I’ve been writing about UK property for long enough to notice a pattern: most first-time buyers spend weeks worrying about mortgage rates and stamp duty, then discover at the last minute that the property they thought they were buying has a legal restriction they never saw coming. A title search is the single most important check you can run before exchanging contracts, yet it’s the one most people understand least. HM Land Registry holds the official record for more than 25 million registered titles across England and Wales, and anyone can access that information for as little as £7. The problem is knowing what you’re actually looking at when you get it.
A title search isn’t just about confirming the seller owns the house. It’s about uncovering the hidden legal baggage that comes with it — rights of way, restrictive covenants, outstanding mortgages, and lease terms that could change how you live in or use the property. I’ve seen buyers pull out of purchases after discovering a covenant that banned parking on the driveway, or a right of way that gave neighbours access through the back garden. These are the details that don’t show up in a viewing. Here’s what you actually need to know.
If you’re early in the process, it’s worth understanding how the broader costs of buying compare to renting, because a title search is just one piece of a much bigger financial picture. But for now, let’s focus on the search itself.
What a title search actually reveals about a property
The most important thing to understand is that a title search doesn’t tell you everything — but it tells you the things that matter most legally. When you search a property through HM Land Registry, you get three documents: the title register, the title plan, and a property summary. The title register is the one that contains the real detail. It lists the current owner, the title number, the date of registration, the tenure type, and any mortgages, charges, rights of way, or restrictive covenants that are recorded against the property.
The title plan is a map based on Ordnance Survey data that shows the general boundaries of the property. It’s useful for understanding the extent of the land you’re buying, but it’s not precise enough to settle boundary disputes. If there’s a discrepancy between the plan and what you see on the ground, you may need a professional survey. The property summary is free and gives you a quick overview — address, tenure type, and whether any restrictive covenants or easements exist — but you’ll need to buy the full title register to see the actual details.
What I’d do: always buy the full title register and title plan before you make an offer. It costs £7 each, and it could save you from buying a property with a legal problem you can’t fix. If the register mentions “filed deeds” or “copy filed” documents, those contain the full wording of restrictive covenants or easements that aren’t displayed in the basic register. Your conveyancer can request those documents and interpret them for you.
For a deeper look at how ongoing costs like service charges can affect your buying decision, that’s a separate but related check you’ll want to run alongside the title search.
Why skipping a proper title search can cost you thousands
Here’s a scenario that comes up more often than you’d think. You find a house you love, the seller accepts your offer, and your mortgage lender instructs their conveyancer to run the searches. The local authority search comes back clean, the environmental search looks fine, and the water and drainage check is straightforward. But nobody looks closely at the title register until week ten, when your solicitor spots a restrictive covenant that bans any extension to the rear of the property. You were planning to add a kitchen extension next year. Now you can’t.
That’s not a hypothetical. Title registers often contain references to deeds that are “filed” or “copy filed” and not fully displayed in the basic register. Those references point to additional documents that may outline restrictive covenants, easements, or obligations that could fundamentally change what you can do with the property. If you don’t request and review those documents before exchange, you’re committing to buy a property with legal strings attached that you haven’t even read.
The distinction between buying with a mortgage and buying with cash matters here. If you’re buying with a mortgage, your lender will insist on certain searches before they release the funds. But those searches are designed to protect the lender, not you. The lender wants to know the property is saleable if they need to repossess it. They’re less concerned about whether a restrictive covenant stops you from building a garden office. If you’re buying with cash, you have no lender protection at all — you’re free to skip searches entirely, but that freedom comes with risk. I’ve spoken to cash buyers who saved £300 on searches only to discover a drainage issue that cost £15,000 to fix.
My take: treat the title search as non-negotiable regardless of how you’re paying. The £7 register fee is trivial compared to the cost of discovering a legal problem after you’ve exchanged contracts. If you’re unsure about any entry, a property lawyer can review the register and explain what each entry means for you.
If you’re buying a property with unusual features, like a swimming pool, you’ll want to check the specific title considerations for those properties as well.
Where buyers most often get the title search wrong
I’ve seen the same mistakes repeat across dozens of transactions. Here are the ones that cause the most trouble.
Relying on the property summary instead of the full register
The free property summary from HM Land Registry tells you whether restrictive covenants or easements exist, but it doesn’t show you the actual wording. That’s a problem because the devil is in the detail. A covenant that says “no structures shall be erected” might seem to ban any building, but the full wording might include exceptions for certain types of outbuilding. You can’t know until you read the full document. The summary is a useful starting point, but it’s not a substitute for the £7 title register.
Ignoring the “filed deeds” references
When the title register says “the following deed is referred to as copy filed,” that’s your cue to request that document. Many buyers and even some conveyancers skip this step because it takes extra time and sometimes an additional fee. But those filed deeds often contain the complete text of restrictive covenants, easements, and other legal interests that are only summarised in the register. Without them, you’re buying blind.
Treating the title plan as a precise boundary map
The title plan shows general boundaries based on Ordnance Survey mapping. It does not show exact boundaries. If you’re buying a property where the garden boundary looks different on the ground than it does on the plan, you need a professional boundary survey — not just a closer look at the title plan. Discrepancies between the plan and the actual boundaries can lead to disputes with neighbours that cost thousands to resolve.
Assuming the register is always up to date
Land Registry information can be outdated where recent transactions haven’t been registered yet, or where the property involves unregistered land. If the seller bought the property six months ago and the transfer hasn’t been registered, the register will still show the previous owner. Your conveyancer should check for pending applications and verify the latest official copies before you exchange contracts.
For a practical comparison of what different searches cost and what they cover, here’s a quick reference table.
→ Scroll right to see all columns
| Search type | What it checks | Typical cost |
|---|---|---|
| Title register | Ownership, mortgages, covenants, easements | £7 |
| Title plan | General boundaries and location | £7 |
| Local authority search | Planning, building control, highways, pollution | £100–£200 |
| Environmental search | Flooding, subsidence, contaminated land | £50–£100 |
| Water and drainage search | Sewer ownership, connection, location of pipes | £40–£80 |
If you’re buying in an area where neighbourhood safety is a concern, the title search can also reveal rights of way or access issues that affect security — another reason to take it seriously.
How to run a title search yourself — step by step
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You don’t need a solicitor to run a basic title search. HM Land Registry’s online service lets anyone search for a property and download the title register and title plan. Here’s how to do it properly.
Identify the property accurately
You need the property’s full postal address and postcode. If you have the title number from the seller or estate agent, that makes the search even faster. If the property is hard to identify by address — for example, a flat in a large block with no unique postal address — you may need an official search of the index map, which uses geographic data to confirm whether the land is registered and under which title numbers.
Search the Land Registry register
Go to the HM Land Registry “Find a property” service on GOV.UK. Enter the postcode or property address. The service will return a list of matching properties. Select the one you’re interested in, and you’ll see the option to buy the title register and title plan for £7 each. You can also view the free property summary, which gives you a quick overview without spending anything.
- 1Get the address and postcode rightUse the exact address held by Royal Mail. A flat number or building name that differs from the official record can return no results.
- 2Buy the title register and title planPay £7 each via the GOV.UK service. You’ll get instant download links for PDF copies. These are not official copies — they can’t be used as proof of ownership in court — but they contain the same information.
- 3Review the register entriesCheck the owner’s name matches the seller. Note the tenure type. Look for any charges, mortgages, or restrictions. If you see references to “filed deeds,” request those documents from your conveyancer.
- 4Cross-check with the title planCompare the plan’s boundaries with what you see on the ground. If there’s a mismatch, flag it to your conveyancer before exchange.
Interpret what you find
If the register shows an outstanding mortgage, that’s normal — it will be discharged at completion using the sale proceeds. If it shows a restrictive covenant, read the full wording carefully. Some covenants are historic and unenforceable, but others are actively enforced by neighbours or management companies. If you’re unsure, a real estate lawyer can review the covenant and advise on whether it’s likely to cause problems.
Order official copies if you need proof
Online downloads are not official copies. If you need proof of ownership for legal proceedings or formal conveyancing, you’ll need to order official copies by post. These cost £11 per document and are sent to you by HM Land Registry. Your conveyancer will usually handle this as part of their service.
For properties with leasehold tenure, the title search is especially important because it will reveal ground rent terms and any restrictions on alterations. You can read more about ground rent considerations when buying a house to understand what to look for.
Frequently asked questions about title searches
Can I run a title search on any property in the UK? ▾
What if the property isn’t registered with the Land Registry? ▾
Does a title search guarantee the seller actually owns the property? ▾
What should I do if the title register shows something unexpected? ▾
How long does a title search take? ▾
Do I need a solicitor to interpret the title register? ▾
One last thing before you search
The title search is the foundation of every property purchase, but it’s only one layer of due diligence. You also need local authority searches, environmental checks, and water and drainage reports to get the full picture. The good news is that the title search itself is cheap, fast, and something you can do yourself before you even make an offer. My advice: run it on every property you’re serious about, and if anything looks unusual, ask your conveyancer to dig deeper before you commit. If this was useful, you might also want to read Is Now Really the Right Time to Buy? Honest UK Home Buying Advice.
Sources and Further Reading
Top Amenities to Look for When Buying a House in the UK — A practical checklist of features worth prioritising alongside your legal checks.
Search for property information from HM Land Registry. GOV.UK, 2025.
How to Conduct a Title Search Before Buying Property. UK Legal Guides, 2025.
Conveyancing Property Searches: What You Need to Know. The Advisory, 2025.
