I’ve been writing about UK property transactions for long enough to notice a pattern: most buyers spend weeks worrying about the survey and the mortgage, then treat the title deeds as a box-ticking exercise. That’s a mistake. The title register is the single most authoritative document in your purchase, and HM Land Registry data shows that for just £7 you can access the official record of who owns the property, what mortgages are secured against it, and what restrictions apply. That £7 could save you from buying a property the seller doesn’t actually have the right to sell.
The problem is that title deeds aren’t always straightforward. They can contain references to old documents, restrictive covenants that limit what you can do with the land, or easements that give neighbours rights over your property. I’ve seen buyers discover after exchange that their dream garden has a public right of way running through it, or that an old covenant bans them from building an extension. The fix is simple: check the title before you commit. Here’s what you actually need to know.
What a title search actually reveals
Most people assume the title deeds are a single document that simply says “you own this house.” In reality, the Land Registry holds three separate records for every registered property: the title register, the title plan, and the property summary. Each tells you something different. The title register is the most important — it lists the owner, the tenure (freehold or leasehold), any mortgages, and any legal interests like covenants or easements. The title plan shows the property’s location and general boundaries, based on Ordnance Survey mapping. The property summary is a free overview that includes the address, tenure type, and whether any restrictive covenants or easements exist — but to see the full details, you need the title register.
What I’d do before even instructing a solicitor is spend £7 to pull the title register myself. It takes five minutes on the government website, and it gives you a head start. If the register shows something unexpected — like a restrictive covenant that bans commercial vehicles or an easement that gives the neighbour access across your driveway — you can decide early whether it’s a problem or something your conveyancer can handle. Waiting until you’ve paid for searches and surveys is too late.
Why skipping a title check costs buyers
The consequences of not verifying title deeds go far beyond inconvenience. If the seller isn’t the registered proprietor, they cannot transfer ownership to you. If there’s an outstanding mortgage that hasn’t been discharged, the lender still has a legal claim on the property. And if there’s a restrictive covenant you didn’t know about, you could find yourself in a legal dispute with a neighbour or even the original developer. Official title search guidance makes clear that the register is authoritative but has limits — it may not show the full wording of every covenant or easement unless you also review the “filed deeds” referenced in the register.
I’ve noticed that first-time buyers in particular tend to rely entirely on their conveyancer to handle the title check. That’s fine — your solicitor will do it as part of the conveyancing process. But you should still look at the register yourself. It’s your money, your home, and your future. A conveyancer might spot a problem, but they won’t necessarily know that you had plans to build a home office or run a small business from the property. Only you know what matters to you.
Where buyers slip up on title checks
Even when buyers do look at the title register, they often miss the details that matter most. Here are the most common mistakes I see.
Ignoring references to filed deeds
The title register sometimes says something like “the full wording of this covenant is contained in a deed dated 1972 which is filed.” Many buyers stop reading there. But that filed deed could contain the actual restriction — and it might be more or less restrictive than the register suggests. Your conveyancer can request a copy of the filed deed from the Land Registry. If you don’t ask for it, you’re buying blind.
Treating the title plan as a precise boundary map
The title plan shows general boundaries only. It’s based on Ordnance Survey mapping, which means it’s not accurate enough to settle a boundary dispute. If you’re buying a property where the garden boundary looks unclear, or where there’s a discrepancy between the plan and what you see on the ground, you may need a detailed survey. Land Registry online services make it easy to check the plan, but they won’t resolve boundary questions.
Assuming the register is always up to date
Land Registry records can be outdated if a recent transaction hasn’t been registered yet, or if the property is unregistered. Unregistered land still exists in England and Wales, and it requires a different process — your conveyancer will need to carry out additional searches and may need to register the title for the first time. Always check whether the property is registered before you proceed.
Overlooking the tenure type
Freehold and leasehold are very different. A leasehold property comes with a lease term, ground rent, and potentially service charges. The title register will tell you the tenure, but you need to read the lease itself to understand the full picture. If the lease has fewer than 80 years remaining, it can be difficult to sell or mortgage. I’d always check the lease term before making an offer.
→ Scroll right to see all columns
| Document | Cost | What it shows |
|---|---|---|
| Property summary | Free | Address, tenure type, whether covenants or easements exist |
| Title register | £7 | Owner, tenure, mortgages, full details of covenants and easements |
| Title plan | £7 | Location and general boundaries (Ordnance Survey based) |
| Official copy (register or plan) | £11 | Proof of ownership — required for legal proceedings |
How to verify title deeds yourself
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You don’t need to be a solicitor to check the basics. Here’s the process I’d follow, and it takes less than 30 minutes.
Pull the property summary for free
Go to the HM Land Registry website and enter the property’s postcode or address. The property summary is free and will tell you the tenure type and whether any restrictive covenants or easements exist. If it says “yes” to either, you know you need to buy the full title register to see the details. This is the quickest way to decide whether the property is worth pursuing.
Buy and review the title register
For £7, you can download the title register. Look for the following in order: the registered proprietor’s name (must match the seller), the tenure (freehold or leasehold), any mortgages or charges (these must be discharged before completion), and any entries in the “charges register” section — that’s where restrictive covenants, easements, and other legal interests are listed. If you see a reference to a filed deed, ask your conveyancer to obtain a copy.
Check the title plan against the property
The title plan costs another £7. Compare it to the actual property boundaries. If the plan shows a different shape or size than what you see, or if there’s a discrepancy with a neighbour’s boundary, flag it to your conveyancer. A video doorbell won’t help with boundary disputes, but a professional survey will.
Ask your conveyancer about unregistered land
If the property isn’t on the Land Register, your conveyancer will need to carry out additional searches and may need to register the title for the first time. This takes longer and costs more. Don’t assume every property in England and Wales is registered — some older properties and rural land still aren’t.
Watch for upcoming changes to the register
The Land Registry is gradually digitising more records and making filed deeds available online. This means that within a few years, you may be able to see the full wording of every covenant and easement without requesting a separate document. For now, though, you still need to ask for filed deeds. If you’re buying a property with complex restrictions, it’s worth checking whether the Land Registry has already digitised the relevant documents.
Frequently asked questions
Can I do a title search myself without a solicitor? ▾
What if the title register shows a mortgage I didn’t know about? ▾
Are online copies of the title register proof of ownership? ▾
What’s the difference between a title register and title deeds? ▾
Can a restrictive covenant stop me from extending my house? ▾
What if the property is unregistered? ▾
Your next move on title checks
The single most practical thing you can do right now is spend £7 on the title register for the property you’re considering. Read it yourself. Look for the owner’s name, the tenure, any mortgages, and any entries in the charges register. If anything looks unclear, ask your conveyancer to explain it before you exchange contracts. That £7 is the cheapest way to avoid a costly surprise. If this was useful, you might also want to read ground rent tips for buying a house in the UK.
Sources and Further Reading
How to check zoning compliance before buying a lot — If you’re buying land with plans to build, zoning rules are just as important as title restrictions.
How to conduct a title search before buying property. UK Legal Guides, June 2026.
Search for property information from HM Land Registry. GOV.UK, accessed 2026.
How to use Land Registry services for property verification. Megri, accessed 2026.
