What Does a TR1 Form Include?

If you are buying, selling or transferring a property in England or Wales, you are likely to come across HM Land Registry Form TR1.

The TR1 form, officially known as “Registered title(s): whole transfer (TR1)”, is an important legal document used to transfer the whole of a registered property from one owner to another. It can also be used in certain first-registration situations. If only part of a registered title is being transferred, HM Land Registry says that Form TP1 should generally be used instead. (GOV.UK)

But what does a TR1 form include?

The TR1 contains a number of panels dealing with the property, the seller or transferor, the buyer or transferee, the purchase price or other consideration, title guarantee, trusts, additional provisions and the signing of the transfer deed.

This guide explains what is included on a TR1 form, what each section means and why the information is important during the property conveyancing process.

What Is a TR1 Form?

A TR1 form is an HM Land Registry transfer deed used to transfer the whole of a registered title.

It is commonly used when:

• Selling a house

• Buying a house

• Transferring a property between individuals

• Adding someone to a property title

• Removing someone from a property title

• Transferring a property as a gift

• Transferring property following certain family arrangements

• Transferring property following divorce or separation

• Transferring property in other circumstances where the whole registered title changes hands

HM Land Registry confirms that Form TR1 is used for the whole of a registered property in one or more registered titles. (GOV.UK)

What Information Does a TR1 Form Include?

The current HM Land Registry TR1 form contains a series of panels.

These include information relating to:

1. Title number

2. Property

3. Date

4. Transferor

5. Transferee

6. Transferee’s address for service

7. The transfer

8. Consideration

9. Title guarantee

10. Declaration of trust

11. Additional provisions

12. Execution

Each section has a specific purpose.

Let’s look at each part of the TR1 form in detail.

Panel 1 – Title Number

The first section of the TR1 deals with the title number or title numbers.

The title number is the unique reference allocated by HM Land Registry to a registered property.

For example, a property might have a title number such as:

AB123456

The title number allows HM Land Registry to identify the registered land being transferred.

HM Land Registry explains that the title number can be found at the top of an official copy of the register. More than one title number can be included on a single TR1 where appropriate. (GOV.UK)

Why is the title number important?

The title number helps ensure that the correct registered property is being transferred.

This is particularly important where a property comprises multiple registered titles.

For example, a house might have:

• One title for the main property

• Another title for a garage

• Another title for additional land

Where appropriate, the relevant titles can be dealt with in the same TR1.

Panel 2 – Property

Panel 2 identifies the property being transferred.

This normally includes a brief description of the property and its address, including the postcode.

For a typical residential property, this might look something like:

25 High Street, London, AB1 2CD

HM Land Registry says the property description will normally correspond with the description in the Property Register. (GOV.UK)

Why is the property description important?

The description helps identify precisely what property is being transferred.

It is therefore important that the property details correspond with the Land Registry title and the transaction documents.

Panel 3 – Date

Panel 3 is where the date of the transfer is entered.

The date is particularly important because the TR1 is a legal deed.

HM Land Registry’s guidance states that the transfer should be dated with the day of completion, and it should not be dated before the deed has been properly executed. (GOV.UK)

This is why the date on a TR1 should not simply be inserted at the beginning of the conveyancing process.

The timing of execution and completion needs to be handled correctly.

Panel 4 – Transferor

Panel 4 identifies the transferor.

The transferor is the person or entity transferring the property.

In an ordinary property sale, the transferor is usually the:

Seller

For example:

John Smith

If there are two registered owners, both may need to be identified.

For example:

John Smith and Jane Smith

HM Land Registry states that the full names of the people transferring the property should be entered and that they should correspond with the registered proprietors or someone legally entitled to act on their behalf. (GOV.UK)

What If the Seller’s Name Has Changed?

This can sometimes cause problems during conveyancing.

Suppose the Land Registry title says:

Jane Smith

but the seller’s current legal name is:

Jane Jones

The difference may need to be explained and appropriate evidence may need to be supplied.

HM Land Registry gives examples including a deed poll or marriage certificate where a registered owner’s name has changed. (GOV.UK)

This is one reason it is important to check the official copy of the Land Registry title before completing the TR1.

What If the Transferor Is a Company?

If a company owns the property, the TR1 includes additional information requirements.

The relevant company details need to be completed correctly.

For certain overseas entities, the TR1 also includes fields relating to the territory of incorporation or formation and the overseas entity ID issued by Companies House. (GOV.UK Assets)

This reflects the additional registration requirements that can apply to overseas entities dealing with UK property.

Panel 5 – Transferee

Panel 5 identifies the transferee.

The transferee is the person or entity receiving the property.

In a normal property sale, the transferee is the:

Buyer

For example:

David Brown and Sarah Brown

HM Land Registry’s current guidance states that the full names of the people who are to become the registered proprietors should be entered, with a maximum of four transferees. (GOV.UK)

What If Two People Are Buying a Property?

If two or more people are buying a property together, the TR1 becomes particularly important.

The buyers need to consider how they will hold the beneficial interest in the property.

For example, they may hold the property:

• As joint tenants

• As tenants in common in equal shares

• As tenants in common in different shares

The TR1 contains provisions relating to the declaration of trust.

HMRC confirms that the TR1 provides a section where joint transferees can declare whether they are to hold the property as joint tenants, tenants in common in equal shares, or on other trusts. (GOV.UK)

This makes the TR1 particularly relevant to joint property ownership and beneficial ownership.

Panel 6 – Transferee’s Address for Service

Panel 6 deals with the address for service of the transferee.

Each new registered proprietor needs to provide an address where Land Registry correspondence can be served.

HM Land Registry says the correspondence address can be in the UK or overseas, and additional addresses may also be supplied, including certain email or document exchange addresses. (GOV.UK)

Keeping the address for service up to date is important because HM Land Registry may need to send notices concerning the property.

Panel 7 – The Transfer

Panel 7 contains the actual statement that the transferor transfers the property to the transferee.

This is a fundamental part of the TR1.

HM Land Registry’s guidance states that the wording in this panel is appropriate in all cases and should not be added to or amended. (GOV.UK)

This is one reason why people should be cautious about altering the wording of an official Land Registry transfer form without appropriate legal advice.

Panel 8 – Consideration

Panel 8 deals with consideration.

In simple terms, consideration is what the transferor receives in return for the property.

In a normal property sale, this will usually be the purchase price.

For example:

£350,000

The TR1 provides for the amount to be entered in words and figures.

However, not every property transfer involves a straightforward cash payment.

The form also contains options for situations where the transfer is not for money or something having monetary value, together with provision for other types of receipt. (GOV.UK Assets)

What Does Consideration Mean on a TR1?

The word consideration can sound complicated, but in conveyancing it essentially refers to what is given in exchange for the transfer.

Examples could include:

Cash Purchase

The buyer pays £300,000.

Gift

A property may be transferred without monetary consideration.

Transfer Subject to a Mortgage

A transaction may involve the transferee taking on or remaining subject to financial obligations, depending on the circumstances.

The precise treatment of consideration can have important Stamp Duty Land Tax (SDLT) and tax implications.

Therefore, the consideration section of a TR1 should be completed carefully.

Panel 9 – Title Guarantee

Panel 9 deals with the title guarantee.

The transferor generally chooses between:

Full title guarantee

Limited title guarantee

This is an important legal distinction.

What Is Full Title Guarantee?

A transfer with full title guarantee gives the buyer a higher level of contractual protection concerning the transferor’s title.

In broad terms, the transferor gives certain assurances about their ownership and their ability to dispose of the property.

This is commonly used in an ordinary sale where the seller owns the property outright.

What Is Limited Title Guarantee?

A transfer with limited title guarantee provides more limited assurances.

It may be appropriate in circumstances where the transferor does not have the same knowledge or control over the property’s history as an ordinary owner.

The appropriate title guarantee depends on the transaction.

Examples may include certain transfers by:

• Personal representatives

• Trustees

• Mortgagees

• Other parties acting in particular capacities

The difference between full title guarantee and limited title guarantee can be legally significant.

Panel 10 – Declaration of Trust

Panel 10 is particularly important when two or more people are becoming owners of a property.

It deals with how the transferees are to hold the property on trust.

The options can include:

Joint Tenants

The owners hold the beneficial interest jointly and the right of survivorship generally applies.

Tenants in Common in Equal Shares

The owners hold separate beneficial interests in equal shares.

Other Trust

The owners can specify another trust arrangement where appropriate.

This part of the TR1 can therefore have major implications for inheritance, estate planning and beneficial ownership.

Why Is the Declaration of Trust Important?

Imagine two people buy a property together.

They contribute different amounts:

Person A – £150,000

Person B – £50,000

They may want their beneficial ownership to reflect their contributions.

Alternatively, they may agree that they own the property equally despite contributing different amounts.

The TR1 and any accompanying declaration of trust can be important in recording the agreed beneficial ownership arrangement.

Where the ownership arrangement is more complicated, a separate declaration of trust may be appropriate.

Joint Tenants or Tenants in Common on a TR1?

This is an important decision when buying property with another person.

Joint Tenants

The owners generally own the property together and the right of survivorship applies.

Tenants in Common

Each owner has a separate beneficial share, which can potentially be unequal and can generally pass under their Will.

The TR1 provides a mechanism for recording the intended trust arrangement. HMRC specifically recognises the TR1 as containing a declaration concerning joint tenancy or tenancy in common. (GOV.UK)

What Is a Form A Restriction?

Where property is held as tenants in common, a Form A restriction is commonly entered on the Land Registry title.

A Form A restriction is relevant because the registered legal ownership and the underlying beneficial ownership can be different.

For example:

John and Sarah own a property as tenants in common.

John owns 60% beneficially.

Sarah owns 40% beneficially.

A Form A restriction may be entered on the title to reflect the trust arrangement.

The TR1 declaration of trust and the Land Registry restriction can therefore be closely connected.

Panel 11 – Additional Provisions

Panel 11 is used for additional provisions.

This is where additional terms, covenants or other relevant provisions can be included where appropriate.

This section can become particularly important in more complicated transactions.

For example, additional provisions might deal with:

• Covenants

• Special contractual arrangements

• Restrictions on use

• Overriding agreements

• Additional parties

• Court orders

• Particular transfer conditions

HM Land Registry’s current practice guidance explains that additional parties and provisions can be introduced through the additional provisions panel for complex transactions. (GOV.UK)

However, this does not mean that the panel should simply be filled with unnecessary information.

The correct wording depends on the particular transaction.

Panel 12 – Execution

The final major section of the TR1 deals with execution.

In simple terms, this is where the relevant parties formally sign the transfer deed.

The execution requirements are extremely important because a TR1 is a deed.

The transfer must be properly executed and witnessed in accordance with the applicable requirements.

HM Land Registry’s guidance makes clear that the TR1 should not be dated before it has been properly signed and witnessed. (GOV.UK)

Does the Buyer Have to Sign the TR1?

Not necessarily in every transaction.

The transferor must execute the transfer, but whether the transferee also needs to execute it can depend on the terms included in the deed.

For example, where additional covenants or provisions require the transferee to enter into obligations, the transferee may also need to execute the deed.

This is one reason why the execution section of a TR1 should be handled carefully.

What Does a TR1 Look Like?

The official HM Land Registry TR1 form is a multi-page document containing the various panels discussed above.

The current official form can be downloaded from GOV.UK. (GOV.UK)

The form includes areas for:

• Title numbers

• Property details

• Transfer date

• Transferor information

• Transferee information

• Addresses

• Consideration

• Title guarantee

• Trust arrangements

• Additional provisions

• Signatures and execution

What Documents Are Sent With a TR1?

The TR1 is often only one part of a wider HM Land Registry application.

Depending on the transaction, other documents may be required.

For example, a property transfer may involve:

Form AP1

• TR1

• Identity evidence

• Mortgage documentation

• Court orders

• Evidence concerning a change of name

• Trust documentation

• Stamp Duty Land Tax information

• Other supporting documents

The exact requirements depend on the transaction.

HM Land Registry advises that property registration is complex and that errors can have significant consequences. (GOV.UK)

TR1 and AP1: What Is the Difference?

This is one of the most common questions about Land Registry forms.

TR1

The TR1 is the transfer deed.

It records the transfer of the property from the transferor to the transferee.

AP1

The AP1 is an application to change the Land Registry register.

In a typical purchase, the TR1 and AP1 therefore perform different functions.

GOV.UK confirms that applications to change ownership of registered property can involve both Form AP1 and Form TR1. (GOV.UK)

TR1 vs TP1: What Is the Difference?

Another common source of confusion is TR1 vs TP1.

TR1

Used to transfer the whole of a registered title.

TP1

Used to transfer part of a registered title.

For example:

Selling an entire house:
TR1 may be appropriate.

Selling part of a large garden:
TP1 may be appropriate.

HM Land Registry specifically states that TP1 should be used where only part of a registered title is being transferred. (GOV.UK)

What Does a TR1 Form Include? Quick Reference Table

TR1 Panel	What It Includes
Panel 1	Title number(s)
Panel 2	Property description and address
Panel 3	Date of transfer
Panel 4	Transferor/seller details
Panel 5	Transferee/buyer details
Panel 6	Transferee’s address for service
Panel 7	Transfer statement
Panel 8	Consideration/payment
Panel 9	Full or limited title guarantee
Panel 10	Declaration of trust
Panel 11	Additional provisions
Panel 12	Execution/signatures

Common TR1 Form Mistakes

Because the TR1 is a legal document, errors can cause problems during the Land Registry registration process.

Common issues can include:

Incorrect Title Number

The wrong title number can result in the wrong property being identified.

Incorrect Names

Names should correspond with the registered title and relevant legal documents.

Incorrect Property Description

The property details should accurately identify the land being transferred.

Incorrect Consideration

The consideration section should reflect the transaction correctly.

Incorrect Trust Declaration

Choosing between joint tenants and tenants in common can have significant consequences.

Incorrect Execution

A deed must be executed correctly.

Using TR1 for Part of a Title

If only part of a registered title is being transferred, TP1 may be required instead.

HM Land Registry stresses that errors in land registration can have significant legal and financial consequences. (GOV.UK)

Can You Complete a TR1 Form Yourself?

It is possible to complete a TR1 without using a solicitor or conveyancer.

HM Land Registry confirms that you do not have to use a solicitor or other legal adviser to complete and submit the form, although HM Land Registry’s assistance is limited and it cannot provide legal advice. (GOV.UK)

However, a property transfer can involve considerably more than simply filling in a form.

There may be issues concerning:

• Mortgages

• Stamp Duty Land Tax

• Capital Gains Tax

• Trusts

• Beneficial ownership

• Restrictions

• Covenants

• Insolvency

• Divorce

• Inheritance

• Company ownership

For complicated transactions, professional conveyancing advice can therefore be extremely valuable.

What Happens After the TR1 Is Completed?

Once the TR1 has been properly completed and executed, the relevant Land Registry application can be submitted.

For a normal change of ownership, this will commonly involve an AP1 application alongside the appropriate transfer documentation.

HM Land Registry then processes the application and, assuming the requirements have been satisfied, updates the register.

The result is that the new owner becomes the registered proprietor of the property.

What Does a TR1 Include? The Simple Answer

If you’re searching for a quick explanation of what is included on a TR1 form, the answer is:

A TR1 contains the information needed to document the transfer of the whole registered property from the current owner to the new owner.

It includes:

Title number → Property → Date → Transferor → Transferee → Address → Transfer → Consideration → Title guarantee → Declaration of trust → Additional provisions → Execution.

Each section plays a different role in the property transfer.

The declaration of trust can be particularly important where a property is being purchased by two or more people because it can record whether the owners are holding the property as joint tenants or tenants in common.

Final Thoughts: Understanding the HM Land Registry TR1 Form

The HM Land Registry TR1 form is one of the most important documents used in a property transfer.

Whether you are buying a house, selling a property, transferring ownership following divorce or adding someone to a property title, understanding what a TR1 form includes can help you understand the conveyancing process.

The form covers everything from the Land Registry title number and property address through to the identity of the transferor and transferee, purchase price, title guarantee, beneficial ownership and execution of the deed.

The TR1 is not simply an administrative form. It is a legal document that can have important consequences for property ownership, beneficial interests and future dealings with the property.

If you are unsure how a TR1 should be completed, particularly where there is a mortgage, trust, Form A restriction, divorce, inheritance, company ownership or unusual transfer, obtaining professional conveyancing advice can help avoid potentially costly mistakes.

Understanding your TR1 means understanding one of the key documents behind your property transfer.

Official HM Land Registry TR1 Guidance

For the most up-to-date information, use the official HM Land Registry guidance on completing Form TR1. The current guidance applies to England and Wales and explains each individual panel of the form. (GOV.UK)

You can also access the current HM Land Registry forms collection, which was updated in March 2026. (GOV.UK)

This article is intended for general information and does not constitute legal or conveyancing advice. HM Land Registry forms and procedures can change, and the correct documentation depends on the circumstances of the individual transaction. Always check the latest official guidance or seek professional legal advice where appropriate.