Selling unregistered land feels like navigating a legal minefield.
Three years ago, I watched a client lose their dream sale. The buyer’s solicitor panicked when they discovered the land wasn’t registered.
It didn’t have to end that way.
Since then, I’ve successfully guided many unregistered land sales to completion. The secret? Understanding what buyers actually need versus what they fear.
The reality is simple. Most property professionals overcomplicate this process.
In this article, I’ll break down the exact steps we follow. You’ll learn which documentation matters most and how to present your case effectively.
Plus, I’ll reveal something crucial: The three types of buyers who actively seek unregistered properties.
By the end, you’ll know exactly how to turn your “problem” property into a successful sale.
Understanding Unregistered Land in the UK
Unregistered land means no official record exists with HM Land Registry.
I’ve helped clients buy houses where ownership proof came from old paper deeds only. These deeds can go back hundreds of years and often get lost. Unlike registered property, there’s no main database showing who owns what.
Most land in England and Wales is now registered. But some older houses stay unregistered.
Unregistered land needs a chain of deeds to prove ownership. Each deed shows when the house changed hands. Missing links in this chain can cause big legal problems.
The law says registration must happen when certain things occur.
Sales, mortgages, and long leases make registration with HM Land Registry required. This creates an official record and title plan showing exact boundaries. First registration can take months to finish.
Unregistered landowners have the same basic rights as registered owners. They can sell, rent, or get mortgages on their property. But proving ownership takes much longer and costs more.
I always tell clients to register if they can. Registration gives better legal protection and makes future sales easier. It also helps avoid boundary disputes with neighbours.
Common Issues with Unregistered Land Sales
Selling unregistered land is harder than selling registered land.
These older properties don’t have clear records at the Land Registry. This causes problems that slow down or stop sales.
Missing Title Deeds
Title deeds prove you own the land.
Unregistered land only has paper deeds. These get lost easily over many years. You need deeds going back 15 years to sell.
Missing one deed can stop your sale. Solicitors can sometimes recreate lost deeds for you.
Proving Ownership
The Land Registry has no records for unregistered land.
You must use old deeds to prove ownership. Bank records and council tax bills help too. These show you’ve owned and used the land.
Buyers check every document carefully. This takes much longer than registered land sales.
Boundary Disputes
Property lines are often unclear on unregistered land.
Old deeds might describe boundaries using trees or walls that aren’t there anymore. Your fence might be in the wrong place. Previous owners sometimes sold bits of land without updating records.
Selling land with boundary disputes needs expert help.
Rights of Way Issues
Other people might have legal rights to cross your land.
These rights often aren’t written down. Neighbours might have used a path for decades. Utility companies could have old agreements for pipes or cables.
Some rights exist just because people have used them for so long.
Restrictive Covenants
Old rules can limit what buyers can do with the land.
These covenants might stop building work or business use. Victorian rules often sound very old-fashioned today. Finding all covenants means reading through old deeds.
Some restrictions might not apply anymore. Others could stop planning permission.
Adverse Possession Claims
People who’ve used your land for 12 years might legally own it.
This includes neighbours who’ve treated part of your garden as theirs. Even small areas can be claimed this way. These claims are hard to fight once proven.
Chain of Title Gaps
You need a complete ownership history for unregistered land.
Missing deeds create gaps that worry buyers. You might need to prove how the land passed between family members. Old company records could be lost.
Statutory declarations help fill some gaps.
Selling Options for Unregistered Land
Here are the 3 primary approaches to sell your unregistered land property…
Estate Agents
The conventional route poses difficulties for unregistered land sales:
- Average sale period: 12-18 months (considerably longer – buyers are cautious about unregistered titles)
- 2 out of 3 deals fall through (most collapse when purchasers learn about registration issues)
- You need agents familiar with unregistered land and registration processes
- You’ll encounter these costs:
- Agent fees (up to 3%)
- Legal costs (up to £4,000)
- Land registration and documentation (£500-£1,500)
- First registration expenses (£2,000-£15,000)
- Boundary surveys if necessary (£1,000-£5,000)
- Extremely few purchasers want unregistered land properties
Property Buyers Today
When unregistered land makes your property challenging to sell:
- We can complete within just 7 days
- No mortgage difficulties or registration requirements
- What you gain:
- No agent fees
- We handle legal costs
- No property inspections – we buy unregistered land properties as they are
- No registration expenses – we deal with land registration ourselves
- We know about unregistered land and registration procedures
- Completion date you can trust
- Trade-off: Obtain up to 85% of property value (often better after registration costs and lengthy delays)
Professional cash house buyers like Property Buyers Today understand unregistered land and manage all procedures.
Property Auction
Auction selling brings buyers who work with unregistered land properties:
- Timeline: 3-4 months
- The sale finalizes instantly when the hammer falls
- Important points:
- Property sold as-is – bidders understand all registration issues
- Draws investors and development experts
- Perfect for registration projects – attracts suitable buyers
- Must declare completely about the unregistered status in the sale literature
- Wait 4-8 weeks until the auction date
- Wait 28 days to finalize the sale
- Registration fees (up to £1,000)
- Auction house commission (up to 6%)
- Full unregistered land details must be shared with all bidders
Check our guide on selling a house at auction to learn how this works for unregistered land properties.
Legal Requirements for Selling Unregistered Land
Selling unregistered land means you must register it with HM Land Registry.
I’ve helped sellers through this tricky process many times before. You must prove ownership using old deeds going back at least 15 years. Missing papers can delay or stop the sale completely.
Your solicitor has extra jobs when selling unregistered land. They must check ownership more carefully than registered houses.
The solicitor looks at your root of title closely. This means checking every deed to prove you legally own the house. They also check for any limits or rights affecting the land.
Local authority searches show planning limits and road details. Environmental searches check for contamination risks. These searches cost more and take longer for unregistered houses.
You must tell buyers about all known problems.
Hidden issues will cause legal trouble later if found. I always say get a professional survey of boundaries before selling. This stops disputes during the sale process.
Registration costs depend on the house value and how complex it is. Simple cases might cost £40-£910 in Land Registry fees. Complex titles with missing title deeds can cost thousands more.
Your solicitor handles the registration after the exchange of contracts. This process usually takes 4-8 weeks to finish.
The Conveyancing Process for Unregistered Land
Buying unregistered land takes longer than registered property sales.
The conveyancing process needs extra steps and checks. Your solicitor must do more work to make sure the sale is safe.
Enhanced Title Investigation
Solicitors must check ownership more carefully for unregistered land.
They examine every deed and document. This takes much longer than checking Land Registry records. Missing papers can delay the whole process.
Your solicitor looks for problems that might affect the sale. They check names, dates, and signatures on old deeds.
Root of Title Examination
You must prove ownership going back at least 15 years.
This means finding deeds from 15 years ago to the present moment. Each deed must link to the next one properly. Gaps in ownership records cause big problems.
Some sales need proof going back even further. Complex ownership histories take weeks to check.
Your solicitor traces how the land passed between different owners.
Additional Searches Required
Unregistered land needs extra searches beyond normal ones.
Your solicitor orders special searches for old rights and restrictions. They check local records for missing information. Some searches take weeks to complete.
These extra searches cost more money. But they help find problems before you buy.
First Registration Application
The buyer must register the land with the Land Registry after purchase.
This creates the first official record of ownership. Land Registry checks all your deeds carefully. They might ask questions about missing documents.
Registration usually takes 4-8 weeks after completion. You get a title number and an official title plan.
The land becomes registered property from this point.
Insurance and Indemnity Policies
Insurance protects against unknown problems with unregistered land.
Indemnity policies cover missing deeds or unclear boundaries. They pay legal costs if someone challenges ownership later. Most policies cost £200-£800.
Your solicitor recommends which insurance you need. Some lenders require certain policies before giving mortgages.
Contract Terms and Special Conditions
Contracts for unregistered land include extra protection clauses.
These cover what happens if title problems appear. Special conditions protect both buyer and seller. The conveyancing process when selling includes these safeguards.
Your solicitor explains each condition carefully. Some clauses let you pull out if serious problems emerge.
Extended Completion Times
Unregistered land sales take 8-16 weeks instead of the normal 6-8 weeks.
Extra checks and searches add time to the process. Missing documents cause further delays. Complex ownership histories slow everything down.
Plan for longer timescales when buying unregistered property. Rush sales often go wrong.
Post-Completion Registration
After completion, your solicitor registers the land with the Land Registry.
They send all deeds and documents to the Land Registry. This creates the first official title record. Registration fees cost £40-£910, depending on property value.
The Land Registry might reject the application if the documents are incomplete. Your solicitor handles any problems that come up.
Why Choose Property Buyers Today for Unregistered Land Sales
If you want to sell your unregistered land fast, we might be perfect for you.
I’ll be honest with you. We will offer less money than an estate agent would tell you to ask for. But we will always give you our best price and make everything easy for you.
We have bought unregistered land in just 10 days from when we made our offer. This is why many land owners pick us to work with…
Sell your house fast with Property Buyers Today. Skip the hard parts of selling land that isn’t registered.
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.
