Updated October 2026 · Fraser Bond
Property ownership
Until a transfer is registered, legal title stays with the seller
Legaltitle on registration
30 dayssearch priority
Lateregistration still possible
Sellingblocked until fixed
In short: When you buy or are given a registered property, the legal title only passes to you when the transfer is registered at HM Land Registry. If registration is missed, you hold only the beneficial interest, the seller remains the registered owner, and you may struggle to sell, remortgage or protect yourself against fraud or later charges. Late registration is usually possible but can be harder if documents are missing.
| Risk | Why it matters |
|---|---|
| Legal title stays with seller | You can't sell or mortgage easily |
| Priority lost | Another charge or transfer could be registered first |
| Fraud exposure | You're not on the register to receive alerts |
| Missing documents | Old transfers may need original deeds or statutory declarations |
Fixing an unregistered transfer
1
Find the paperworkSigned transfer (TR1/TP1), any mortgage deed, and completion records.
2
Check the registerOrder an up-to-date title register to see the current entries.
3
Instruct a solicitorThey'll prepare the application and deal with requisitions.
4
Apply to HM Land RegistrySubmit the application with the fee and supporting evidence.
5
Answer requisitionsRespond to any questions from the Land Registry promptly.
Protect yourself now
Frequently asked questions
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Is a transfer valid if it isn't registered?
It can transfer beneficial ownership, but legal title only passes on registration.
Can I register a transfer years later?
Usually yes, but missing documents or competing entries can complicate it.
Will this affect a sale?
Yes. Buyers' solicitors will require the seller to be the registered owner.
Selling a property with a title problem?
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