HM Land Registry compiles and maintains a register of titles to land, You must prepare an appropriate plan in the sale, purchase or amendment of any existing title.
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What Does a Plan require to be classed as HM Land Registry Compliant?
Why are good quality plans so important?
Clear, precise plans are a crucial first step to ensure that future boundary disputes do not occur. When done correctly a title/Deed Plan shows ALL parties involved the extent of the purchase/sale. The plan can provide a sound basis for any future disputes or challenges should any occur.
A quality plan draw to the correct guidelines set out by HM Land registry will ensure a smoother application which can be processed efficiently.
The Base Plan for an application should be in a digital format for all new applications. Most commonly utilised are Ordnance Survey Maps, However any plan drawn correctly to scale and that meet the guidelines of HM Land Registry are acceptable. HAND DRAWN SKETCHES/PLANS WILL NOT BE ACCEPTED.
The Plan MUST clearly show a NORTH point for orientation.
Clearly show all buildings correctly placed and orientated within the demise of the title/deed as well as in relation to surrounding land.
This plan must be accurate and to scale.
The preferred scales are 1:1250 and 1:2500 - Depending on the size of the given land, The area can also be presented in 1:500 to show small areas where appropriate.
Pull out any intricate boundaries on a larger scale or inset plan
The Map used for the presentation of the plan MUST Have sufficient detail to be identifiable and be consistent with HM LR Guidelines
Be clearly identifiable with regards to location (i.e. it must show roads, road junctions or other landmarks around the land)
The Plan MUST be fit for purpose.
Many applications are submitted on existing plans, that have been drawn for another specific purpose other than that of land registry, such as architectural or engineering plans. Often these do not meet the HM Land Registry requirements and the plan would not be accepted.
Plans based off the original title deed MUST be clear to not be rejected, Many times the applicant will submit a plan from a photocopy etc, If the clarity is not usable or if the document has been reduced from the original size then they will likely be rejected as the sale will not be correct and/or the detail will not be clear enough to meet the HM guidelines.
Clearly indicate the size of the plot/demise in an appropriate scale for the size.
I.E: Sq/ft - Sq/M or Hectare's/Acres.
In addition, specific presentation criteria is taken into account, including edging of a sufficient thickness to not obscure any other detail on the plan and measurements in metric units to two decimal places only.
Occasions When You Need a Title/Deed Plan
The Title plan shows the extent of a given Title/Deed.
There are a number of reasons why you might need to obtain a title plan, but the most prevalent are:
Purchase, Sale or segregation of any existing title deed
Land forming part of a registered title or that has been previously unregistered is being sold or transferred.
First Registration of land previously unregistered with HM Land Registry. If the boundary of a given plot is not clear cut and the registration thus calls for more than a verbal description for the initial register.
Boundary disputes, caused by no registered deed or the deed not showing sufficient data to resolve the dispute. Solicitors will usually work with both parties to mediate the situation and at point of agreement, a new plan will need to be produced to reflect the outcome.
Why Do I Need Another Title Plan if I Already Have One?
Depending on when the Title deed was drawn up, the plan(s) may not show sufficient detail to fall in line with current guidance. While some existing plans can be used to reflect the amendments if the plan is a copy of an original document, the quality may not be sufficient or the plan may have been reduced or re-scaled over the years. These will automatically fail a submission/review.
What Happens If I Don’t Have a Compliant plan?
The reason these plans are taken so seriously is that it can save a great amount of time and money. Title/Deed plans start from around £199.00 for the smallest plots, with prices increasing as the size of land to be examined increases.
Depending on access, this can take several days to undertake.
However, if your property requires a Title plan, it’s worth getting it right the first time. If the plan you provide to the Land Registry is not compliant with their regulations, the likelihood is that your application will be rejected. Should this happen, you will need to resubmit your application with a replacement plan at a subsequent loss of time and money in the process.
Why can’t I use an existing plan?
The Plan MUST be fit for purpose.
Many applications are submitted on existing plans, that have been drawn for another specific purpose other than that of land registry, such as architectural or engineering plans. Often these do not meet the HM Land Registry requirements and the plan would not be accepted.
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