How to Check Properties On The Land Registry: The Ultimate Guide
Buying or selling a property can be complicated – but verifying ownership and property details doesn’t have to be.
This guide explains how you can use the Land Registry in England and Wales to access property title deeds, check boundaries, see mortgages, and compare sold prices. Whether you need records for legal reasons or just for peace of mind before a decision, here’s everything you need to know.
What is the Land Registry and how does it work?
First things first – what is the Land Registry?
HM Land Registry is a government-run system that holds records on most residential and commercial property transactions across England and Wales.
By searching property addresses or title numbers, buyers can access information essential for conveyancing and valuation guidance. Land Registry records date back to the 1990s in digital form.
Title deeds are the most common information accessed through the Land Registry. In England and Wales, the Land Registry provides nationally standardised deeds to guarantee title for each registered property. Title deeds confirm the legal rights of ownership and boundaries of a property, identifying the lawful property owner and providing a record of rights and responsibilities related to that estate.
Without valid title deeds, a purported owner has no firm legal claim or protection over a property. Title deeds, therefore, provide certainty when buying or selling registered property.
What information is available on the Land Registry?
The Land Registry stores details like:
- Title deeds listing current legal owners
- Records of previous sales prices and transfer dates
- Mortgages and liens held against properties
- Plans detailing property boundaries
- Tenure (freehold/leasehold, and remaining lease term)
- Covenants, easements or usage restrictions
Does a Land Registry search show planning permission?
No, a Land Registry search does not show planning permission. It does show restrictions in title deeds that might affect building, but actual planning permission and building approvals must be checked with the local council or building control.
Does the Land Registry work the same way in Scotland and Northern Ireland?
HM Land Registry only covers England and Wales. Scotland uses a separate system entirely, managed by the Registers of Scotland (RoS), while Northern Ireland operates its own Land Registry through Land & Property Services (LPS).
Although the purpose is the same – recording ownership and property details – the systems, search tools, and documents differ depending on location. Each has its own distinct procedures, so you must use the correct local authority when looking up or registering a property.
Why is it important to verify property details when buying or selling?
If you’re buying or selling a property, requesting an official Land Registry search is an important step for peace of mind and legal security throughout the transaction.
A Land Registry search:
Confirms true ownership
One of the primary reasons for conducting a search is to confirm the true ownership of the property. The Land Registry serves as the official and authoritative repository of land and property records in the UK, so a search conclusively proves who the current registered proprietors are. This safeguards both the buyer and seller by ensuring that the person or entity claiming ownership does indeed hold the legal title to the property.
Checks for limitations
The Land Registry search is a comprehensive tool that uncovers various property-related details. Among these, it checks for any limitations, including rights of way, restrictions, and easements associated with the property. These limitations can significantly affect how the property can be used and enjoyed, making it essential to be aware of them before the transaction is finalised.
Shows total area boundaries
Understanding the total area and boundary measurements of a property is vital for various reasons, including assessing its true value and complying with local regulations. A Land Registry search provides these measurements, allowing buyers to validate the size of the plot accurately.
Highlights mortgage charges
A Land Registry search shows whether the property has any registered mortgages or other financial encumbrances that need to be cleared before ownership transfers. This helps both buyers and sellers understand the financial state of the property and avoid surprises during the transaction.
Having these verified facts directly from Land Registry records means you can make a fully informed decision when you buy or sell a property.
How to check a property on the Land Registry: Step-by-step
Once you know what information the Land Registry holds, you can request it directly. HM Land Registry holds over 25 million titles, and 92% of land in England and Wales is now registered. Most people get either:
- The Title Register – shows ownership, price history, mortgages/charges, and tenure.
- The Title Plan – shows property boundaries and footprint.
Each property has a unique title number you can use to locate records quickly.
Whether you want to check if your property is registered or are considering buying, here are the clear steps you’ll need to take to obtain information from the Land Registry:
- Gather the property details
You’ll need the details of the property you want to assess. This includes:
- Address
- Postcode
- Title number (if known, this can help you locate records faster)
- Visit the gov.uk website
On the gov.uk website, scroll down to ‘Government activity’. You’ll find HM Land Registry in the ‘Departments’ section, under ‘non-ministerial departments’.
Once in the Land Registry portal, click on ‘search property ownership information’ to see current legal owners, ‘title deeds’ to buy a copy of the deeds, or ‘search house prices’ to assess how much a property is worth/sold for in England and Wales.
- Choose and pay for the records needed
You can search by the property postcode/address, or by the title number, if you know it. Once you’ve found a registered property, select the type of record you need.
Here, you’ll see the search fees. Some information, like sold house prices, is available for free through the Land Registry open data. However, getting official, detailed records such as full title deeds will incur a fee.
A property summary is free, but it costs £7 to get a title register or title plan. If you want an official, certified copy to prove ownership, this cannot be downloaded online, and will need to be sent by post at £11 per document. You can pay this through the portal with a debit or credit card.
- Access your records
After you select the HM Land Registry records and pay any applicable fees, you’ll be able to view and download the documents as a PDF from the website. However, remember these documents are online copies and not suitable as proof of ownership. If you need an official, legal copy, you need to pay for a physical copy, which will be posted to you.
Can you search the Land Registry by a person’s name?
No, due to privacy protections, you cannot search the Land Registry by a person’s name alone. You must use the address or title number.
How to correct property details in Land Registry records
Occasionally, there may be errors in Land Registry records. Typical mistakes include typos in names or addresses, incorrect prices, outdated mortgage details, inaccurate measurements, confused boundaries, or missing easements.
If you spot a mistake during a check on your property, get in touch with the Land Registry immediately to amend it. You may need to provide evidence to confirm the error, for example, a passport for a mistake in a name. For simple clerical errors, especially if made by the Land Registry, you can usually get them corrected for free. More complex issues, such as boundary disputes requiring a formal rectification, can involve higher fees from both the Land Registry and a solicitor, if needed. If the correction involves a transfer of value or rights, Stamp Duty may also apply.
It’s in your best interest, especially if selling a property, to ensure all details and official records are accurate.
How to find comparable properties on the Land Registry
The Land Registry does not directly determine property values, but it can be used to reveal useful valuation information. By using the ‘search house prices’ function and entering an area postcode, or a specific address, you can access details such as sale history, which will indicate value appreciation over time.
To gauge property value for a home based on Land Registry data, isolate comparable sold homes. Property value may vary significantly across a postcode depending on property type, so look for:
- Similar property types – terraced, semi-detached, detached, etc.
- A similar number of bedrooms/bathrooms
- Similar overall square footage
- Similar outside space (garden/garage/parking)
- Recent sales – they’ll be the most accurate in terms of current value
This can give you ballpark figures for a home value, but you’ll need to adjust your expectations for any key differences. Consider if your home has had renovations, modernisation, is south-facing, has a unique architectural form, or is in especially good condition – these factors can all mean higher prices.
Accessing Land Registry sold data means you can track prices in your area across months/years, and keep an eye out for trends. Analysing these trends and pinpointing when value is rising can help you decide on the best time to sell your property.
Do I need to involve a solicitor when accessing Land Registry records?
Not necessarily – you can access Land Registry records yourself online, or by requesting a postal copy. However, if you’re buying or selling a property and are at the point of sale, it’s always sensible to have details looked at by a legal professional.
Given their complexity, title deeds are best reviewed by the legal professionals managing the property transaction. Your solicitor or conveyancer has expertise in assessing deed validity, ownership continuity, rights burdens, boundary mappings, and fraud risks.
It’s important to note that this applies mostly to selling homes through traditional routes, such as with an estate agent. When selling to an instant cash buyer, like Good Move, you don’t need to worry about checking title deeds yourself. Our solicitors handle ownership verification and legal transfer, simplifying the sale and reducing your costs. If you choose to use our recommended solicitor, their services will be free of charge, or we’ll contribute £500 towards legal fees if you choose to use your own solicitor.
Can you look at the Land Registry for free?
Yes – some information from the Land Registry is available to access for free via open data: basic property summaries and certain sold-price data.
However, if you want official documents like the full Title Register or Title Plan – especially if needed for legal reasons – you’ll need to pay a fee (£7 for the register/plan, and £11 for a certified postal copy).
How do I trace an unregistered property on the Land Registry?
Some properties, especially older ones with no recent sale, may not be registered with the HM Land Registry. In these cases, you’ll usually need to evidence ownership through title deeds and other legal documents, which are often held by the seller or their solicitor. When a property is sold, these title deeds will then be lodged with the Land Registry.
For a more detailed guide that explains the difference between title deeds and the Land Registry, and how to deal with lost deeds or unregistered properties, visit our post, From Title Deeds To The Land Registry: Tracing Ownership In The UK Property Maze.
Whether you’re buying, selling, or researching a property, the Land Registry provides essential, official records that protect your interests. Accessing these records gives you confidence in property ownership, boundaries, mortgages, and other important details, so you can make an informed decision and avoid any legal surprises.
If you’re looking to sell your property quickly, working with a trusted instant cash buyer like Good Move can simplify the process. Our team handles the verification, legal checks, and conveyancing, so you don’t need to worry about navigating the Land Registry yourself. With official records and professional support, you can enjoy a smooth, secure, and transparent property transaction.
