103 and Schedule 8, LRA 2002 against any loss if they are deprived of their state-backed title (see ss.11 and 12, LRA 2002) on a rectification of the register under s.65 and Schedule 4, LRA 2002 introducing certainty and simplicity into conveyancing setting out, or referring in the register to, all the rights that benefit and affect the title other than certain overriding interests showing the general extent of the land in each title by means of a title plan ensuring that capital can circulate freely in the economy by making land readily available as security making large holdings of land and portfolios of charges readily marketable. 3 Compulsory applications for first registration S.4, LRA 2002 specifies the events that trigger compulsory registration. S.4(1), LRA 2002 calls this the requirement of registration. Although we will express a view, on request, as to whether s.4, LRA 2002 applies to a particular type of transaction, you should bear in mind that a definitive interpretation of the section can only be given by the court. S.80, LRA 2002 provides for compulsory registration of grants by Her Majesty out of demesne land. For further information see section 6.8 First registration based on dispositions by the Crown and the Duchies of Lancaster and Cornwall. 3.1 On a transfer of a freehold estate in land Registration is compulsory on a transfer of an unregistered freehold estate in land: 6
for valuable or other consideration (s.4(1)(a)(i), LRA 2002) including a transfer of property with a negative value under s.4(6), LRA 2002 by way of gift (s.4(1)(a)(i), LRA 2002) including for the purposes of constituting a trust under which the settlor does not retain the whole of the beneficial interest, or uniting the bare legal title and the beneficial interest in property held under a trust under which the settlor did not, on constitution, retain the whole beneficial interest (see s.4(7), LRA 2002) in pursuance of an order of any court (s.4(1)(a)(i), LRA 2002) by means of an assent (s.4(1)(a)(ii), LRA 2002) including a vesting assent as defined in s.4(9), LRA 2002 giving effect to a partition of land subject to a trust of land (s.4(1)(a)(iii), LRA 2002) by a deed that appoints, or by virtue of s.83, Charities Act 1993 has effect as if it appointed, a new trustee or is made in consequence of the appointment of a new trustee (s.4(1)(aa)(i), LRA 2002) by a vesting order under s.44, Trustee Act 1925 that is consequential on the appointment of a new trustee (s.4(1)(aa)(ii), LRA 2002), or in circumstances where s.171a, Housing Act 1985 applies (s.4(1)(b), LRA 2002) (disposal by landlord that leads to a person no longer being a secure tenant). 3.2 On a transfer of an existing leasehold estate in land Registration is compulsory on transfers of an unregistered leasehold estate in land with more than seven years to run at the time of the transfer (see s.4(2)(b), LRA 2002): for valuable or other consideration (including a transfer of property with a negative value) by way of gift (including for the purposes mentioned in section 3.1 On a transfer of a freehold estate in land) in pursuance of an order of any court by means of an assent (including a vesting assent) by a deed giving effect to a partition of land subject to a trust of land by a deed that appoints a new trustee (in the circumstances referred to in section 3.1 On a transfer of a freehold estate in land), or by a vesting order under s.44, Trustee Act 1925 that is consequential on the appointment of a new trustee. Registration is also compulsory on the transfer of any unregistered leasehold estate in land, for however short a term, in circumstances where s.171a, Housing Act 1985 applies (disposal by landlord that leads to a person no longer being a secure tenant). 3.3 On the grant of a new leasehold estate in land Compulsory registration applies to grants both out of unregistered freehold estates and out of unregistered leasehold estates, that at the time of the grant have more than seven years to run. The lease granted must be either: for a term of more than seven years from the date of the grant (s.4(1)(c)(i), LRA 2002), and for valuable or other consideration (including a lease of property with a negative value), by way of gift (including for the purposes mentioned in section 3.1 On a transfer of a freehold estate in land) or in pursuance of an order of the court or: for a term of years absolute to take effect in possession after a period of three months from the date of the grant (s.4(1)(d), LRA 2002). 7 Compulsory registration also applies to the grant out of any unregistered title of any lease for however short a term: in pursuance of Part 5, Housing Act 1985 (right to buy) (s.4(1)(e), LRA 2002) in circumstances where s.171a, Housing Act 1985 applies (disposal by landlord that leads to a person no longer being a secure tenant).
3.4 On a first legal mortgage Compulsory registration also applies on the creation by the owner of an estate in unregistered land of a protected first legal mortgage (s.4(1)(g), LRA 2002) unless it is a mortgage of a lease with no more than seven years to run. A protected first legal mortgage is one that, on creation, ranks in priority ahead of other mortgages affecting the mortgaged estate. 3.5 Cases in which compulsory registration does not apply Nothing in the LRA 2002 makes it compulsory to register title to: incorporeal hereditaments (such as rentcharges, profits and franchises), or mines and minerals held apart from the surface (see s.4(9), LRA 2002). Registration of the above is voluntary. Incorporeal hereditaments other than franchises, profits a prendre in gross and rentcharges can only be registered as appurtenant to registered land. Some additional leasehold interests can also be registered voluntarily. These are explained in more detail in section 4 Voluntary applications for first registration. 4 Voluntary applications for first registration S.3, LRA 2002 applies to any unregistered legal estate that is an interest of: a freehold or leasehold estate in land a rentcharge a franchise a profit a prendre in gross. With two exceptions, a leasehold estate can only be registered voluntarily if more than seven years of the term are unexpired (s.3(3), LRA 2002). The exceptions are: a lease under which possession is discontinuous (such as a timeshare lease) can be registered however short the term (s.3(4), LRA 2002) where a lessee holds a lease in possession and has been granted another lease of the same land to take effect in possession within one month of the expiry of the first lease, the two leases are treated as creating a single continuous term for the purposes of s.3, LRA 2002. Both can be registered if the combined term exceeds seven years (see s.3(7), LRA 2002). 4.1 Registration in advance of a dealing Voluntary application for first registration may be particularly useful where a prospective purchaser or mortgagee may have doubts about accepting the title. This may happen where, for example, the title deeds have been lost or destroyed, or are for some reason unavailable to the estate owner. Although we may not grant an absolute title, the title may still be acceptable to purchasers and mortgagees, particularly if supported by a title indemnity insurance policy. You must apply in form FR1 in the usual way (see section 5.2 Form of application). For further information on applications where the title deeds have been lost or destroyed, see Practice Guide 2 First registration of title where deeds have been lost or destroyed. 4.2 Registration of substantial holdings of unregistered land Substantial land owners may well find it convenient to register their entire holdings. 8
Any land owner contemplating voluntary registration of a large holding of unregistered land or more than 20 individual first registrations should contact the Register Development Team on 0800 432 0432 or email: registerland@landregistry.gsi.gov.uk If you require further information about applications affecting a number of properties, see Practice Guide 32 Bulk applications affecting one or more Land Registry office. 5 Lodging applications for first registration 5.1 Who can apply? When registration is compulsory, the estate owner (transferee or grantee) or their successor in title must make the application (s.6(1), LRA 2002). However, a mortgagee under a mortgage falling within s.4(1)(g), LRA 2002 (ie one that triggers compulsory first registration) may make an application in the name of the mortgagor for the estate charged by the mortgage to be registered whether or not the mortgagor consents (r.21, LRR 2003). Where there is a requirement of registration, the application must be made within two months (ss.6(1) and (4), LRA 2002). See section 5.7 Time limit. Under s.3(2), LRA 2002 a person may apply voluntarily to be registered as the proprietor of an unregistered legal estate if: the estate is vested in them, or they are entitled to require the estate to be vested in them. The following persons cannot apply. A person with a leasehold estate vested in them, as a mortgagee where there is a subsisting right of redemption under s.3(5), LRA 2002. A person whose entitlement is as a person who has contracted to buy under a contract under s.3(6), LRA 2002. S.6, LRA 2002 does not apply to voluntary first registrations as there is no duty to apply for registration. 5.2 Form of application Your application must be made in form FR1, which is available from law stationers or can be downloaded from our website free of charge. As with all forms, you may reproduce it electronically if preferred. 5.3 Completion of the application form FR1 Panel 1 Local authority serving the property Enter the local authority to which council tax or business rates are paid in respect of the property. This will be either a unitary authority, metropolitan and London boroughs, or, in 'two-tier' areas, the district council area. Panel 2 Address or other description of the estate to be registered Give the postal address including postcode, if any. We will generally enter the address in the register from the Post Office address file, so it may differ slightly from the address you enter here. If there is no postal address a general description such as land on the north side of London Road, Whiteoaks will suffice. Panel 3 Extent to be registered You must provide sufficient details to enable us to identify clearly the extent of the land to be registered on the Ordnance Survey map (r.24(1)(a), LRR 2003). If we cannot establish the extent sufficiently for it to be indexed, we will reject your application. 9
You have three options when completing this panel. Ad hoc plan This option must be used where you supply a plan on its own to identify the property. The plan or plans must be prepared to a suitable scale, preferably based on the Ordnance Survey map. Put an X in the first box and complete the statement appropriately. You cannot use the postal address option when registering a flat, maisonette, cellar or common parts within a building, or where a property comprises different extents at different levels. In these cases, you must supply a plan of the surface on, under or over which the land to be registered lies, and sufficient information to define the vertical and horizontal extents of the land (see r.26, LRR 2003). The plan can be either an ad hoc plan or a deed plan. Similarly, a plan will always be needed if there are outbuildings or a parking area or bin space that cannot be clearly identified by description. Plan in title deeds Where the title deeds contain a satisfactory plan of the land to be registered, put an X in the second box and state the nature and date of the deed that contains the plan (for example conveyance dated 21 April 1926 ). This option should be used only where the deed plan is well drawn to an adequate scale and it is quite clear that the position of the boundaries has not changed since the plan was prepared. Postal address or other description Where the land can be fully identified from the description in panel 2 of the form you can put an X in the last box. This should be possible where the property or each of the properties, if more than one, is either: completely enclosed and the whole enclosure is readily identifiable on the Ordnance Survey map from the postal address given, or identical to the land in another title, such as a registered lease where the application relates to the reversion. The title number should be included in panel 2, for example registered leasehold under title number AA123456. If registering mines and minerals owned separately from the surface you must provide under r.25, LRR 2003: a plan of the surface under which the mines and minerals lie any other sufficient details by plan or otherwise so that the mines and minerals can be identified clearly full details of rights incidental to the working of the mines and minerals. Panel 4 Class of title applied for General observations If you are applying for only a possessory title or good leasehold title, enter X in the relevant box in panel 4. Otherwise, enter X against absolute freehold or absolute leasehold as the case may require. The registrar will then grant the best class of title that the circumstances permit. You should note that we might not be able to grant the class of title that you apply for. 10 Mixed freehold and leasehold Occasionally, due to inadequate descriptions in old deeds, freehold and leasehold land may have become indistinguishable. In such a case you should apply for absolute freehold title. The title will probably be registered
as an absolute freehold title, but with a note on the register stating that the part of the land (if any) that is leasehold is registered with good leasehold title only. Former leasehold enlarged to freehold Absolute freehold title may also be applied for where a term of years has been enlarged into a fee simple under s.153(8), Law of Property Act 1925 or s.65(4), Conveyancing and Law of Property Act 1881. If the evidence supplied is satisfactory, we will make an entry in the register to reflect the appropriate legislation under which enlargement has occurred. If the registrar is not satisfied with the evidence of enlargement, the freehold title will not be registered. Panel 5 Application, priority and fees Merger of registered and unregistered leases Where a lease registered in the name of the estate owner is to merge in the immediate reversion, panel 5 should include an application to close the leasehold title on merger. You must also enclose a completed form AP1 with your application, quoting the merging title. If the leasehold title is charged you must lodge any form(s) DS1/DS2 or deed(s) of substituted security that are appropriate, or request the lender to discharge the mortgage electronically. Currently no additional fee is payable. Where an unregistered lease belonging to the estate owner is to merge in the immediate reversion, panel 4 should include an application for the merger. See the Fee Order for the fee payable. Easements and other rights Easements and other rights referred to in the latest transfer will normally be included in the title, without specific application, if the registrar is satisfied that they benefit the estate being registered. If the property has the benefit of rights not granted by deed you should apply specifically if you want them to be included in the title (see r.33(1)(b), LRR 2003). You must give details of the rights claimed, and prove their existence by appropriate statutory declarations. Other applications and their priority All charges to be registered and any action you are applying for (such as amalgamation with an existing registered title) should be listed in panel 5 in their intended order of priority, and any appropriate documents should accompany the application. Where you are applying for any action with a specified application form, such as a restriction (form RX1) or designation as an exempt commercial information document (form EX1), you must also include that form, duly completed. For information on completing the sub-section headed Fee payment method, see section 5.5 Land Registry fees. Panel 6 The applicant The name(s) of the people applying to be registered as proprietors should be given here. Where a conveyancer lodges the application, the names of the clients not the firm should be given here. If the applicant is a company or limited liability partnership the second part of the panel will need to be completed. For corporate bodies that are not registered under the CA 2006 in the UK, 11
see also section 5.4.8 Constitution of a corporation. Panel 7 The applicant is sent to Land Registry by Fill in the particulars of your firm. If you are a layperson, add your own details here. You must provide either a postal or DX address for correspondence. Only give an email address here if you are happy for us to contact you this way. Panel 8 Address(es) for service of each proprietor of the estate This information will be entered in the proprietorship register. You may give up to three addresses for service for each applicant. One address for each applicant must be a postal address, whether or not in the United Kingdom (r.198(3), LRR 2003). The others may be a different postal address, a UK document exchange address or an electronic (email) address (r.198(4) and (7), LRR 2003). There is no need to give more than one address for each applicant. Panel 9 Where the applicant is more than one person Where there are joint estate owners, you must select one of the options in panel 9 by placing X in the appropriate box. If they are neither equitable joint tenants nor tenants in common in equal shares, select the last box and complete the statement as necessary. The purpose of this is not to give the registrar notice of the trusts under which the land is held (under s.44(1), LRA 2002), but simply to enable us to enter a Form A restriction (see r.95(2)(a), LRR 2003). We must enter this restriction whenever we register two or more persons as proprietors of an estate in land, unless the survivor of the proprietors will be able to give a valid receipt for capital money arising on a disposition. As a rule, the survivor can only give a valid receipt where the proprietors are equitable joint tenants or the personal representatives of an absolute owner. Panel 10 Name and address(es) for service for the proprietor of any charge All charges and mortgages to be registered should have been listed in panel 5. Unless the charge carries a Land Registry MD reference (which can usually be found at the foot of the first page of the charge), you must give in panel 10: the full name of the chargee its registered number if it is a company or a limited liability partnership registered in the UK under the CA 2006 the territory of incorporation and registered number in the UK (if any) if it is an overseas corporation up to three addresses for service, as explained under panel 8. Where the charge is to a bank, please provide the relevant branch or securities centre address and sort code. If the charge has been transferred since it was created, you must give this information and provide evidence of the transfer, even if it bears an MD reference. Where the charge has no MD reference and the chargee is a corporate body that is not registered in the UK under the CA 2006, see section 5.4.8 Constitution of a corporation. 12
Panel 11 Disclosable overriding interests Schedule 1, LRA 2002 lists the interests that override first registration. You should also refer to paragraphs 7 to 13 of Schedule 12, LRA 2002 for transitional arrangements relating to overriding interests. With certain exceptions, you must disclose overriding interests that affect the estate being registered, and that the applicant actually knows about (see s.71, LRA 2002). The exceptions are set out in r.28(2), LRR 2003. In particular, you do not need to disclose any interest that is apparent from the deeds and documents of title lodged with your application. In this panel, you must state whether there are any disclosable overriding interests, by placing an X in the appropriate box. If there are any, you must list them on form DI, and lodge it with your application. We may enter a notice in the register of any interest that you disclose. Further information on overriding interests is contained in Practice Guide 15 Overriding interests and their disclosure. Panel 12 Certificate as to other interests Generally there will be no rights, interests or claims known to the applicant other than those disclosed in the title documents or forms lodged. In this case place an X in the first box in panel 12. If a certified copy of the instrument creating a right or interest is lodged, the right or interest will be treated as disclosed in the title documents and you do not need to mention it here. Nor do you need to disclose again any interest you have listed on form DI. If there are any other undisclosed interests, rights or claims known to the applicant, place an X in the second box and complete the statement with whatever particulars are available. Any affecting land charges not covered in the deeds should be listed here. Examples of third party rights, interests and claims that can affect the property are set out below. In this context, land charges means puisne mortgages, equitable charges, estate contracts, restrictive covenants, equitable easements and other charges on, or obligations affecting, land falling in one of the classes listed in s.2, Land Charges Act 1972. As explained in section 5.1 Who can apply? the applicant is generally the estate owner, but in certain circumstances others have the right to apply. When you are instructed by more than one party, for example the estate owners and the first mortgagees, include any rights, interests and claims known to any of them. Leases and tenancies You must tell us here of any lease to which the land is subject for which you are unable to provide documentary evidence, and that is not an overriding interest. Please give details if you are aware of any options contained in these leases. Even though the leases are not overriding interests, there is no objection to your listing them on form DI if it would be convenient to do so. You should also tell us about any options contained in leases that are not capable of being noted (see s.33, LRA 2002) where the option has not been disclosed in the title deeds or on form DI under paragraph 2 of Schedule 1, LRA 2002. 13
Land charges registered at the Land Charges Department See section 5.4.5 Land Charges searches. Land charges created by the applicant (or a predecessor in title where the applicant is not a purchaser for value) Land charges of this kind will be binding on the proprietor whether or not they have been registered at the Land Charges Department. Rights acquired, or in course of being acquired, under the Limitation Act 1980 If squatters occupy any part of the property details must be given here, unless the squatters interest has been disclosed on form DI under r.28(1), LRR 2003. We will not complete registration until the claims of the squatters have been investigated. Claims Give particulars of any claims that may result in an objection to the application or should be noted in the register (unless disclosed on form DI). If possible, provide the name and address of the person making the claim. Panel 13 Examination of title Place an X in the box if the applicant s title, including the title to any beneficial rights, has not been examined in the usual way prior to the application. If it has, you should leave panel 13 as it is. By signing panel 17 you will certify that it is correct. This enables the registrar, if thought fit, to have regard to prior examination by a conveyancer when they examine the title (see r.29, LRR 2003). Panels 14-16 Confirmation of identity To protect ourselves and our customers from identity fraud, we require completion of these panels when you are registering a transfer, lease or charge. If these are not completed, then we may reject the application. In panel 14 you should cross the appropriate panel depending on whether you are a conveyancer or not. Depending on the answer, complete panel 15 or 16 by listing the parties to the deeds and who acted for them. Evidence of identity for an unrepresented party must be supplied. See Practice Guide 67 Evidence of identity conveyancers or Public Guide 20 Evidence of identity non-conveyancers for further information. Panel 17 Signature of applicant or their conveyancer/date You must sign and date the form. We will always reject any unsigned FR1. 5.4 Documents that must accompany form FR1 5.4.1 Form DL This form, in duplicate, must always accompany form FR1. In panel 1, give the address or other description of the property. In panel 2, list, in order, all the documents lodged in support of the application (see r.24(1)(d), LRR 2003). 5.4.2 Plan If you have placed an X in the first box in panel 3 of form FR1, you must enclose a plan sufficient to enable the land to be clearly identified on the Ordnance Survey map (r.24(1)(a), LRR 2003). See section 5.3 Completion of the application form FR1 for information on completing this panel. 14 5.4.3 Lease Where the title is leasehold, you must lodge the original lease, if it is in the applicant s control, and a certified copy (r.24(1)(b), LRR 2003). If the title is subject to any leases you should lodge the relevant counterpart lease. If
you wish us to return the counterpart, please include a certified copy for Land Registry records (see r.203(4), LRR 2003). 5.4.4 Title deeds Send all the deeds and documents relating to the title that the applicant has or can oblige the holder to produce, including opinions of counsel, abstracts of title, copies of documents, contracts for sale, requisitions, replies, searches and other documents relating to the title. All these documents must be listed on form DL under r.24(1)(d), LRR 2003. Where the application is based on a purchase for value and the title has been investigated in the usual way back to a good root at least 15 years old, you should resist the temptation to edit the deed package so as to send us only a recent root of title and subsequent conveyances. Though we may not need to see very old documents, particularly if they are fragile, deeds from the 19th and early 20th centuries often contain definitive details of covenants, easements and other matters that need to be entered in the register. They may also contain better plans than more recent deeds. You will reduce the likelihood of our sending you requisitions by lodging a complete bundle of deeds, and the examiner will have a better opportunity to frame fully informative entries both as to the nature of any covenants or rights and the extent of the land affected. Original deeds and documents need not be produced if they are not in the control of the applicant. Examples would be where: they affect other land they are held by a chargee under a subsisting charge entered into before the transfer to the estate owner (but note that, as we will have to register the charge, the chargee will usually have to consent to the application), or their production would entail the applicant paying a fee to the holder. In such cases, you should supply an abstract or certified copies of the relevant deeds. Abstracts should be marked by a conveyancer as examined against the original deeds. All particulars of wills, grants of probate or letters of administration, marriages, civil partnerships and deaths set out in the abstract of title as separate items should also be verified and marked accordingly. If there is no good explanation for the absence of the original deeds, we may not be able to give an absolute title. If you require further information about missing deeds, refer to Practice Guide 2 First registration of title where deeds have been lost or destroyed. The evidence required in support of your application depends on the nature of the title and the class of title sought see section 6 The examination process and classes of title. Where the application is based on an assent, we will need to be satisfied that the assentee was the person entitled to have the legal estate transferred to them see section 6.4 Titles based on assents. Any original statutory declarations, statements of truth, certificates relating to stamp duty land tax, subsisting leases, subsisting charges, certificates relating to stamp duty land tax as required by s.79. Finance Act 2003 and the latest document of title (such as the transfer to the applicant) will be retained under r.203(4), LRR 2003 unless you lodge a certified copy. 15 Apart from this, we will return the pre-registration deeds after registration. Subject to the rights of any mortgagee that wishes to hold them, the estate owners are entitled to possession of them, and they ought not to be
destroyed without their authority. There are several reasons why a customer may want to keep pre-registration deeds. They often contain information that would not appear on the land register. For example details of trusts, wayleaves, licences, short leases, correspondence and old searches. They may assist in future if the title comes into question or on alteration applications. Recent court decisions have stated that only the deeds can establish the exact line of a boundary on a property registered with general boundaries. Particularly with older properties, the deeds may have considerable historical interest. Local archives or record offices are usually happy to take unwanted deeds and documents, either as a gift or on loan. Documents deposited on loan are always available for consultation or withdrawal by the owner. The British Records Association (Records Preservation Section), care of Finsbury Library, 245 St John Street, London EC1V 4NB (Tel: 020 7833 0428, website: www.britishrecordsassociation.org.uk) can give advice and assistance on the deposit of documents in an appropriate archive. 5.4.5 Land Charges searches The registrar can make searches and enquiries, or direct the applicant to make them (r.30, LRR 2003). Other than that, there are no specific requirements in the LRR 2003 regarding searches against the estate owners or their predecessors in title. You should lodge at least the following searches with the application. A search against the sellers in the most recent transfer on sale, and also their predecessors in title back to the preceding conveyance on sale. A search against the estate owners and their predecessors in title back to the last conveyance on sale, if the time that has elapsed since that conveyance is such that there is a possibility of entries having been made against their names, or if the applicants are not the estate owners (see section 5.1 Who can apply? ). Any earlier search certificates that are with the deeds should also be lodged. The searches must be against the correct name of each estate owner and cover the whole period during which a charge could have been registered in that name. In the case of a deceased estate owner, the period should extend to the date that the personal representatives disposed of the property, or, if they have not yet done so, to the present. This is because charges may have been registered against the deceased s name after their death, under ss.3(1a), 5(4A) or 6(2A), Land Charges Act 1972. Remember that some county boundaries have changed over the years so you should search against any appropriate former county. You must account for any entry appearing on the searches lodged. If it does not affect the land being registered, a conveyancer should certify that fact. Failing this, you should explain the entry in panel 12 of form FR1, and lodge the original, a certified copy or an examined abstract of the deed or document on which the entry is founded. If this is impossible, you should obtain an office copy of the entry from the Land Charges Department and lodge that, together with any further evidence of the protected interest. If only an office copy of the entry is available, we are likely to make a protective entry in the register. 16
5.4.6 Certificate of registration of company charge With a few exceptions 2, charges created by either a UK or an overseas company registered under the CA 2006 or by a limited liability partnership must be registered at the appropriate Companies Registry. See s.860 (for companies registered in England Wales and Northern Ireland), s.878 (for companies registered in Scotland) and s.1052 (for overseas companies registered in the UK) CA 2006. This should be done before you apply for registration of the title. The certificate of registration issued by the Companies Registry must accompany your application. If it does not, we will make an entry in the register stating that the charge is subject to the provisions of s.860, s.878 or s.1052, CA 2006, as appropriate (rr.111(2) and 111A(2), LRR 2003). 5.4.7 Charitable, ecclesiastical and public trusts Where a corporation or body of trustees holding on charitable, ecclesiastical or public trusts, other than for a non-exempt charity, applies to be registered as proprietor of a registered estate or charge, the application must be accompanied by the document creating the trust or a certified copy of it (see rr.182 and 214, LRR 2003). There are additional requirements for charities. See 4 Charities. 5.4.8 Constitution of a corporation If the applicant is a corporate body, but is not either: a company registered in the UK under the CA 2006 a limited liability partnership incorporated under the Limited Liability Partnerships Act 2000 or the Limited Liability Partnerships Act (Northern Ireland) 2002, or the trustee of a public, ecclesiastical or charitable trust (other than a non-exempt charity) you must lodge evidence of the extent of its powers to hold and sell, mortgage, lease, and otherwise deal with land, and, in the case of a charge, to lend money on mortgage (see r.183(1), LRR 2003). The evidence must include the document(s) constituting the corporation, or a certified copy, and any further evidence the registrar may require (see rr.183(2) and 214, LRR 2003). If the evidence is in a language other than English or Welsh, you must supply a certified translation of it. Alternatively a certificate in Form 7 (for a corporation incorporated outside the United Kingdom) may be given by a qualified lawyer practising in the territory of incorporation or in Form 8 (for a corporation incorporated within the United Kingdom) may be given by the applicant s conveyancer. 5.4.9 Social landlords If the land is held by or in trust for a registered social landlord (see s.1, Housing Act 1996), or is grant-aided land held by or in trust for an unregistered housing association 3, the application must be accompanied by a certificate to that effect 4. 2 The relevant exceptions are charges for any rent or other periodical sum issuing out of land, and charges taken on a property by way of substituted security in exchange for an existing property released from a trust deed that was itself duly registered as a charge under the CA 2006. 3 For housing association see s.1, Housing Associations Act 1985. As to registration of housing associations see s.1, Housing Act 1996. Grant aided land is defined in Schedule 1 to that Act. 4 See r.183, LRR 2003. 5 See s.8, Trustees of Land and Appointment of Trustees Act 1996. 17 5.4.10 Application for a restriction and use of form RX1 When registering a single individual or corporation as proprietor of a registered estate, whether on a dealing or on first registration, the registrar will only enter a restriction in the following form (Form A) if it is applied for. RESTRICTION: No disposition by a sole proprietor of the registered estate (except a trust corporation) under which capital money arises is to be registered unless authorised by an order of the court. Nevertheless, such a restriction ought to be entered on registering a sole trustee or nominee as proprietor of a registered estate, since such a person will normally be unable to give a valid receipt for capital money.
Consequently, a sole or last surviving trustee of a trust of land who applies to be registered as proprietor must at the same time apply for a Form A restriction. This applies both on first registration and on registered dispositions (r.94(2), LRR 2003). The application must be made in form RX1 or in the additional provisions panel of a Land Registry form of transfer in favour of the applicant (see r.92(7)(a), LRR 2003). Similarly, an applicant for first registration of a legal estate held on a trust of land where the powers of the trustees are limited 5 must apply for a restriction in Form B. This also applies where the legal estate is vested in the personal representatives of a sole or last surviving trustee. Application must be made in form RX1 or using a Land Registry form of transfer, as stated in the preceding paragraph. Where the legal estate is held on charitable, ecclesiastical or public trusts, see section 5.4.7 Charitable, ecclesiastical and public trusts. In other situations where you wish to apply for a restriction, you must use form RX1, unless excepted under r.92, LRR 2003. See 9 Notices, restrictions and the protection of third party interests for additional information. 5.4.11 The appropriate stamp duty land tax (SDLT) Certificate If the application is based upon or includes a land transaction that is affected by SDLT, the appropriate stamp duty land tax certificate or selfcertificate relating to that transaction must accompany the application. Where the application includes a transfer that is not considered by HM Revenue & Customs (HMRC) to constitute a land transaction for SDLT purposes, an explanation should be provided, as Land Registry may reject any application that fails to include a certificate where one appears to be necessary. SDLT applies to most transactions dated on and after 1 December 2003. Land transactions fall into three categories, namely: those requiring notification to HM Revenue & Customs (HMRC) and the completion of a land transaction return. HMRC will issue a land transaction return certificate as evidence that SDLT has been accounted for on the transaction notified in the return. You must submit the original certificate or submission receipt to Land Registry when registering the transaction those transactions not requiring notification to HMRC where the transaction was completed on or after 12 March 2008 and comprises: an acquisition (other than the grant, assignment or surrender of a lease) where the chargeable consideration for that acquisition (together with any linked transaction) is less than 40,000. This includes, for example, transfers of freehold land, deeds of gift and deeds of grant of easements. This covers the noting of interests as well as their substantive registration the grant of a lease for seven years or more where: the premium is less than 40,000 and the annual rent is less than 1,000 the assignment or surrender of a lease where: the lease was originally granted for a term of seven years or more, and the consideration for the assignment or surrender, other than any rent, is less than 40,000, and the rent is less than 1,000 18
the grant, assignment or surrender of a lease for a term of less than seven years where the premium does not exceed the zero-rate threshold those transactions that are exempt from SDLT or outside the scope of SDLT and do not require notification. Under stamp duty arrangements, where a transfer for value is below the stamp duty threshold, the transfer and form L(A)451 are sent to Land Registry. This arrangement does not apply under SDLT. All land transactions liable to SDLT must be notified to HMRC unless they are one of the transactions described above and completed on and after 12 March 2008. Advice on whether a particular transaction: requires to be notified to HMRC on a land transaction return certificate is exempt from SDLT (such as a legal charge) falls outside the scope of SDLT can be obtained from the Stamp Taxes helpline on 0845 603 0135, open 08:30 to 17:00 Monday to Friday except public holidays. HMRC s Stamp Taxes website at www.hmrc.gov.uk/so also offers assistance. 5.4.12 Form DI You must use this form to reveal any disclosable overriding interests under r.28, LRR 2003 that are not apparent from the title deeds. This might include prescriptive rights and customary rights not recorded elsewhere. See Panel 12 Disclosable overriding interests in section 5.3 Completion of the application form FR1. 5.4.13 Form EX1 In some situations, where a document will be referred to in the register you may wish to have prejudicial information removed from that document. R.136(1), LRR 2003 provides for a request to be made by any person upon application. If you wish to apply to the registrar to designate a document as an exempt information document, you must use form EX1 (r.136(2)(a), LRR 2003). 5.4.14 Form AP1 Separate applications are required in respect of registered and unregistered titles. Form AP1 is the application form for dealings with registered titles. Where the transfer or assent to the estate owner includes registered as well as unregistered titles, you must complete forms AP1 and FR1 and pay a separate Land Registry fee in respect of each. Form AP1 may also be needed where there has been a dealing with the land prior to first registration. See section 8 Dealings with land before first registration is completed. 5.5 Land Registry fees See the Fee Order for the fees payable. There are further details of the fee payable for applications to register large holdings of land in Practice Guide 33 Large scale applications (calculation of fees). You must show the amount of the fee in panel 5 of form FR1 and, unless you have a prior authorised agreement with Land Registry to pay by direct debit, enclose a cheque for that amount, payable to Land Registry, with the application. 19 You should be aware that we change our fees from time to time to ensure that our costs are covered and that customers get the benefit of