HM Land Registry Title Register: How Overseas Buyers Check Who Owns a UK Property

The Short Answer

The title register records the registered owner, the type of ownership (freehold or leasehold), the price paid on recent sales where recorded, and any registered charges such as a mortgage or restrictions. The title plan outlines the land the title covers. You can request official copies from HM Land Registry for a fee, and your conveyancer will normally do this for you as part of the purchase.

Registration covers most of England and Wales. Scotland and Northern Ireland have their own land registers, so check which applies if you are buying outside England and Wales.

The Three Parts of a Title Register

• Property register. Describes the land and the buildings, and for a leasehold flat, summarises the lease and any rights that benefit the property.
• Proprietorship register. Names the registered owner and the class of title. It may also show restrictions, which can control how or when the property is sold.
• Charges register. Lists mortgages and other burdens, such as covenants or rights that other people hold over the property.

Freehold or Leasehold?

The register states whether the title is freehold or leasehold. For a leasehold flat, the lease matters as much as the register, covering the length of the term, ground rent and service charge. Read our guides to ground rent and leasehold and freehold, leasehold and share of freehold.

What to Look For

• Does the seller match the registered owner? The name on the register should match the person selling. If not, ask why.
• Is there a mortgage? A charge is normal and is cleared on completion, but your solicitor must arrange it.
• Any restrictions? Some restrictions require the consent of a third party or a certificate before a sale can be registered.
• What are the covenants? They may limit what you can build or how you use the home.
• Does the plan match the property? Check boundaries against what you saw at the viewing.

What the Register Does Not Tell You

The register is a starting point. It does not show planning history, the condition of the building, flood risk, local authority matters or the details of a lease in full. Those come from searches, the lease and the survey. See our guide to UK property searches and to the stages of conveyancing for overseas buyers.

Why Overseas Buyers Should Care

If you are buying from abroad, you may never see the property before offering, so independent checks matter more. Fraud against buyers and sellers can involve false identities or sellers who are not the registered owner. Your solicitor will check identity and ownership and ask for source-of-funds evidence. Our guide on proof of funds and anti-money-laundering checks explains what to expect.

Questions to Ask Your Solicitor

• Have you obtained the official copies of the register and plan, and are there any entries I should know about?
• Does the seller's name match the register, and have you verified their identity?
• Are there restrictions or covenants that affect my plans?
• For a flat, who owns the freehold and how is the building managed?
• Will the mortgage and any charges be removed on completion?

Why Choose Banke International Properties?

Banke helps overseas buyers understand the buying process in the UK, work with their solicitor and compare options on a full-cost basis. We do not give legal advice. To discuss a purchase, contact the Banke UK team.

Conclusion

The HM Land Registry title register is one of the most useful documents in a UK purchase. Know what it shows, check that the seller matches the owner and let your solicitor explain every entry before you exchange contracts.

Fees, procedures and registers differ across the UK nations and change over time. Confirm the current position with HM Land Registry and a qualified UK solicitor before you commit. This is general information, not legal, tax or financial advice.