What Is HM Land Registry? Its Role and Function Explained

If you own a property, are buying a house, selling land, applying for a mortgage, or simply want to find out who owns a particular property, you may have come across HM Land Registry.

But what exactly is HM Land Registry, what does it do, and why is it so important to the UK property market?

In this guide, we explain what HM Land Registry is, how HM Land Registry works, what information it holds, how to search the Land Registry, and why it matters when buying or selling property.

What Is HM Land Registry?

HM Land Registry (HMLR) is a non-ministerial government department responsible for registering land and property ownership in England and Wales.

Its main purpose is to maintain an official and legally significant record of who owns land and property and what rights or interests affect that property. The Land Register contains more than 27 million titles and covers more than 90% of the land area of England and Wales.

In simple terms, HM Land Registry provides an official record that helps establish:

• Who owns a property or piece of land

• Whether a property is freehold or leasehold

• Mortgages and other registered charges

• Certain rights affecting a property, such as rights of way

• Certain restrictions and covenants

• The general boundaries of registered land

• Information about property transactions and ownership changes

This makes HM Land Registry an essential part of the property buying, selling and mortgage process in England and Wales.

Important: HM Land Registry is not the same as a property estate agent or a conveyancing solicitor. It records and maintains land ownership information; it does not negotiate property sales or provide legal advice.

What Is the Function of HM Land Registry?

The primary function of HM Land Registry is to register ownership of land and property and record changes and interests affecting registered property.

When a property is sold, for example, the buyer’s conveyancer will normally submit an application to HM Land Registry to update the registered ownership.

HM Land Registry also records other changes, including mortgages, leases and certain property rights.

Its functions can broadly be divided into several areas.

1. Registering Property Ownership

One of the most important functions of HM Land Registry is maintaining the Land Register.

When land or property is registered, the register provides information about its registered ownership and relevant interests.

When a property changes hands, the new owner needs to be registered with HM Land Registry. This creates an official record of the change in ownership.

2. Recording Property Transactions

HM Land Registry records changes affecting registered property.

For example, it can update the register when:

• A house is sold

• A property is transferred to another person

• A new mortgage is registered

• A mortgage or other charge is removed

• A new lease is registered

• Certain rights are granted

• Ownership details change

This information helps provide certainty and transparency within the property market.

3. Providing Property Information

Another major function of HM Land Registry is providing access to information about registered land and property.

Members of the public can search for registered properties in England and Wales and obtain information such as the title register, title plan and property summary.

A title register can contain information including:

• The property’s title number

• The registered owner’s name

• The property’s tenure

• The price paid for the property, where available

• Registered mortgages or charges

• Certain restrictive covenants

• Certain rights and easements

The title plan shows the property’s location and general boundaries.

4. Supporting Property Sales and Purchases

HM Land Registry plays a crucial role in the conveyancing process.

When someone buys a property, their conveyancer carries out various searches and checks as part of the transaction. Following completion, the appropriate application is submitted to HM Land Registry to register the new ownership.

This means HM Land Registry is an important part of the process that turns a completed property transaction into an updated official land record.

5. Registering Mortgages and Charges

HM Land Registry also records certain financial interests affecting property.

For example, when someone takes out a mortgage to buy a house, the lender’s charge is normally registered against the property.

When the mortgage is subsequently paid off, the relevant charge can be removed from the register.

This is important because the Land Register records not only ownership but also certain financial and legal interests affecting registered property.

6. Recording Rights Over Land

Property ownership can involve more than simply owning the physical building or land.

A property may be affected by rights such as an easement or right of way. For example, a neighbouring property may have a registered right to cross part of another property to access a road.

Certain rights affecting registered land can be recorded in the Land Register.

What Information Does HM Land Registry Hold?

HM Land Registry holds a substantial amount of information about registered land and property.

Three particularly important documents are the title register, title plan and title summary.

The Title Register

The title register contains important information about the property and its ownership.

Depending on the property, it can provide details about:

• The registered proprietor

• The title number

• The tenure

• The purchase price, where available

• Mortgages and charges

• Rights of way

• Restrictive covenants

• Other matters affecting the title

The title register is often what people mean when they refer to the property’s “Land Registry details” or “Land Registry title”.

The Title Plan

A HM Land Registry title plan is a map showing the location of the registered property and its general boundaries.

It is important to understand that a title plan normally does not establish the exact position of a property’s legal boundary. HM Land Registry itself states that title plans generally show general boundaries rather than precise boundary lines.

This distinction can be particularly important when dealing with boundary disputes.

The Property Summary

A property summary can provide basic information such as the property address, property description, tenure and certain information about restrictions or easements.

How Do You Search HM Land Registry?

If you want to find information about a property in England or Wales, you can use the government’s online property information service.

You can search using the property’s address or location and obtain information about registered property.

For example, someone may search the Land Registry to:

• Find out who owns a property

• Check whether a property is registered

• Obtain a title register

• Obtain a title plan

• Check whether a property is freehold or leasehold

• Investigate certain rights or restrictions

• Research previous property ownership

• Check property sale prices

An online copy of a title register or title plan currently costs £7, while official copies, which can be used as evidence of ownership, cost £11 per document.

What Is the Difference Between a Title Register and a Title Plan?

This is a common question when people first use HM Land Registry.

The easiest way to remember the difference is:

Title Register = written information about the property and ownership.

Title Plan = map showing the property’s location and general boundaries.

You will often need both documents when investigating a property in detail.

Is HM Land Registry Proof of Ownership?

HM Land Registry maintains the official register of title for registered property, and registered title is backed by a government guarantee subject to the relevant legal framework.

However, there is an important distinction between an online copy and an official copy.

An online copy of the register can be used to view property information, but it cannot generally be used as formal proof of ownership. If you need evidence of ownership, you can apply for an official copy.

Does HM Land Registry Cover Scotland and Northern Ireland?

No.

HM Land Registry covers England and Wales.

Scotland and Northern Ireland have separate land registration systems.

Therefore, if you are looking for information about a property in Scotland or Northern Ireland, you need to use the appropriate land registration authority for that jurisdiction.

Why Is HM Land Registry Important?

The importance of HM Land Registry goes far beyond keeping a database of property owners.

A reliable land registration system helps provide confidence when people and businesses buy, sell, mortgage and develop property.

HM Land Registry currently safeguards land and property ownership valued at nearly £9 trillion and supports a property market in which substantial lending is secured against property.

Without a reliable record of land ownership and registered interests, property transactions could be considerably more complicated and uncertain.

HM Land Registry and Conveyancing

If you’re buying or selling a property, you will usually hear your solicitor or conveyancer mention HM Land Registry.

The conveyancer may need to:

1. Investigate the property’s title.

2. Review the title register and title plan.

3. Check relevant rights and restrictions.

4. Complete the legal work associated with the transaction.

5. Submit the appropriate registration application after completion.

6. Ensure the Land Registry record is updated.

HM Land Registry therefore plays an important role both before and after a property transaction.

What Does HM Land Registry Not Do?

It is equally important to understand what HM Land Registry does not do.

HM Land Registry does not:

• Act as an estate agent

• Sell properties

• Set property prices

• Negotiate property purchases

• Replace a conveyancing solicitor

• Give general legal advice

• Determine every exact property boundary

• Guarantee that every piece of information you need about a property appears on the title register

For example, HM Land Registry provides general boundary information, but it does not provide legal advice about the precise location of every boundary.

Final Thoughts

HM Land Registry is one of the most important organisations in the English and Welsh property market. Its role is to maintain a reliable record of land ownership and registered interests, provide property information and update titles when ownership or other registered interests change.

Whether you are a homeowner, first-time buyer, landlord, property investor, developer, solicitor or conveyancer, understanding how HM Land Registry works can help you make better-informed decisions about property.

If you need to investigate a property, the official government service allows you to search registered land and obtain information such as the title register and title plan.

For the most up-to-date information and official services, visit HM Land Registry on GOV.UK.