Your title deed is proof that you own your home.
Simple enough. But what happens when it’s missing, wrong, or disputed?
More sellers face this than you’d think.
I’ll explain what title deeds contain and why they matter so much. I’ll also cover what to do if yours has problems.
What Are Title Deeds and What Do They Prove?
Title deeds are the documents that prove you legally own your home. They show who owns it, what type of ownership it is, and whether any restrictions or charges apply.
Since 1990, most deeds in England and Wales have been held digitally by HM Land Registry. The title register shows your name, whether it’s freehold or leasehold, any mortgage, and any covenants attached to the land.
Some older homes are still unregistered – meaning no digital record exists yet. This can complicate a sale. I’ve watched buyers’ solicitors flag this as a serious problem when it catches everyone by surprise.
Get a copy of your title deeds from HM Land Registry to check where you stand.
Our guide on the conveyancing process when selling explains how deeds fit in.
What Is Actually Included in a Set of Title Deeds?
Title deeds are made up of several different documents – each one serving a different purpose.
Title Register
The title register is the main record of ownership held by the Land Registry.
It shows who owns the property, whether it’s freehold or leasehold, and any mortgages or financial charges secured against it. You can find out more about searching for and downloading title register information from the Land Registry.
Title Plan
The title plan is a map that shows the boundaries of the property and the extent of the land included in the title.
It’s based on Ordnance Survey mapping. The plan gives a general indication of boundaries but isn’t always precise enough to resolve disputes – that’s when a more detailed survey may be needed. Our guide to what a title plan is explains this in more detail.
Conveyances and Transfers From Previous Sales
These are the historic documents from every time the property changed hands before it was registered.
For older properties, there can be many of these going back decades. They show the chain of ownership and any conditions that were placed on the property at the time of each sale.
Leases
If the property is leasehold, the lease itself forms part of the title deeds.
It sets out the terms under which the property is held, including the length of the lease, ground rent, service charges, and what the leaseholder can and can’t do. This is one of the most important documents in a leasehold sale.
Documents Detailing Rights of Way, Covenants and Easements
These documents record any legal rights or obligations attached to the land.
A right of way might allow a neighbour to cross part of the garden. A covenant might restrict what can be built on the property. Easements cover things like shared drains or access to utilities. All of these pass from one owner to the next.
Where Are Title Deeds Held and How Do You Get Them?
For registered homes, HM Land Registry holds the official digital record.
You can download your title register for £7 online – no solicitor needed.
Original paper deeds might be with your solicitor or mortgage lender. If you can’t find them, don’t panic. For a registered home, the paper originals aren’t required for a sale. The digital record is what counts.
I’ve helped sellers who spent weeks searching for old paper deeds that turned out to be unnecessary.
If your home is registered, you’re fine without them. Read more about what a deed of transfer is to understand what actually moves hands at completion.
Title Deed Problems That Can Affect a Sale
Most sales go through without title issues – but when problems do appear, they can seriously slow things down.
| Problem | What it means | Impact on your sale |
| Defective title | Gaps or errors in the ownership history – missing documents, incomplete records, or transfers never properly registered | Buyer’s solicitor flags it immediately – sale stalls until resolved or insured |
| Restrictive covenants in old deeds | Legal restrictions on use or development written into deeds decades ago – still binding even if the original reason no longer exists | Buyers take these seriously – may pull out or demand indemnity insurance |
| Unregistered property | No digital record exists – ownership must be proven through physical deeds going back at least 15 years | Missing documents make title very difficult to prove – puts buyers off entirely |
| Undocumented rights of way or easements | A right of way exists but isn’t properly recorded in the title | Creates uncertainty – buyers want to know exactly what rights come with the property |
| Boundary discrepancies | Title plan doesn’t match the fences, walls, or hedges on the ground | Notoriously difficult to resolve – some mortgage lenders refuse to lend until formally settled |
| Possessory title | Owner has occupied the property without a fully documented, absolute title | Reduces buyer confidence and can lower perceived value – lenders may also refuse to lend |
| Name discrepancy | Name on the title doesn’t match seller’s current ID – marriage, divorce, or deed poll change not updated | Must be resolved with Land Registry before sale can complete |
* Any of these issues is worth addressing before you list. The earlier a title problem surfaces, the more options you have to fix it. Read more about selling a house with defective title deeds if any of the above apply to your property.
Updating your name on the title register is straightforward and free – you can apply directly through the Land Registry website. If your name has changed through marriage, divorce, or deed poll and the title hasn’t been updated, do this before you instruct a solicitor.
Why Property Buyers Today Can Buy Even With Title Deed Issues
Here’s what you need to know…
Title deeds prove you own your property. Modern properties have electronic titles held by the Land Registry, while older properties sometimes have paper deeds in bundles. Buyers need to see a clear title before proceeding.
If you’re selling your house fast with us and there are title issues–missing deeds, name discrepancies, or unclear ownership–we have experience dealing with these problems rather than walking away as most buyers would. And we cover all your legal costs.
Here’s why homeowners with title complications 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.
