First Registration
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Lawyers for First Registration of Land or Property
If you’ve discovered that your property is unregistered with HM Land Registry, or you’ve lost the original paper deeds, you may be facing delays, uncertainty, or even legal risk. At Clifford Johnston & Co., we provide expert advice and representation for individuals looking to register their property for the first time, whether it’s required as part of a sale or simply for peace of mind.
With over 35 years of experience and full accreditation under the Law Society’s Conveyancing Quality Scheme (CQS), our Land Registry Solicitors offer a clear, thorough, and solicitor-led service to ensure your legal ownership is protected, properly recorded, and securely stored in the official Land Registry.
We act for clients across Stockport, Manchester, and the wider North West, providing accessible, proactive legal support at every stage of the registration process.
Call our First Registration Solicitors today or complete the enquiry form for clear, practical advice and fast-track legal support.
How Our Solicitors Can Help
Our experienced conveyancing team specialises in both compulsory and voluntary first registration of unregistered land. Whether your property is a long-standing family home, a recently inherited estate, or part of a rural land holding, we can help formalise your title and safeguard your ownership for the future.
We understand how stressful and time-consuming it can be to deal with old paper deeds or unclear legal boundaries. That’s why our team takes full responsibility for the process, from reviewing historic documents to drafting Statements of Truth and liaising directly with HM Land Registry on your behalf.
We can assist if:
- You are selling or gifting a property that has never been registered.
- You have lost or destroyed the original title deeds.
- You want to protect your property against fraud or adverse possession.
- You are looking to simplify a future sale or transfer.
With fixed fees, regular updates, and access to your own qualified solicitor throughout, our service is tailored to take the pressure off your shoulders and deliver lasting legal certainty.
What is First Registration of Property?
First Registration is the legal process of officially registering a property or parcel of land with HM Land Registry for the first time. When a property is registered, it is assigned a unique title number and an official title plan is created, detailing the legal boundaries, ownership, rights of way, and any restrictions or charges affecting the land.
Many properties remain unregistered because they have never been sold, transferred, or mortgaged since compulsory registration was introduced in the 1990s. In these cases, ownership is still proven using paper title deeds, documents that can be lost, damaged, or challenged over time.
Once registered, your ownership is formally recorded in the Land Registry’s secure electronic system, offering legal clarity, easier conveyancing, and protection against property fraud. It replaces the old paper-deed system with a single, definitive digital record of ownership that cannot be altered without your knowledge.
At Clifford Johnston & Co., we help clients gather the necessary documents, prepare the application, and manage all communication with the Land Registry to ensure a smooth, accurate and efficient registration process.
Compulsory First Registration
First Registration becomes legally required when certain “trigger events” take place, usually involving a change in ownership or a significant financial interest in the property. If your land or home is currently unregistered, registration will be compulsory in any of the following situations:
- You sell or purchase the property.
- The property is transferred by gift or inheritance.
- You remortgage or place a legal charge over the property.
- A lease is granted or transferred with more than 7 years remaining.
Once triggered, registration must usually be completed within two months of the transaction. Failure to register within this time frame can result in the transfer becoming legally void, potentially delaying or even preventing the transaction.
Delays at this stage are common, especially where paper title deeds are missing, incomplete, or unclear. In some cases, these issues can take months to resolve. That’s why it’s essential to seek legal advice as soon as possible if you believe your property is unregistered. If you are already in the process of selling an unregistered property, we can fast-track your application and work to minimise delays in completion.
At Clifford Johnston & Co., we act quickly to assess your situation and take the necessary steps to protect your interests, helping you avoid delays, disputes, and unnecessary costs.
Voluntary First Registration
Even if you’re not legally required to register your property, voluntary registration can offer significant long-term benefits, particularly if your title deeds are old, unclear, or at risk of being lost. Many homeowners choose to register voluntarily to protect their property, streamline future transactions, and bring peace of mind.
Voluntary First Registration allows you to record your ownership with HM Land Registry before a sale, inheritance or remortgage takes place. It creates a formal, secure and searchable digital record of your title, complete with an official title number and plan.
Benefits include:
- Clear legal proof of ownership, including accurate boundary details.
- Protection against property fraud, particularly where title deeds are misplaced or stolen.
- Simplified conveyancing when you later decide to sell, transfer or remortgage.
- Reduced costs and delays, especially where historic documents are complicated or missing.
- 25% discount on HM Land Registry fees, as an incentive for voluntary applications.
At Clifford Johnston & Co., we’ll help you gather the relevant paperwork, build a clear picture of your ownership history, and manage the application from start to finish. Whether you’re planning for the future or resolving an existing issue, we’ll ensure your registration is handled efficiently and with care.
Risks of Unregistered Property
Owning unregistered property can leave you exposed to serious legal, financial and practical risks, especially if your paper title deeds are missing or damaged, or if ownership is ever challenged. Without an official entry at HM Land Registry, there is no centralised, legally recognised record of your ownership.
Key risks include:
Lost or Destroyed Title Deeds
If the original deeds are lost, stolen or destroyed, proving legal ownership can become extremely difficult, and in some cases impossible. This can prevent you from selling, remortgaging, or transferring your property.
Delays or Collapse of Future Transactions
Solicitors and lenders are often reluctant to proceed with sales or mortgages on unregistered land. Disputes over ownership or boundaries can cause long delays, or even result in failed transactions.
Increased Vulnerability to Property Fraud
Unregistered property is more susceptible to fraud. Without a registered title, a fraudster could impersonate the owner and attempt to sell or mortgage the property illegally.
Risk of Adverse Possession
If someone else occupies unregistered land continuously for 12 years or more without your permission, they may be able to claim legal ownership. With no registered title, you might not be notified of a claim and may lose the opportunity to challenge it.
Uncertainty Over Legal Rights and Obligations
Without registration, it can be unclear whether there are any rights of way, restrictive covenants, mortgages, or easements affecting your land, which may lead to disputes later on.
Taking action now can eliminate these risks. At Clifford Johnston & Co., we provide a fast, thorough and solicitor-led registration service that ensures your property rights are properly recorded, protected and preserved.
What Documents Are Needed for First Registration?
Registering a property with HM Land Registry for the first time involves gathering and submitting detailed evidence of legal ownership. The specific documents required will vary depending on how the property was acquired and how long you’ve owned it, but in most cases, your solicitor will need to reconstruct a clear chain of ownership going back many years.
Key documents may include:
- Original title deeds (if available)
- Transfer documents, conveyances, or mortgage deeds from previous transactions
- Proof of identity and proof of address
- Utility bills, bank statements, or mortgage statements to support possession and occupation
- Insurance documents or correspondence referencing the property
- A sworn Statement of Truth, explaining how the deeds were lost (if applicable)
- A completed application pack, prepared and submitted by your solicitor
If you’ve lost or never received the original title deeds, we can still assist. Our solicitors are highly experienced in reconstructing legal title by assembling evidence, gathering statutory declarations, and drafting the necessary documents to satisfy Land Registry requirements.
Once sufficient evidence has been gathered, we prepare the full application on your behalf and manage all communication with HM Land Registry until your registration is complete.
Frequently Asked Questions for First Registration’s
How do I know if my property is unregistered?
If your property has not been sold, transferred, or mortgaged since compulsory registration was introduced in the 1990s, it may still be unregistered. Our solicitors can carry out a simple Land Registry search to confirm the status of your title.
Can I sell a property that is not registered?
You can, but the process will likely be delayed. Registration must be completed before or as part of the sale, and if the deeds are missing or incomplete, this could take several months. We recommend registering as early as possible to avoid disruption.
What happens if I’ve lost the title deeds?
If your original title deeds are missing or destroyed, we can help reconstruct legal ownership by gathering supporting evidence and preparing a sworn Statement of Truth. This allows us to submit a First Registration application on your behalf.
How long does the First Registration process take?
Once we have all the necessary documentation, we aim to submit your application within one week. HM Land Registry processing times can vary, but most registrations are completed within 8 to 16 weeks, depending on complications and workload.
Is voluntary registration worth doing if I’m not planning to sell?
Yes. Voluntary registration offers protection against fraud, helps prevent disputes, and simplifies future sales, remortgages or inheritance. It also reduces the risk of losing ownership due to adverse possession.
What is a Statement of Truth, and do I need one?
A Statement of Truth is a legal document confirming how you acquired and maintained ownership of the property, particularly where deeds are lost. It is often required as part of the registration process for unregistered land.
Will I receive physical deeds after registration?
No. Once registered, your property title is held electronically by HM Land Registry. You will receive a copy of your Title Register and Title Plan, which can be downloaded at any time. There is no longer any need for physical title deeds.
Can I register land that has been in my family for generations?
Absolutely. Many long-held family properties remain unregistered. We can help you gather historic documents, establish ownership, and apply for registration, even if the land has never been formally transferred.
Are there different types of title that can be registered?
Yes. HM Land Registry may grant one of several classes of title, including absolute, possessory, qualified or good leasehold. We will advise you on the most appropriate class based on your evidence and ownership history.
Contact Our First Registration Solicitors
If you own unregistered property or have lost your original title deeds, now is the time to act. Delays in registration can cause complications when selling or transferring property, and in some cases, may even put your ownership at risk.
Our Residential Property Solicitors in Manchester and Stockport are here to help. We offer clear, practical advice and handle the entire process on your behalf, from gathering evidence and preparing legal documents to liaising directly with HM Land Registry.
With over three decades of experience in residential conveyancing and property title reconstruction, you can trust Clifford Johnston & Co. to deliver a smooth, professional, and efficient registration process. Our service is solicitor-led and client-focused from start to finish.
We represent clients across Greater Manchester, Stockport, Cheshire and the North West, and we are proud to be accredited under the Law Society’s Conveyancing Quality Scheme.
For confidential legal advice or to request a fixed fee quote, contact our offices today. Call us directly or complete the enquiry form and a member of our team will be in touch without delay.
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Do you have any issues that you are worried about? Contact our professional team for a free, no-obligation informal discussion, where we can discuss your particular requirements in greater detail.