Can you really sell a property with messy title issues?
Most solicitors will tell you it’s impossible. They’re wrong.
I’ve personally helped property owners resolve complex title problems. From missing deeds to boundary disputes, I’ve seen it all.
Here’s the truth: Title issues don’t have to kill your sale.
In this guide, I’ll reveal the exact strategies we use at Property Buyers Today. You’ll discover which problems are actually solvable and which buyers will still proceed.
Most importantly? I’ll show you how to avoid the expensive mistakes that trap most sellers with title issues.
Whether you’re dealing with unregistered land or defective titles, you’ll find practical solutions that work in today’s market.
- Understanding Property Title Issues in the UK
- Common Types of Property Title Problems
- Selling Options for Properties with Title Issues
- Options for Resolving Title Issues Before Sale
- Marketing and Selling Property with Unresolved Title Problems
- Why Choose Property Buyers Today for Properties with Title Problems
Understanding Property Title Issues in the UK
Title problems can stop your house sale.
I’ve seen sellers find big title issues days before selling. These problems include missing deeds, boundary disputes, or unclear ownership. The stress and delays cost thousands in legal fees.
Most issues come from bad record-keeping. Old houses often have missing paperwork.
Registered land has clear ownership records with HM Land Registry. Unregistered land uses old paper deeds that can get lost or have mistakes. This makes unregistered land sales harder and riskier.
Common title problems include building rules and access disputes. Pathway rights often surprise new owners. Missing names on old papers can make ownership invalid.
Check your title early when selling.
I always tell clients to get official copies from HM Land Registry first. This shows what you own and any limits. Get a lawyer to check everything before selling your house.
Title insurance can protect against some problems. But serious issues need fixing before the sale. A clear title helps buyers trust you and speeds up deals.
Common Types of Property Title Problems
When buying or selling a home, title problems can cause big headaches.
These issues can delay your move or even stop it completely. Understanding what might go wrong helps you spot problems early and fix them fast.
Missing or Defective Title Deeds
Your title deeds prove you own your home.
Sometimes these papers go missing or have mistakes in them. This happens more with older homes where records weren’t kept properly.
You can get copies from HM Land Registry for £3 online. Search using your postcode or title number.
Without proper deeds, selling becomes very hard.
Boundary Disputes and Property Lines
Property lines aren’t always clear.
Check your title plan from Land Registry to see the exact boundaries. Measure your fence line against this plan.
Neighbours sometimes build over the line without knowing it. Garden sheds or driveways can cross into your land.
Talk to neighbours early if you spot issues. Selling land with boundary disputes needs special care.
Restrictive Covenants
These are old rules that stay with your home forever.
Read your title deeds carefully to find all covenants. They’re usually listed in a separate section. Ask your solicitor to explain what each one means in simple terms.
Some covenants stop you from painting your house certain colors. Others might stop you from running a business from home or keeping pets. Many date back decades but still apply today.
Breaking these rules can lead to legal trouble. Always check what limits exist before you buy.
Rights of Way Problems
Other people might have the right to cross your land.
This could be neighbours walking through your garden to reach their home. Or utility companies accessing pipes and cables. These rights don’t disappear when you buy the house.
Some rights aren’t written down anywhere. They exist because people have used the path for many years.
Charges and Money Owed
Previous owners might have borrowed money against the house.
Order an official search from the Land Registry before buying. This shows all charges registered against the property.
Unpaid taxes or building work costs create charges. The new owner could end up paying someone else’s bills.
Adverse Possession Claims
Someone else might claim part of your land.
This happens when people use land for many years without permission. If they’ve treated it as their own for long enough, they might legally own it. Common examples include using part of a garden or parking on your driveway.
These claims can be hard to fight once established.
Selling Options for Properties with Title Issues
Here are the 3 primary methods to sell your property when title problems exist…
Estate Agents
The traditional approach presents challenges for houses with title complications:
- Typical sale duration: 12-18 months (significantly extended – purchasers are concerned about legal complications)
- 2 out of 3 transactions collapse (the majority fail when buyers discover title defects)
- You require agents experienced with title problems and legal resolution
- You’ll face these expenses:
- Agent commissions (up to 3%)
- Solicitor fees (up to £4,000)
- Title investigation and legal reports (£500-£1,500)
- Title rectification expenses (£2,000-£15,000)
- Additional legal work if required (£1,000-£5,000)
- Very few buyers are interested in title-defective properties
Property Buyers Today
When title defects make your property difficult to market:
- We can purchase within just 7 days
- No financing complications or title resolution needed
- What you receive:
- No agent commissions
- We cover legal expenses
- No property viewings – we purchase title-defective houses as they stand
- No title fixing costs – we manage title issues ourselves
- We understand title problems and resolution methods
- Completion date you can rely on
- Consideration: Receive up to 85% of property value (frequently superior after legal costs and extended waiting periods)
Specialist cash house buyers like Property Buyers Today understand title complications and handle all arrangements.
Property Auction
Auctioning attracts purchasers who deal with title-problematic properties:
- Timeframe: 3-4 months
- The transaction completes immediately when the gavel drops
- Key considerations:
- Property sold as-is – bidders are aware of all title defects
- Attracts developers and renovation specialists
- Suitable for legal resolution projects – draws appropriate purchasers
- Must disclose fully about title issues in the auction documentation
- Wait 4-8 weeks until the auction date
- Wait 28 days to complete the transaction
- Auction entry costs (up to £1,000)
- Auctioneer fees (up to 6%)
- Complete title defect information must be provided to all bidders
Explore our guide on selling a house at auction to understand how this process works for properties with title complications.
Options for Resolving Title Issues Before Sale
Finding title problems doesn’t mean your sale has to fall through. You have several ways to fix these issues and get your move back on track.
The right choice depends on your specific problem and how quickly you need to sell.
Applying to HM Land Registry for Rectification
The Land Registry can fix mistakes in your title records.
You can apply online to correct errors like wrong names or boundary lines. Simple changes often get approved within a few weeks. More complex issues might take several months.
This costs between £40 and £130, depending on the change needed. You’ll need to provide evidence like old deeds or survey plans.
The process is free if the Land Registry made the original mistake.
Getting Indemnity Insurance
Indemnity insurance protects against future claims on your property.
This covers problems like missing deeds or unclear boundaries. The insurance pays legal costs if someone challenges your ownership later. Policies typically cost £100-£500 for most homes.
Insurance works well for old problems that are unlikely to cause trouble. It’s often the quickest fix for minor title issues.
You pay once, and the cover lasts forever.
Negotiating with Affected Parties
Sometimes you can solve problems by talking directly to the people involved.
Neighbours might agree to sign documents confirming boundary lines. Previous owners could help find missing paperwork. Local councils sometimes waive old restrictions that no longer matter.
Get any agreements in writing and signed by all parties. Your solicitor should check these documents before you rely on them.
This approach costs very little but takes time and patience.
Court Proceedings for Disputes
Legal action becomes necessary when people can’t agree.
Courts can settle boundary disputes or declare who owns what land. They can also remove old restrictions that block your sale. Most cases take 6-18 months to complete.
Legal costs start around £5,000 but can reach £50,000 for complex disputes.
Only consider court action if the property value justifies the expense and delay.
Statutory Declarations and Witness Statements
Written statements can prove facts about your property.
You might need to swear that you’ve used the land for many years without challenge. Neighbours could confirm where boundaries have always been. These documents help support your ownership claims.
Declarations must be signed in front of a solicitor or magistrate. Each statement costs around £20-£50 to prepare properly.
They work best alongside other evidence, like old photos or plans.
Getting Professional Help
Solicitors specialise in different types of property problems.
Choose someone experienced with your specific issue. Boundary disputes need different skills from missing deed problems. Good legal advice early often saves money later.
Expect to pay £200-£500 per hour for specialist help. Simple cases might only need a few hours’ work.
Complex problems could take weeks to resolve properly.
Marketing and Selling Property with Unresolved Title Problems
Title problems always lower your house value.
I’ve watched sellers lose 10-20% of their asking price due to unresolved issues. Buyers worry about legal costs and future problems. Most banks won’t give loans for houses with title defects.
Cash buyers give the best solution. They don’t need bank approval.
Target investors and property companies who know title risks. These buyers often finish faster and ask fewer questions. I always say get multiple cash offers to compare prices.
Pick an estate agent with title problem experience.
Many agents worry when they see complex legal issues. Find someone who knows how to sell difficult houses. They should explain problems honestly in the property details.
Auction sales work well for problem properties. Buyers know they’re taking risks at auction. Legal packs must include all title documents and issues.
Be honest about all known problems.
Hiding issues will make sales fall through later. I tell sellers to price houses fairly from the start. Honest marketing brings serious buyers who won’t waste your time.
Think about selling to specialists who buy houses with access problems and other title issues.
Why Choose Property Buyers Today for Properties with Title Problems
If you are looking to sell your house fast with title issues, then we may be the perfect option for you.
I’ll shoot straight with you, we will offer below the asking price that an estate agent suggests to you. But we will always give you the best price we can and make the process totally hands-off for you.
We have delivered property purchases with title issues within 10 days from the date of the offer.
This is why some people choose to work with us…
Speed
Most house sales take months, but we can buy your property in as little as 7 days.
This quick process is perfect if you need to move soon or want to avoid being stuck in a long chain of buyers and sellers. We have the cash on hand so don’t need to wait for mortgages or a chain to collapse.
Guaranteed Sale
Did you know 1 in 3 sales fall through on the open market?
We know how frustrating it is to get 6 months into a process and have a buyer pull out.
When we give you the final price for your house, that’s the amount you’ll get. Guaranteed!
No Costs
You won’t face any costs with us.
We handle all the expenses involved in buying your property, including legal fees and surveys. You get cash in your bank when the sale is complete, and there are no surprise estate agent commissions to worry about.
No Stress Or Hassle
Our team supports you through the whole selling process.
We keep you updated about what’s happening and answer any questions quickly. You’ll always understand what’s going on with your sale and what happens next.
Free Property Valuation
Our property experts will value your house at no cost to you.
They look carefully at your property and check local market prices to give you an accurate figure. This professional service comes with no obligations.
No Viewings Required
Forget about cleaning and tidying for viewings.
We don’t need multiple visits or open houses to make our offer. This means no strangers walking through your home, and no disruption to your daily life.
All Properties Welcome
Whether your house needs work or is in perfect condition, we’ll buy it.
We have experience with all types of properties and conditions. This means you can sell your house to us no matter what state it’s in.
Professional Legal Service
Our expert team manages all the legal requirements for you.
We work with experienced property lawyers who make sure everything runs smoothly, and put your property at the top of their list. This gives you peace of mind that your sale is being handled properly from start to finish.
