What title deeds actually are
The term 'title deeds' covers any documents that prove ownership of land or property and show the rights and obligations attached to it. Historically this meant a physical bundle of paper documents: conveyances, mortgages, grants of easement, restrictive covenant deeds and old title plans, sometimes dating back centuries.
Since the Land Registration Acts made registration compulsory on sale across England and Wales (phased in by area from 1925, completed by 1990), the definitive legal record has been HM Land Registry's electronic title register rather than the paper bundle. When you buy a registered property, the register is updated to show you as the owner. There is no physical deed to hand you across the table.
Scotland operates under a separate system governed by Registers of Scotland. Northern Ireland has its own Land Registry. This guide focuses on England and Wales.
What the title register contains
The register is divided into three sections, each serving a different purpose.
| Section | What it shows | Why it matters |
|---|---|---|
| A: Property register | Description of the property, its address, and any rights that benefit it (e.g. a right of way over a neighbour's land) | Confirms what you are buying and what access rights come with it |
| B: Proprietorship register | The current owner(s), the class of title (absolute, qualified, possessory), the price paid, and any restrictions on selling or mortgaging | Confirms who can legally sell and whether any consents are needed |
| C: Charges register | Mortgages and financial charges, restrictive covenants, easements and other burdens affecting the property | Reveals what limits on use or obligations are attached to the land |
The title plan accompanies the register and shows the general boundaries in red on an Ordnance Survey base map. It does not definitively fix boundary positions.
Costs of obtaining title register documents (2026)
Official copies are available from HM Land Registry online through the GOV.UK portal.
| Document | Fee | Format |
|---|---|---|
| Title register (official copy) | £3 | PDF download |
| Title plan (official copy) | £2.50 | PDF download |
| Historic filed documents (e.g. old conveyance) | £3 per document | PDF download (where held) |
| Searches: who owns a property | £3 | Online result |
| Searches: what land a person owns | £4 | Online result |
Fees correct as of June 2026. Professional copies ordered via a conveyancer may carry additional handling fees.
How to get copies of your title deeds
Go to the HM Land Registry portal
Visit GOV.UK and search for 'Find property information' or go directly to hmlr.gov.uk. No account is required for a basic search.
Search for the property by address
Enter the full address including postcode. The search will return the registered title number if the property is registered.
Purchase the title register
Buy an official copy of the register for £3. This is the definitive legal document showing ownership, charges and covenants. It is accepted by solicitors, lenders and courts.
Purchase the title plan
Buy the title plan for £2.50. It shows the general boundaries in red on an OS map. Note that it does not show precise legal boundaries between properties.
Request historic documents if needed
If you want to see old conveyances or deeds that were filed with HM Land Registry, you can apply for copies of filed documents for £3 each. Not all historic paper deeds are held, particularly older ones.
Consult a solicitor for complex queries
If there are restrictive covenants, disputed boundaries or unusual entries on the register, take advice from a property solicitor rather than relying solely on the register itself.
What title deeds prove and reveal
- Who legally owns the property and in what capacity (sole ownership, joint tenants or tenants in common).
- Whether a mortgage or other financial charge exists and who holds it.
- Rights that benefit the property, such as a right of way or right of access across neighbouring land.
- Restrictive covenants limiting what the owner can do, for example no business use, no extensions without consent, or no additional buildings.
- Easements granting others the right to cross or use part of the land, such as drainage pipes or overhead cables.
- Restrictions on selling or mortgaging, for example a requirement for a management company's consent.
- The price paid at the most recent registered sale, which is publicly searchable.
- The general boundaries of the property as shown on the title plan.
Unregistered property and what to do
Around 14% of land in England and Wales is estimated to remain unregistered. This is most common with older properties, agricultural land, and property that has remained in one family for many decades without being sold or mortgaged in a way that triggers compulsory registration.
For unregistered land the original paper deeds are still the primary evidence of ownership. They should be stored securely, often with a solicitor or in the lender's custody if there is a mortgage. When an unregistered property is eventually sold, the buyer's solicitor will check the full chain of title documents going back at least 15 years and will arrange first registration with HM Land Registry after completion.
If original deeds for an unregistered property are lost, you can still apply for first registration using whatever ownership evidence you can gather: old utility bills, statutory declarations from people with knowledge of the title, insurance policies or aerial photographs showing long-term occupation. A solicitor can advise on the strength of the available evidence and on title insurance if gaps remain.
What your conveyancer does with the title
When you buy, your conveyancer (solicitor or licensed conveyancer) obtains an official copy of the title register and plan at the start of the transaction. They carry out official searches with HM Land Registry to protect your purchase, review every entry on the register, raise questions with the seller's solicitor about any unusual covenants or restrictions, and confirm that the seller has the legal right to sell.
The conveyancer also checks that the title plan broadly corresponds to the physical boundaries on site, that any rights the property depends on (such as access or drainage) are properly recorded, and that there are no overriding interests or informal rights that might affect your ownership. You do not need to gather or interpret the deeds yourself: that is what your conveyancer does on your behalf.
Title insurance for gaps in the title
Where there is a defect in title, a missing deed or an unresolved covenant, a solicitor may recommend indemnity insurance (title insurance) to protect against future claims. Premiums are typically a one-off payment and policies run with the land, protecting future owners too. Costs vary but are commonly £100 to £300 for residential property.