What are Land Registry Compliant Plans?
Land Registry compliant plans must meet the criteria set out by His Majesty’s Land Registry (HMLR) in Practice Guide 40 (PG40). These plans of a property are required to accurately identify the land in a legal deed so that it can be registered on the National Land Register. They provide a graphical representation of boundaries, including land and outbuildings, and details of other features such as covenants and rights of way. Site work will be carried out to RICS Professional Standard: Measured surveys of land, buildings and utilities, ensuring the highest level of accuracy.
When do I need Land Registry Compliant Plans?
The requirement for HMLR complaint plans can be triggered by several specific legal events under the Land Registration Act 2002. These Include:
1. New leases of seven years or longer
Under the Land Registration Act 2002, any new lease granted for a term of more than seven years must be registered. This requires a Lease Plan that precisely defines the demise, or extent of the property being leased.
2. Transfers of Part (TP1)
When you are selling or ‘carving out’ a portion of a larger title a compliant plan is mandatory.
Common examples include:
- Selling a plot of land from a larger estate for development.
- Selling a portion of a garden to a neighbour.
- Sub-dividing a single freehold house into separate self-contained flats.
3. First registration of title
If land has never been registered an application for First Registration is required upon a triggering event such as a sale or mortgage. If the old Deed Plans are of poor quality or do not align with modern Ordnance Survey (OS) mapping, HMLR will require a new, professionally surveyed plan.
4. Determined boundaries
In instances of a boundary dispute, or where owners wish to achieve centimetre-perfect certainty, one may apply for a Determined Boundary. This is a highly technical process requiring a specialist surveyor to produce a plan with an accuracy 10mm-20mm; far exceeding the General Boundaries rule usually applied by the Land Registry.
Deliverables:
We deliver HMLR plans in PDF format, adhering to the guidance set out in PG40, including:
- Scale: The plan must be drawn to a metric scale (e.g., 1:500 or 1:1250 for urban areas; 1:2500 for rural land).
- Orientation: A North point must be clearly displayed.
- Ordnance Survey (OS) Basis: The plan should be based on current OS mapping to allow HMLR to map the property onto the national grid.
- Edges and Colours: The boundary must be marked with a thin, continuous red line. Rights of way or shared access are typically shown in brown or blue as specified in the deed.
