How to Read a Title Register

The A Register: Property Description

The A Register (sometimes called the 'Property Register') describes what is being owned. It gives the address, the title number (a unique reference for this property), the type of estate (freehold or leasehold), and a reference to the title plan — a map showing the property's boundaries.

For leasehold properties, the A Register will also reference the lease — including the date it was granted, the original term (e.g. 125 years from 1990), and the parties to the lease. This is where you'll find the lease length, which is critical for leasehold purchases.

Pay attention to any 'notes' in the A Register. These can include references to rights benefiting the property (such as a right of way over a neighbour's land) or exclusions (such as mines and minerals being excluded from the title). These details matter and can affect what you can do with the property.

The B Register: Ownership

The B Register (the 'Proprietorship Register') tells you who owns the property and how they own it. It lists the current registered proprietors by name and address, the date they were registered, and the price paid (for transactions after April 2000).

It also states the 'class of title' — most properties are registered with 'Absolute Title', which is the strongest form. 'Possessory Title' or 'Qualified Title' are weaker and may indicate gaps in the ownership history. If you see anything other than Absolute Title, raise it with your solicitor immediately.

For jointly owned properties, the B Register may contain a 'Form A restriction', which means the property cannot be sold by a sole survivor without further steps. This is a standard protection for tenants in common (where each owner holds a defined share) and isn't usually a concern — but it does affect what happens if one owner dies.

The C Register: Charges and Restrictions

The C Register (the 'Charges Register') is where the complications live. It lists all charges, restrictions, and encumbrances affecting the property. The most common entry is a mortgage charge — a legal charge in favour of a bank or building society securing the owner's mortgage. This will be removed when the seller pays off their mortgage on completion.

More interesting entries include restrictive covenants — obligations imposed by a previous owner that bind all future owners. Common covenants include restrictions on building, requirements to maintain fences or boundaries, prohibitions on business use, and obligations not to cause nuisance. Some date back decades and may be unenforceable in practice, but your solicitor should advise.

You may also find entries relating to rights of way, easements (such as drainage or utility access), chancel repair liability, and notices of lease (if part of the property is let to someone else). Each entry references the original document that created it, which your solicitor can obtain from Land Registry if needed.

How to Get a Title Register

You can download a title register from the HM Land Registry portal (gov.uk/search-property-information-service) for £3 per title. You'll need the property address or title number. The document is available instantly as a PDF download.

You can also order a title plan (the map showing boundaries) for an additional £3. For leasehold properties, the lease itself can be obtained separately — though this is more expensive and may cost £7 or more for longer documents.

If you're working with a solicitor, they'll obtain the title register as part of the conveyancing process. But there's nothing stopping you from downloading it yourself before you even make an offer. For £3, it's one of the best investments you can make in your property research.

• ▸Title register: £3 — the definitive legal record of ownership, rights, and charges
• ▸Title plan: £3 — the Ordnance Survey map showing the property boundaries
• ▸Lease copy: £7+ — the full lease document (leasehold properties only)

Red Flags to Watch For

Certain entries in a title register should prompt further investigation. A class of title other than 'Absolute' suggests gaps in the ownership chain. Multiple charges from different lenders may indicate financial distress. Restrictive covenants preventing alterations could block your renovation plans. A 'caution against first registration' or 'unilateral notice' may signal a dispute over ownership.

For leasehold properties, check the lease term carefully — a lease granted for 99 years from 1950 has only around 23 years remaining, which is well below the mortgage lending threshold. Also check for any notice of assignment of the landlord's interest — if the freeholder has changed hands multiple times, management quality may be poor.

If the title register references documents you can't see (such as a deed creating a restrictive covenant), ask your solicitor to obtain copies. The register tells you what restrictions exist, but the underlying documents tell you exactly what they say — and whether they're likely to affect you.

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