"Customers who use the HM Land Registry portal will see a clear, refreshed homepage." From 26 January, 2026 we will introduce a new design for the HM Land Registry portal. Customers will initially see this new design on the most used pages on the portal – both the homepage and View Applications screen. This refreshed design will align those pages with the Digital Registration Service and LLC screens, bringing a greater sense of consistency across the platform. This look and feel will soon be introduced to the log-in page. We will then bring more uniformity across the portal, bringing other areas of the platform in line with these popular services over the coming months. ## **How to know  you’re on the right website** The page may look different, however the site remains the same. The easiest way to check is by looking at the url, which will remain “eservices.landregistry.gov.uk”. This design refresh is all part of our efforts to continually improve our customer services, drawing from customer feedback to provide the level of support expected from a modern digital government. The homepage will now include the familiar, black GOV.UK banner and streamlined links to the services you want. ## A digital service for the future All of this work is based on what our customers are telling us about how they use the portal. Our Strategy 2025+, published last year, sets out how we will invest in our digital services, to make them even more secure and easy to use. So, customer feedback is crucial as we continue to adapt our services to more closely meet your needs. We are working hard to eliminate the barriers people find to using our services and welcome any further comments or ideas on how we might continue to improve - by either submitting feedback via the link at the top of the portal or by commenting below. You can also find more information about upcoming changes in our digital services roadmap. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

## **At a glance** * Application quality is increasing. Nearly one-third of qualifying customers* are saving time with fewer queries on their applications (requisitions) over the past six months. * We continue to enhance our training for customers and are introducing automated checks to help improve application quality. * We will soon enhance our current data publication to include data on requisitions that are considered avoidable - often administrative - mistakes. ## **Why this matters** Requisitions cause delays that cost customers and their clients time and money. They also reduce the number of applications our caseworkers can deal with, and increase the time it takes to complete them. Reducing requisitions by improving application quality helps everyone by speeding up applications and improving accuracy. In May, we emailed all qualifying customers with details of their avoidable requisitions along with links to free training and support. We also set out our plan to publish every firm’s overall avoidable requisition rate on GOV.UK, which we’ll do in December. Customers have welcomed this information and we want to make sure everyone has access as and when they need it. ## **What are avoidable requisitions?** Requisitions – or queries on applications – can be divided into: * **avoidable** (for example, spelling mistakes or missing documents) * **other**(technical points relating to the law or the transaction) We have identified 30 of the most common administrative mistakes, from missing documents and witness details to incomplete or unsigned forms, as avoidable requisitions, which could be addressed before sending in the application. This year, we began identifying avoidable requisitions from the overall total to help customers focus on what can be prevented before submission. In May we sent all customers details of their own avoidable requisitions, offering support in the form of training and our specialist support services. ## **Progress so far** * Six months after receiving their avoidable requisition figures individually, **over 29%** of law firms and business customers reduced their avoidable requisitions. * We now have 20% of customers with an avoidable requisition rate under 1%, compared with 17% a year ago. But there is more to do: the average is 4.6%. 16 customers have an avoidable requisition rate of 20% or more, with 28.57% being the highest; 294 customers have an avoidable rate of 10% or more * Independent research by data and market research company Savanta shows fewer customers reporting frustrations with requisition handling. This is promising news for the sector, and we thank everyone for working hard to reduce requisitions. ## **What we’re doing to help** We continue to develop and enhance our free training and guidance for customers: * **We have delivered 18 free online workshops** on avoiding requisitions, including for new-build applications. Approx 8,800 attendees from more than 1,640 firms have taken part so far. And we’re introducing systemic improvements that benefit all customers: * **Automated digital checks to prevent simple errors:** These will catch common mistakes before submission, reducing delays and speeding up processing. * **Strengthening casework teams:** Our Land Registration Academy has trained more than 4,000 colleagues since 2021, improving knowledge and consistency so requisitions are raised correctly as necessary. * **Making practice clearer and more consistent:** We have simplified wording for entries such as personal covenants and easements, and rewritten requisition templates to make them clear and actionable. ## **What’s next** In December, we will publish updated avoidable requisition data alongside our existing requisition dataset on GOV.UK. This will include: * Name of firm * Total applications submitted (April to October 2025) * Number of those applications receiving fully avoidable requisition * Percentage of applications receiving fully avoidable requisitions We will also **email firms** with 10 or more completed applications between April and September 2025 with their individual figures. These emails will go to the **main contact** for each firm, so please alert your responsible user and update their details if necessary. ## **Resources to help** We offer free guidance, including: * more than 80 practice guides * live and on-demand webinars * practical tips on avoiding requisitions * specialist services for legal professionals dealing with complex land and property transactions Research shows only 40% of customers know these resources exist. If you haven’t explored them yet, visit our training hub. *Qualifying customers are those who had 10 or more completed applications in the six-month period analysed, excluding discharges submitted via Portal E-DS1 and EDs.

## **Sharing tips and guidance during International Fraud Awareness Week  ** Each year, HM Land Registry undertakes an internal and external fraud awareness campaign to highlight the fraud threats being faced by the organisation and our staff members as individuals. While I’m taking the opportunity presented by International Fraud Awareness Week to share some tips on how to avoid property fraud, HM Land Registry works diligently _all year round_ to help protect owners of property in England and Wales from fraud. We work closely with the property sector and government partners to: * spot new fraud trends * raise awareness * combat criminal activity In September, we published a blog on GOV.UK explaining the scale of property fraud and what we are doing about it. During International Fraud Awareness Week, we are looking at some of these trends and explaining how HM Land Registry can help protect your property. As part of our due diligence, our dedicated counter fraud team works hard to spread fraud awareness throughout HM Land Registry and train up our caseworkers on spotting potentially fraudulent applications and flagging up their concerns when an application doesn’t seem quite right. ### **Our focus on counter-fraud** Our main counter-fraud focus is helping people in England and Wales guard against all types of property fraud. We continually review and update our fraud-detection methods. This includes: * making sure all necessary documents are provided and in order * promoting our free Property Alert service Property Alert lets subscribers know when there is certain activity on the properties they are monitoring such as if a new mortgage is taken out against it. ### **How criminals steal your money** Criminals use many different methods and tactics to steal your money. This includes getting your personal information to use later for fraud. They will use every possible way to find, reach and defraud people. This includes websites and apps, email, text, phone, post and in person, including on your own doorstep. International Fraud Awareness Week is an excellent opportunity for us and other organisations to share tips and guidance with people in the public, private and professional sectors. ### **Payment diversion fraud in property transactions** Recently, the National Crime Agency and the Law Society highlighted the issue of 'payment diversion fraud' in property transactions. Payment diversion fraud (also called 'mandate fraud' or 'conveyancing fraud') involves criminals tricking victims into transferring house deposits or purchase money to fraudsters instead of the correct place. Criminals do this by pretending to be solicitors, estate agents or buyers. They use fake email addresses or invoices. ### **The scale of the problem** Between April 2024 and March 2025: * 143 cases of conveyancing fraud were reported to Action Fraud * losses totalled £11.7 million * the vast majority involved residential property transactions ### **Property and title fraud – what are they?** Property fraud is our main concern, and it can be hard to spot. Property fraud includes: * criminals stealing a property owner's identity and using it to make fraudulent applications to HM Land Registry to register a change of ownership or a mortgage * bogus landlords letting out properties they do not own When false documents are used to transfer or mortgage property illegally, we call it registered title fraud. ### **Who is most at risk?** People who do not live in their property are particularly vulnerable. This includes: * second-home owners * landlords ### **Guarding against tenancy fraud** We’re also reminding prospective tenants to guard against fraud. Before paying any deposit or rent, check property title registers to make sure the person claiming to own the property really does so. ### **Our record in preventing fraud** HM Land Registry prevented the registration of fraudulent applications against more than £59 million worth of property during 2024 to 2025. And between 2020 and 2025, we prevented fraudulent applications against more than 300 properties worth over £194 million. ### **How rare is property fraud?** In 2024 to 2025, we received 4,429,092 applications to create or update the Land Register; only 86 were identified as fraudulent (just over 0.0019%) However, while it remains relatively rare, we know the impact of property fraud on individuals can be devastating. ### **Sign up for Property Alert – how it works** We encourage all property owners to sign up for our free Property Alert service. You will receive an email each time there is significant activity on the property you are monitoring. For example, if a new mortgage is taken out against it. If the activity looks suspicious, you should take action immediately. Not all alert emails will mean fraudulent activity. If you do not think the alert email is about any suspicious activity, you do not need to do anything. > ### Sign up for Property Alert on GOV.UK ### **Support for victims of title fraud** Government-backed support is available for people who have suffered a loss as a result of title fraud. If fraud has been committed, the Land Registration Act 2002 sets out when a mistake in the register can and cannot be put right. See our practice guide 39 for more information. ### **Other measures to safeguard your property** A whole range of measures to safeguard your property is available, so we encourage people to keep a close eye on the advice and guidance available. Find out more at The true picture of property fraud in England and Wales – HM Land Registry We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

CEPTAP/Shutterstock.com We see a lot of applications seeking to disapply or modify a restriction in the title register where this is either incorrect or unnecessary. In this blog, senior practitioners consider how best to tackle restrictions that are no longer fit for purpose. * * * A restriction is often entered in the register to ensure that no disposition is registered without, for example, providing evidence to the registrar that a specified person has consented to it. But sometimes the wording of a restriction in the register needs to be changed. This often happens where a further disposition (such as a transfer to new owners) is being registered, requiring compliance with the restriction’s terms. Here we explore some of those situations and how to change the wording of a restriction or otherwise allow registration of the disposition, as appropriate. First, please note: if you think the registrar has made an error in entering the restriction in the register, please contact HM Land Registry at the earliest opportunity. We will investigate and, if we agree, we will seek to correct the issue as quickly as possible. ## Cancellation, withdrawal and entry of a restriction – the ‘replacement route’ In almost every case, you can apply to remove one restriction from the register and enter a different form of restriction in its place. If the party initiating the change is the beneficiary of the restriction, that party should apply to withdraw the existing restriction from the register using form RX4 and apply to enter the new one using form RX1, making sure panel 8 of the RX1 is completed accordingly. If the party initiating the change is the registered proprietor or a third party who is not the beneficiary, they can apply to cancel the existing restriction using form RX3 and apply to enter the new one using form RX1.  In this case, unless the application contains the beneficiary’s consent to removal of the restriction, we will serve a 15-day objection notice on any identifiable beneficiary. We refer to this method of removal (using form RX3 or RX4) and entry (using form RX1) as the ‘**replacement route** ’. ## Alteration of existing restriction For a simple and straightforward change of wording, in many cases all that’s needed is an application in form AP1 for alteration of the restriction in the register, supported by evidence to support the change required. For example: * the beneficiary has changed address * a specified title number has changed (for example, in a Form M restriction) We may also consider an application to alter an existing restriction where a corporate beneficiary has changed, or an individual has died. You’ll need to send supporting evidence with your application. ## Disapplication of a restriction If an applicant is struggling to obtain compliance or consent from the beneficiary of a restriction, an application can be made to the registrar in form RX2 to disapply the restriction. The outcome of a disapplication application is at the discretion of the registrar. Situations where this might be appropriate include where: * a consent or certificate from a specified person is required and that person cannot be traced * the beneficiary is a corporate body that has been dissolved * a consent or certificate is being unreasonably withheld * a disposition requiring registration has priority over the interest protected by the restriction In **every** case, you must lodge evidence which clearly shows the actions that have been taken to comply with the terms of the restriction as worded, and why the registrar should make the order requested. For example, if the restriction requires a certificate of compliance with certain clauses in a document or deed, then we would require evidence that those clauses have been complied with. In most cases, evidence that the applicant has tried to communicate with the restrictioner on multiple occasions is not sufficient. If the application is accepted, the registrar will make an order disapplying the restriction to allow registration of the later disposition. The disapplication does not remove the restriction from the register. Additionally, if the restriction was never intended to catch a certain type of disposition, then disapplication would not be appropriate as it would relate only to the current transaction, not all future ones, so the replacement route, or more rarely, modification, should be used. ## Modification of a restriction We can only make an order for modification of a restriction if the replacement route cannot be used. You can use form RX2 to apply to modify the existing restriction, but successful applications are very rare. We can only consider making an order where the applicant is able to explain why: 1. the original application did not reflect the parties’ intentions in terms of the kind of dispositions it intended to catch; **and** 2. it is not practicable either to make an application to replace the existing restriction with a new one or, where appropriate, to alter the register. ## In practice The following examples illustrate many of the above points discussed and are in roughly chronological order. **Situation** | **Action** | **Result** ---|---|--- In transferring a plot on an estate, the original transferor and transferee agree that, on any future sales, the new owners will enter into a deed of covenant with the original transferor. | Apply for entry of a standard Form M restriction in the register of the new title (AB5678). The transferor is now known as the ‘restrictioner’. | Restriction: No disposition of the registered estate by the proprietor of the registered estate is to be registered without a certificate signed by the proprietor for the time being of the estate registered under title number AB1234 or their conveyancer that the provisions of clause 1.2.3.4 of the Transfer dated 1 January 2010 have been complied with. Title number AB1234 is amalgamated with other titles owned by the restrictioner, and the registration continues under title number AB9012. | Apply for alteration of the restriction to change the title number using form AP1, together with evidence to support the change (in this case, a covering letter explaining the position). | Restriction: No disposition of the registered estate by the proprietor of the registered estate is to be registered without a certificate signed by the proprietor for the time being of the estate registered under title number **AB9012** or their conveyancer that the provisions of clause 1.2.3.4 of the Transfer dated 1 January 2010 have been complied with. The transferee wishes to remortgage their property. | If the restrictioner agrees that the restriction need not catch charges, follow the replacement route. Amend the wording of the new restriction to state: “No disposition (other than a charge)”. | Restriction: No disposition of the registered estate **(other than a charge)** by the proprietor of the registered estate is to be registered without a certificate signed by the proprietor for the time being of the estate registered under title number AB9012 or their conveyancer that the provisions of clause 1.2.3.4 of the Transfer dated 1 January 2010 have been complied with. The transferee now wishes to make a transfer of a share, from themselves to themselves and their new partner. The restrictioner now realises they did not intend the restriction to catch transfers of shares, only arm’s length sales to new owners. | Again, follow the replacement route. The new restriction should include the additional words “or that they do not apply to the disposition”. Similar considerations might also apply where the transferee is entering into a mutual deed of grant of easements with their neighbour. | Restriction: No disposition of the registered estate (other than a charge) by the proprietor of the registered estate is to be registered without a certificate signed by the proprietor for the time being of the estate registered under title number AB9012 or their conveyancer that the provisions of clause 1.2.3.4 of the Transfer dated 1 January 2010 have been complied with **or that they do not apply to the disposition**. This means the restrictioner can certify, on transferring a share, that the provisions of clause 1.2.3.4 of the 2010 transfer do not apply. Again, if the restrictioner considers that those provisions do not apply to easements, they can certify that the provisions do not apply to the deed of easements. The transferee and new partner now wish to sell the property. The purchasers approach both the original transferor and their conveyancer for the relevant certificate, but find that the conveyancer no longer acts and the transferor cannot be contacted at their address for service. | We expect the purchasers or their conveyancers to make every reasonable effort to contact the original transferor or restrictioner. If despite thorough enquiries they cannot be traced, then it might be appropriate to make an application in form RX2 for the restriction to be disapplied to allow registration of the transfer to the new purchasers. The form RX2 must be supported by full evidence of compliance with the terms of the restriction. For example, if the restriction refers to clauses which require a purchaser to enter into a deed of covenant and apply to become a member of a management company, then evidence of this must be lodged with form RX2. | The registrar makes an order to disapply the restriction to allow the transfer to be registered. The restriction remains in the register. Enquiries reveal the original transferor (the restrictioner) has now passed away. | Further enquiries to establish the facts of the case are required. If a personal representative was appointed, you need to establish whether the interest protected by the restriction has devolved to them. In our example, where they were the registered proprietor of title number AB9012, there are different possibilities: • the personal representative might assent that title to themselves, or • they might assent the title to other beneficiaries. Depending on the circumstances, you might apply to alter the restriction by substituting the name of the original transferor for that of the new beneficiary. An application for alteration in form AP1, supported by full evidence to support the change, would be required. If, on the other hand, the interest protected by the restriction did not pass to the transferor’s personal representative, or they died intestate, then you might apply (in form RX2) for a registrar’s order to disapply the restriction, to allow for registration of the transfer to the new purchasers. Alternatively, and depending upon the facts of the case, the restriction may be withdrawn in form RX4 or cancelled in form RX3. Remember that the disapplication would only apply to the disposition specified in the order and not all future dispositions. If a change in the wording of the restriction is required in respect of all and any future dispositions, follow the replacement route. | **Either** : • we remove the current restriction and enter a new restriction with the name of the new registered proprietor/restrictioner **Or** : • we disapply the restriction, on the basis of the evidence supplied. ## Remember An application for disapplication of a restriction (using form RX2) is only appropriate in limited circumstances, some of which are mentioned above, and an application for modification of a restriction is appropriate in extremely limited circumstances. The outcome of such applications is at the discretion of the registrar. In nearly every case, the old restriction in our example could be altered (by applying in form AP1) or removed from the register and a new one entered (using forms RX3/RX4 and RX1). An RX2 application will not be accepted where it is possible to follow the replacement route. HM Land Registry regularly receives applications in form RX2 where the alteration or replacement routes should have been followed instead, and we either have to raise requisitions on those applications or cancel them, as the case may be. ## **More information, training and guidance** Our practice guide 19: notices, restrictions and the protection of third-party interests in the register examines the nature and effect of notices and restrictions, gives guidance on their entry and explains how to cancel or amend existing notices and restrictions. Head to HM Land Registry's training hub for help and guidance in a variety of formats on a range of land registration topics, including restrictions. First published in the Law Society’s magazine _Property in Practice_ , September 2025 edition. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

Image: People Images via Shutterstock Since HM Land Registry's recent announcement that we will accept Qualified Electronic Signatures (QES), we've been monitoring your feedback and have received numerous enquiries and expressions of interest from the property market. We want to address the most frequently asked questions to help you understand how this development is working in practice. We're pleased to confirm that HM Land Registry now accepts applications signed with QES. The advantage of using QES is that a signatory’s identity is pre-checked, so that no witness is required for the signature. If you would like to lodge applications with QES, you can email us. We are currently accepting charges, transfers, and assents. ## **Sign counterpart deeds?** We understand there are current technical challenges with counterpart signing using QES technology.  To support the development of a conveyancing process that enables a single document to be QES-signed by all parties, we encourage providers of QES to look at practitioner processes and their practical concerns to complete transactions. Providers will have their own guidance to produce a signed QES document. Our position remains that section 91 of the Land Registration Act 2002 requires a single document rather than the use of original and counterpart documents. ## **Mixed-mode signing: Is it possible?** QES is a digital document. A wet signature cannot be added once the document is made secure. Once the identity has been verified and signatures have been added, the document is locked down. There can be no further additions to the document, otherwise it is no longer secure. A wet ink signature can only be applied to a paper document, whilst an electronic signature can only be applied to an electronic document. A document must be either paper or electronic, it cannot be both. The benefits of QES technology can only be fully realised when all parties to a deed use it. Mixed-mode signing would undermine these advantages, which is why we are not currently supporting that. ## **How should documents be dated?** The requirements for dating documents reflect our current understanding of the technical necessities when using QES technology. However, we recognise that different platforms may handle dating documents in different ways. If a QES platform provider can demonstrate an alternative approach to dating that maintains the necessary legal and technical standards, we're open to adjusting our requirements accordingly. We will publish developments on our practice guide 82. Documents lodged with a QES signature will have to be amended in accordance with Notice 2 under rule 54(c) of the Land Registration Rules 2003 – a demonstration of the documentation process can be found with the notice. ## **Which platform providers can be used?** HM Land Registry accepts QES but does not supply or operate the underlying technology for QES. Customers will need to obtain QES services from a third-party provider.  You have flexibility in your choice of platform . To learn about the eIDAS regulation that your provider will need to adhere to, visit the Information Commissioner’s Office (ICO) guide to eIDAS. ## **What about Scotland?** The position in Scotland differs from England and Wales. According to Registers of Scotland, they currently accept QES-signed documents only for their register of deeds, which serves as a repository for safekeeping original deeds. However, it's not currently possible to submit QES-signed deeds for recording in either the Land Register of Scotland (the main register providing state-backed guarantees to property owners) or the General Register of Sasines (which lists deeds for properties dating back to 1617). RoS does, however, accept electronic discharge deeds (which discharge mortgages) signed using their own electronic signature solution through their Digital Discharge Service. ## **Looking forward** We're committed to working with the conveyancing community to ensure the successful implementation of QES technology. We are in the early stages of accepting QES and our long-term aim is to ultimately accept all applications using it. Platform providers are willing to work with the property market to help address the practical challenges of using QES while maintaining the legal requirements that protect property transactions. As we continue to refine these processes based on your feedback and our experience with early applications, we'll keep you updated on any developments. This technology represents a significant step forward in modernising property transactions, and we appreciate your patience as we work through the initial implementation phase together. If you have any questions about using QES for your applications, please don't hesitate to email our dedicated team. ## **Conveyancer Certified Electronic Signatures (CCES)** Customers can still continue to use CCES - a simple and inexpensive form of electronic signature that’s used for different documents logged at HM Land Registry. You can keep up to date via our practice guide 82. * * * If you need to contact us about Qualified Electronic Signatures, email: [email protected] > We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

The recent news that we passed our target for reducing the age of our oldest cases is a major achievement for the organisation. To go further, we're accelerating our digital transformation to give customers faster, more efficient services while reducing the age of unprocessed applications. We are working to make land registration more efficient and resilient by using digital tools and improving our processes. From the moment customers start working on an application to the point it's completed by HM Land Registry, we're ironing out inefficiencies to deliver a better, faster service. ## **Improving our own systems and processes** We've made significant progress in speeding up our services through automation. While speed is our priority, we are also always conscious of the integrity of the register so we are rolling this automation out carefully across different types of application. We've fully automated several types of the simpler applications (e.g. removing a deceased owner’s name from the register) and introduced elements of automation throughout many others. This includes automating 30,000 additional charge applications in the last financial year. We will be expanding our internal automation, bringing more types of application into our Application Processing engine. This not only speeds up those applications but also frees up our caseworkers to focus on other, complex applications like first registrations or leases. This in turn results in much quicker completion times and reduces the overall age of unprocessed applications. However, to unlock even greater speed improvements, we need to reduce the number of applications that require manual checking due to simple errors. That's why we're implementing mandatory digital checks across all our digital channels. ## **Adding digital checks to our Registration Service** We've built a new application system that performs digital validation checks on all applications submitted through Business Gateway. These checks are already completed in our web service, DRS, so this change brings parity to our registration service irrespective of the channel used. This technology quickly catches errors _before_ applications are submitted, preventing delays and requisitions that slow down the process. A full list of what these digital checks will be looking for is covered in our online guidance. By 2028 this could save customers an estimated 300,000 hours a year, waiting for an unnecessary, manual, administrative process, and end avoidable requisitions that can be resolved much earlier. This is roughly 150 people, working full time, for a year. We're already testing this new Registration Service with early adopters before a wider rollout this autumn/October. Contact your software provider, or in house tech-teams, to discuss when this service will be available for your teams. ## **Making the portal easier for customers** We have enhanced the Digital Registration Service (DRS) on our portal, with additional digital checks for Adding Additional Parties (Transferors, Landlords and Tenants), making it easier for customers to submit accurate applications first time, which speeds up processing. We are also enhancing DRS on the portal to ensure that all customers can submit digital applications, with new functionality like small scale applications (with 26-199 titles) and additional transaction types being added in the next few months. In talking to customers, we know that DRS hasn’t supported some of the less common application types. Once these elements have been added to DRS we will then begin the process of decommissioning our older, legacy application services like eDRS by spring 2026. We will be reaching out to the small group of customers who use the service in the coming months. ## **What’s happening with Qualified Electronic Signatures?** Finally, we have also expanded our work on Qualified Electronic Signatures (QES), working with lenders and others in the market to ensure we can process electronically signed deeds. This technology uses long-established, well-regulated technology and promises greater flexibility and simplicity for our customers and their clients. We are encouraging customers who are able to use QES now to get in touch and help us manage the initial applications we receive. ## **Delivering faster service for everyone** I wanted to end by quoting Mark Gray, our Chief Transformation & Technology Officer: > “All these improvements are designed with one goal in mind: reducing the age of unprocessed applications and delivering faster service to our customers. By automating more processes, catching errors earlier, and streamlining our digital services, we're creating efficiencies that benefit everyone.” These changes will reduce processing times, improve application quality, and give HM Land Registry greater capacity to handle fluctuations in demand – ensuring consistent, fast service even during busy periods. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

Whilst recent media stories may have left homeowners fearing that property fraud is increasing dramatically, we can confirm that thankfully it remains relatively rare, in part due to some simple steps that people can take to protect their property. ## **What is property fraud?** Property fraud takes various forms, from bogus landlords letting out properties they do not own to a criminal stealing a property owner's identity and using it to make a fraudulent application to HM Land Registry (HMLR) to register change of ownership or a mortgage deed, for example. ## **The scale of property fraud and what we are doing about it** In 2024-25, we received 4,429,092 applications to create or update the Land Register, of which only 86 were identified as fraudulent. That’s just over 0.0019%. But, whilst the scale of attempted property fraud is relatively small, we know the impact of property fraud on the individuals concerned can be devastating. As well as continually reviewing and updating our fraud-detection methods, including ensuring all necessary documentation is provided and in order, we work in close partnership with other agencies across government and the property sector to raise awareness and help combat criminal activity. ## **Examples of frauds HM Land Registry has stopped** We received an application to transfer ownership of a bungalow with a value of £360,000 – significantly below the average for the area. The owners were notified of the application by Property Alert and, on visiting the property, discovered the locks had been changed and a For Sale sign put up. They got in touch with us, and we cancelled the application to transfer ownership. In another example, we received an application to register a £200,000 mortgage on a terraced house. But the owner – who didn’t live at the property - said they had not made a mortgage application. We immediately cancelled the application. ## **How much fraud has HM Land Registry prevented?** In the financial year 2024-25, HMLR prevented the registration of fraudulent applications against more than £59 million worth of property. Between 2020 and 2025, we prevented fraudulent applications against more than 300 properties worth over £194 million. ## **What happens if a fraud takes place?** Our state-backed guarantee (indemnity) protects homeowners whose properties are registered with HMLR, should they become a victim of registered title fraud. The scheme offers compensation – indemnity payments - if someone suffers a loss for a mistake in the register that is put right. In the financial year 2024-25, we made 4 payments totalling £398,964. It’s important to note that indemnity payments made may not relate to applications made in that same year as fraud can take time to detect, investigate and put right. ## **What can you do to safeguard your property?   ** Homeowners can also play a crucial role in combatting fraud by remaining vigilant and we encourage them to: * Register the property if it isn’t already registered. See Registering land or property for the first time for more details * Keep contact address information up to date, so we can reach you when we need to. You’ll find further information here: Update registered owners' contact address (COG1) * Sign up to our free Property Alert service. You will then receive an email each time there is significant activity on the property you are monitoring, such as if a new mortgage is taken out against it. If the activity looks suspicious, you should take action immediately. Not all alert emails will mean fraudulent activity. If you don’t think the alert email is about any suspicious activity, you don’t need to do anything. * Follow the online advice on our property fraud prevention page on GOV.UK: Protect your land and property from fraud * Consider applying to add a Counter Fraud restriction to any titles you own. This requires additional checks when you come to sell, lease or mortgage the property. See this blog for further information: Form LL – the ‘counter-fraud’ restriction ## **How to report property fraud** __ If you think you’ve been the victim of property fraud or suspect fraudulent activity in respect of your own or someone else’s property, call our dedicated property fraud line (which also offers a Welsh language service). Call us on **0300 006 7030** Monday to Friday, 8am to 4.30pm. ## **Wider government advice to guard against fraud** We work closely with various government organisations to combat fraud and amplify anti-fraud messages. Whilst our remit is to combat property fraud in the lodging of fraudulent applications for registration, we also want to help people avoid fraud of any kind – so do check out the Home Office’s advice and guidance at Stop! Think Fraud - stay ahead of scams . > ## **Summary** : > > * Property fraud is a serious issue that can have a devastating impact on people’s lives but remains relatively rare. > > * Out of more than 4.4 million applications HM Land Registry received in 2024-25 to create or update our property register, only 86 were identified as fraudulent. > > * In 2024-25, HM Land Registry paid less than £400,000 in indemnity payments relating to 4 fraud and forgery claims. > > * HM Land Registry has a number of measures in place to help combat fraud, but property owners can also take steps to protect themselves. >

This guide explains how powers of attorney work for property transactions and what HM Land Registry needs when registering property transfers. It covers different types of powers of attorney, how they're created and used, and special rules for gifts and undervalued sales. ## **What is a power of attorney?** A power of attorney is a legal document that allows someone you trust (called an "attorney") to act on your behalf. The person making the document is called the "donor". **You might need a power of attorney if:** * you become ill or injured * you lose mental capacity * you're unable to handle your affairs temporarily The attorney can make decisions about your health and welfare, or your property and money, permanently or temporarily - depending on what the document allows. ## **Types of power of attorney** There are three main types of power of attorney: Type | Duration | What it does | When it can be used | Note ---|---|---|---|--- General Power of Attorney (GPA) | Typically temporary | Gives broad authority to act on your behalf | Only while you have mental capacity | You don’t have to register a GPA Enduring Power of Attorney (EPA) | Usually permanent | Manages property and financial affairs | Can continue if you lose mental capacity | Must be registered No new EPAs can be made Lasting Power of Attorney (LPA) | Usually permanent | Two types available to manage property and finances or health and welfare | Can be used before and after losing mental capacity | Replaces EPAs Must be registered immediately **Key differences:** * General powers stop working if you lose mental capacity * Enduring powers (EPAs) continue working if already registered, but new EPAs cannot be created any more * Lasting powers (LPAs) must be registered with the Office of the Public Guardian ## **Creating and using a power of attorney** **Who can create one:** * You must be over 18 * You must have mental capacity when making the document **How they work:** * Attorneys must act in your best interests * You can add restrictions to limit what they can do * All powers of attorney end when you die * You may cancel a power of attorney anytime while you have mental capacity ## **Gifts and undervalued sales** **What attorneys cannot usually do:** * Give your property to themselves or others as gifts * Sell your property for less than market value **Limited exceptions:** Attorneys can make gifts only in specific circumstances under the Mental Capacity Act 2005, for example: * to charities you supported * to family members in certain situations **What HM Land Registry needs:** When someone wants to transfer property for free or below market value, we need proof that the transaction is allowed. If the donor still has mental capacity: * the donor themselves must sign the transfer deed If the donor lacks mental capacity: * a Court of Protection order authorising the transaction ## **More information** For detailed guidance on property transactions involving powers of attorney, see our Practice Guide 9: powers of attorney and registered land. For gift-giving guidance, visit the Office of the Public Guardian. _This guidance helps ensure property transactions using powers of attorney are properly authorised and protect vulnerable people from financial abuse._

Improving our speed of service for our customers is our main priority at HM Land Registry. You can read more about a recent milestone, and our plans to continue this progress, in our recent blog by Chief Executive and Chief Land Registrar Simon Hayes. Our people are the most crucial element to making these improvements happen. Just like a property cannot stand without a solid foundation, we can’t deliver exceptional services without our highly skilled, expert staff. While we are starting to reap the benefits of this, with more applications completed each month, land registration skills and expertise take time to build. Our expert people require sustained investment in training and development on the job as part of a long-term programme that ensures flexibility, resilience and responsiveness to an unpredictable market. This is where our award-winning Land Registration Academy comes in. ## Investing in our people: the Land Registration Academy in numbers Launched in April 2021, our Land Registration Academy recognises that we are an organisation of expert people where technical knowledge is essential for service delivery. Since launching, we have trained over 4,000 new starters or existing colleagues. * 30% were newly-recruited colleagues into the organisation * 35% of these were as a result of internal progression into higher grades, undertaking more complex activity * 35% were in-grade activity, allowing caseworkers to build on their skills and increase flexibility As well as upskilling our expert caseworkers, we have launched and implemented trainer development and career paths, recruiting around 75 technical trainers across different grades. This will transform our capacity and delivery outcomes as we invest in the technical capability of our trainers. We were delighted that we were recently recognised as one of the 57 exceptional training programmes to receive the prestigious Princess Royal Training Award this year. This is in addition to our training team winning ‘Gold’ in the UK National Contact Centre Awards last summer, reflecting the level of effort and pride we take in improving our services for our customers. Deb Hobkirk, Technical Development Lead, said: > "We’re immensely proud of how the Academy has continued to build the skills of our people, at all levels of land registration, setting up our people to be future expert technicians.  It’s also fantastic to see the hard work behind the scenes being recognised with the recent national awards. The dedication to continuous learning and improvement has been pivotal in keeping us in line with evolving demands and technological advancements." ## Training alongside automation As we invest in automating as much of our work as is practically possible, we do so to support our caseworkers in handling applications requiring expert judgement, such as multi-title applications, first registrations or lodging new leases. We know that having to wait months for an application to be completed can be frustrating, which is why training our caseworkers to work on more application types is one of the priorities in improving our speed of service. And as we introduce greater levels of automation across HM Land Registry, we can move more of our people onto the complex applications and return those to customers sooner. When training evolves alongside changing market demands, it helps our team remain adaptable, efficient and equipped to provide the highest quality service. Ultimately, the ongoing process of learning and growth directly translates into a better overall customer experience. ## **What does this mean for our customers?** As we continue to invest in the growth and development of the academy, our trainers and our learners, it’s exciting to see how these efforts translate into a better experience for our customers. Of course, just as no single factor can be attributed to the cause of our delays, there is no single solution to improving our service to the standards our customers deserve. We’ve implemented more specialist teams to focus specifically on some of our most complex applications which tend to comprise many of the oldest cases. We have enhanced our digital services to improve speed and control when submitting and managing applications and explored further automation within our services to increase processing speed. None of this progress would be possible without our customers’ unwavering support. Our service is shaped by your feedback, challenge and collaboration. This has directly led to other initiatives designed to further improve our progress which you will hear more about in the coming months as our we continue our series of updates. Please remember, we also offer a range of free training for customers, from online webinars to in person workshops. Visit the training hub for more details. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

In mid-September, we are changing the way we describe easements in title registers. ## What is changing? From 15 September 2025, HM Land Registry is improving the description of easements in title registers to ensure greater consistency, clarity and accuracy for all users. **Key points** * New standardised language for easement entries starts 15 September 2025 * No changes to application processes or evidence requirements * Existing easement entries remain unchanged and legally valid * Improved accessibility and understanding for all register users ## Why are we making this change? Land registration language can sometimes appear inconsistent, with different wording describing the same legal concepts. For easement entries, some registers currently state "the land has the benefit of any legal easements" while others read "the title includes any legal easements". This variation can create confusion for legal professionals and members of the public who rely on registers for clear, accurate information about property rights. ## What exactly is changing? **New terminology from 15 September 2025** Before: "The land has the benefit of any legal easements..." After: "The title includes any legal easements..." **Example: easement entries before and after 15 September 2025** **Before** **The land has the benefit of any legal easements** granted by the Transfer dated 5 September 2025 referred to in the Charges Register but is subject to any rights that are reserved by the said deed and affect the registered land. **After** **The title includes any legal easements** granted by the Transfer dated 15 September 2025 referred to in the Charges Register but is subject to any rights that are reserved by the said deed and affect the registered land. This change provides a clearer reflection of how easements affect specific titles and prevents potential misinterpretation. ## Enhanced qualification notes We are also standardising how we qualify easement entries with explanatory notes, making both the structure and reasoning more transparent. For example: Previous note: "The rights granted by clause 4.2 of the Transfer are included in the registration only so far as they are granted over title number NE1862." New note: "The legal easements granted by clause 4.2 of the Transfer are included in the title only so far as they are granted over title number NE1862." **Example: notes to easement entries before and after 15 September 2025** **Before  ** NOTE: The rights granted by clause 4.2 of the Transfer are included in the registration only so far as they are granted over title number NE1862. **After** NOTE: The legal easements granted by clause 4.2 of the Transfer are included in the title only so far as they are granted over title number NE1862. Since the original publication of this blog on 27 August, and following subsequent customer feedback, we have removed the wording 'and are capable of subsisting at law at the date of this grant' from the note. Instead, the note now refers to 'the legal easements', providing further clarity and streamlining the entry. We are also postponing the introduction of this change from 8 to 15 September. ## What is not changing * Application procedures: How you apply to register easements remains the same * Evidence requirements: What documentation you need to provide remains unchanged * Existing entries: Easement entries made before 15 September 2025 will not be updated (they remain legally correct) * External guidance: Our published guidance documents continue to apply and will not change ## Benefits for register users This standardisation ensures our title registers remain: * fit for purpose for modern property transactions * easy to understand for legal experts and general users alike * reliable and accurate as official records of property rights * consistent across all registered titles ## Supporting guidance and training We're publishing new internal guidance for HM Land Registry caseworkers to ensure consistent application of these standards, maintaining the reliability and accuracy of the register. ## What happens next This update follows our previous successful change to language around personal covenants (detailed in our blog post: We are simplifying the registration of personal covenants). That change was widely welcomed by customers as a significant improvement to title register consistency. We will continue identifying opportunities to enhance how we record and describe entries on title registers. ## More information about easements For comprehensive information and guidance, visit: * Practice guide 62: easements * Explaining easements – making the correct applications * How caseworkers investigate easements We welcome your feedback on this change and other improvements to title register clarity. Contact us at [email protected] to share your thoughts. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

Branislav Nenin/Shutterstock.com Two new enhancements are being added to the portal, designed to save customers’ time and provide greater clarity on the progress of their applications. It is now easier to find outstanding requisitions and the Estimated Completion Date (ECD) will soon be refined for certain types of application. These have been made in direct response to users’ needs and build on previous refinements to the ECD. ## Find outstanding requisitions Portal users are now able to see the number of applications which have unresolved requisitions against them, as soon as they sign in to the portal. A panel will be displayed at the top of the homepage, with a link to a pre-filtered View Applications page, which will just display the applications requiring action. Customers will be provided with an up-to-date number as the figure refreshes each time View Applications is accessed (or overnight, whichever is sooner). If no panel is displayed at sign-in, this means there are no applications with unresolved requisitions recorded against the user ID you have signed in with. ## A more accurate Estimated Completion Date Later this spring we will introduce an enhancement to the ECD to provide a more accurate reflection of certain types of application – namely the more complex updates to existing register titles. This will result in fewer applications showing as ‘exceeded’ and reduce the need for customers to call for progress updates. An ECD is HM Land Registry’s current projection of when 90% of cases of that type are completed. They are provided to customers to give an estimate of when their applications are likely to have been completed by. Separate ECDs will be calculated for both complex and standard executive register update applications.  The ECDs for all existing applications will also be updated. As always, customers can stay up to date with the work to enhance the portal, the Digital Registration Service and Business Gateway by checking the digital services roadmap which lists recent changes, projects being actively worked on, and ideas being explored for the future. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

I know that improving the speed of registration is our customers’ number one concern. It is the same for all of us at HM Land Registry. I am pleased to be able to say we are making real headway on this now. We’ve always kept essential services running quickly, helping people move home, or their business. But the registration that follows a sale – after people have actually moved – has taken too long. At the peak, some applications waited up to 20 months. That’s far from good enough. So, we set a goal that by March this year we would have processed 95% of applications within 12 months of their submission. We surpassed that ahead of schedule. Some applications will not finally be completed until after that if we are awaiting a response to queries or notice to third parties on the application or doing the same on an application that is ahead in priority. This reduction in overall waiting times is a big step forward and I am proud of the work that has gone in to achieve this. We are not being complacent, though. We know we still have a lot further to go. We will remain absolutely focused on the speed of our service until it is back where our customers need it to be. ## Laying the foundations for a faster, better service The combination of changes we’ve made is starting to show results. **1. Working more closely with you** We’ve been working directly with customers to understand better what you need from us and how we can find easier and faster ways of doing business together. From cutting out common errors, to shaping services and data, we’re learning from your experiences and acting on them. **2. Training and recruitment at scale** We’ve hired over 2,000 new caseworkers and launched our own Land Registration Academy to train them. It has taken time to feel the impact, but as new staff finish their training and gain further experience, we’re seeing faster progress on more applications. **3. Reshaping how we work** We’ve restructured our organisation to make sure we can respond quickly to demand in the market, such as the recent Stamp Duty Land Tax deadline, with the right expertise and the right capacity, focused always on getting things right first time. **4. Smarter use of technology** We’re investing in automation, AI and secure digital services. We are digitising local land charges faster than ever before. These changes will help reduce delays and improve accuracy across the board. All of this is helping us process more applications, reduce backlogs and build the foundations for a modern digital land registry at the heart of a reformed property market. ## What's next? We will continue our pursuit of a faster, more convenient registration service that meets your needs. I am confident in the progress we will continue to make in the coming months. As one example, we’ll keep working with you to reduce delays caused by requisitions. Starting this month, firms will receive an email with simple insights into the most common avoidable errors – and how to prevent them. Please check with the ‘responsible person’ on your HM Land Registry portal account. We’re also improving our Estimated Completion Date tool to give clearer, more accurate timelines. In February, the Minister of State for Housing and Planning Matthew Pennycook MP wrote to our Chair Neil Sachdev setting out the Government’s expectations and priorities for HM Land Registry for the coming year. You may have seen our Chair's response, outlining how we’ll meet the Minister’s expectations and what’s next for HM Land Registry, including a new Business Plan and Strategy. We’ll be publishing these shortly, covering plans to automate more of our simpler work, reduce requisitions through better digital checks, simplify our fees, and support a more streamlined, digital homebuying process. As ever, please do let me or the team have any feedback about what we are doing, and what you would like to see, using the comment section below. As we continue to improve, I hope you and your clients will continue to feel the difference more clearly in the months ahead. **Quick links – tools and support** **Expedites:** If a delay could cause real difficulty, use our fast-track service – 95% are dealt with within 10 working days. **View Applications on the portal:** Track progress and reply to requisitions directly through the portal or your case management software (requires an HM Land Registry Business e-services account). **Training:** Access free workshops and resources to help reduce avoidable errors. **Requisition data:** Use our quarterly dataset to track and manage how many requisitions you receive. **Specialist support:** For complex applications, we can provide guidance before submission. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

BushAlex/Shutterstock.com From 31 March, customers are now able to add landlord and tenant details as additional parties to applications via our Digital Registration Service. This update builds on last year's work which made it much easier for users to add additional parties to Digital Registration Service applications. All of these improvements were made with the help of conveyancers, legal professionals, and Digital Registration Service users, who continue to provide us with valuable insights and real life scenarios of how they use the service and where further enhancements could be considered to improve their experiences. These developments came from users' comments that identified they found it difficult to enter additional parties to applications, such as when a proprietor has died or a guardian is acting. Our research has shown that this results in requisitions because parties are not accounted for in panel 13 of the e-AP1. HM Land Registry processes more than 1.5 million applications each year through the Digital Registration Service, launched in 2021. Digital applications are crucial for helping HM Land Registry deliver faster registration services and automating more of our work, which minimises the risk of human error. ## Adding additional parties, landlord and tenants In addition to customers now being able to add landlord and tenant details, they can also select the capacity in which the parties are acting. It is also now possible to add representation, verify the party’s identity when prompted, and provide evidence to support an amendment, removal or addition. All this information will populate the appropriate panels of the e-AP1. Our changes ensure that names are entered correctly and allow customers to verify that names match across all the documents submitted with an application. Customers will also receive prompts to attach all necessary evidence. These enhancements should result in fewer errors and, consequently, reduce requisitions. We’d like to thank everyone who participated in the user research and testing that helped us develop the second part of this feature. ## Surfacing restrictions, lender restrictions As part of HM Land Registry’s ongoing efforts to prevent avoidable requisitions, we are developing functionality that will help ensure that when applying through the Digital Registration Service, users are alerted if there is a restriction on the title that may affect their application. To further prevent requisitions, customers will also be prompted to upload evidence of compliance with their application – in the ‘attach documents’ screen – if it is necessary. We are constantly evaluating the service and trying to enhance it to improve efficiency for both customers and HM Land Registry. Please continue to give feedback and tell us if you are having difficulty using the service in any way. Towards the end of February, we also added the ability for users to see where an application may be impacted by a lender’s restriction on the title. You can also stay up to date with the work we are doing to enhance the portal, the Digital Registration Service and Business Gateway by checking our digital services roadmap where we list recent changes, projects we are actively working on and ideas we are exploring for the future. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

GamePixel/Shutterstock.com The desire for quicker, simpler and cheaper conveyancing is driving a host of new services and infrastructure innovations. Our digital, geospatial Local Land Charges (LLC) Register and the Search for local land charges service are part of this revolution. We recognise the need to use our data more effectively to support the priorities set out by Matthew Pennycook MP, Minister of State for Housing and Planning, and we’re committed to delivering a land registry and property market that works for everyone. Here's how the LLC Programme is already advancing this aim, as we continue to deliver the most ambitious geospatial data transformation ever attempted by a UK government. ## The progress so far As a programme, we are building on our expertise. Today, a third of local authorities have migrated, a third are in active delivery, and a third are signed-up and starting work on pre-migration action plans. By 2028, all 300+ local authorities across England and Wales will have transitioned to the national LLC Register. At that time more than 26 million LLC records will be accessible online, instantly in a consistent format. The pace of LLC transformation is increasing. From January to March this year, we migrated 19 local authorities across England and Wales, making it our most successful quarter to date. We now have migrated 110 local authority datasets, bringing with it 6.5 million instantly available records. ## What does this mean for our customers? Feedback from local authorities who have migrated to the national digital register shows that our service is providing immediate and lasting benefits to local government, the property industry and beyond. With the transformation of 110 local authority LLC datasets completed so far, the length of time to receive results in these areas has reduced from days or weeks to being instantly available online in a standardised, easy-to-read format. Customers can also be availed of either a free search or an official search result for a fixed fee of £15, saving an average of £10.55 per search. Through earlier access to vital information about restrictions on property, we are reducing the number of property-buying transaction failures, saving buyers between £700 and £2,700 each time. Richer textual, geospatial records also benefit local authority departments who can self-serve, when the information is added to internal systems. Migrating the data to the national register is only the start of a local authority’s journey. With the support of our Service Performance and Integration (SPI) team, we are improving data quality standards and charge registration timeliness. This best practice work enables customers to get the high-quality service they deserve, allows innovators to harness the data’s full potential and stimulates local authority efficiencies. Our next step is to build on our success by creating more opportunities for the digitised LLC dataset to be reused, encouraging economic growth. This work supports wider Government digital obligations and ambitions and will help drive innovation within the property market. ## Unlocking our data's full potential The progress we’ve made so far has proven the LLC Programme’s capability and expertise across government. As a result, we will be working with our sponsor department, the Ministry of Housing, Communities and Local Government (MHCLG), to build on our existing work in digitising property information. We will be working with a number of local authorities to identify the best approach to open up more data and make it digital. In particular, building control and highways information which are predominantly paper-based and are known pain points in the transaction process. More details on this activity will be coming soon. ## Achieving our goals As you can tell, it’s a very busy time within the LLC Programme, and it is essential we continue to complete the work at pace without compromising data quality, or the integrity of the register. To meet our goal of completion by 2028, our team will continue to work with customers, partners and stakeholders to achieve the market transformation that will benefit us all. If you’d like to hear more updates on the LLC Programme, you can sign up to our monthly newsletter . We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

Approximately 65% of complex applications receive requisitions. This is because some points are hard to anticipate in advance and we are keen to work directly with customers to ensure everything is in place before we receive the application. Our Ask for Guidance service provides expert assistance with complex applications, help to navigate through the registry processes, and support in avoiding unnecessary errors _before_ lodging an application. Handling issues before submission saves a lot of back-and-forth later. But customers often ask: what constitutes a ‘complex application’? In this series, we look at real examples of thorny issues that our experts have resolved. Previously, we explored unique restrictions, historic charges and a caution relating to tithes. In this case, we’ll explore distribution in specie. ## The question A Professional Support Lawyer (PSL) got in touch with us asking for guidance. Their client, a company, was entering into a distribution in specie at market value; which box should they check in the consideration panel of the TR1? A distribution in specie refers to allocation of non-cash assets in their existing form - for example property, shares or equipment, as opposed to selling the assets and apportioning the cash proceeds of sale. Generally, in specie distributions are made when cash isn’t available or because allocating the physical asset would be more advantageous than distributing the cash. This specific point is something we’d want to help with via the Ask for Guidance service. It isn't covered in our practice guides, although section 4.2 of practice guide 35 deals with distributions in specie resulting from a company’s liquidation. In this case, however, the company had sufficient reserves. So, how _should_ panel 8 of the TR1 be completed? ## Our answer In these circumstances, panel 8 of the TR1 is usually completed with: “This Transfer gives effect to the payment of a dividend in specie”. It is also important to lodge evidence of the company’s power to make the transfer. This is likely to be within its articles of association, or by way of a special resolution, or by minutes of a board meeting, a copy of which should be uploaded with the application. ## What about the fee? When it comes to transfers that occur by way of dividends or distributions in specie, the fee payable depends on the circumstances. A Scale 1 fee applies if the transfer satisfies a debt in respect of a dividend due to the shareholder. To assess the correct fee, the applicant should check the minutes of the Board Meeting to confirm the exact circumstance of the distribution in specie. In other cases, such as a transfer not on sale and based on the certified value of the estate, a Scale 2 fee applies. ## Further information For more information about corporate insolvency, see our practice guide 35. To access our specialist support services, including Ask for Guidance, Application Management, Developing Estates, large-scale applications and large-scale voluntary first registrations, head to our Specialist Support Services hub on GOV.UK. ## If in doubt... This blog series is intended to show you how these kinds of applications can be handled, as well as the types of application that could be referred to our Ask for Guidance team. If you have a tricky question about a complex application that you’re about to submit, and you can’t find the answer in our practice guides, we would encourage you to use our Ask for Guidance service. If we’re able to point you to existing guidance then we will, otherwise we will walk you through your particular issue and ensure your application is ready to submit. For less complex and unusual queries, visit our training hub on GOV.UK for a wealth of guidance and resources, including our practice guides. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

Sue Burton Photography/Shutterstock.com Registering easements is an important part of HM Land Registry’s work.  If a beneficial easement cannot be included in a registration, it may well affect the value of that land and can be difficult to put right at a later date. Following on from our blog Explaining easements – making the correct applications, a senior HM Land Registry caseworker focuses on more of the practice issues we see in applications that involve easements. As well as examining common pitfalls relating to restrictions, charges and leases, he explains how to avoid mistakes where easements are concerned. We are always keen to support our customers, especially when it comes to complex elements of land registration. If there’s a particular topic you’d like us to cover, please do get in touch using the email address at the end of the article. In Explaining easements – making the correct applications, we discussed the importance of identifying, at the outset, the full extent of the land affected by the grant of an easement and making the correct applications against all affected titles. In this article, we will look at the registration requirements for easements in more detail and examine some of the issues we encounter on a regular basis. For these purposes, we’ll assume the easement fulfils the general characteristics that make it capable of being a legal easement (see our practice guide 62 for more information), and that all the required application(s) have been made as described in our previous blog. ## Initial investigation As part of our initial investigation, we look closely at the definition in the deed of the land **affected** by the easement (the servient land), including any plans referred to. Sometimes, we find that the servient land is not clearly defined. This might be because a definition is missing: for example, an easement is granted over the “Estate” but there is no specific definition of that term anywhere in the deed.  In such a case, we would have to send a requisition for the relevant definition to be added to the deed.  At other times, the definition is included but unclear. We would recommend defining the servient land by direct reference to the relevant title number(s). This removes any doubt as to the land affected, thus preventing delays and avoiding future disputes. We also commonly find the ‘Estate’ is defined to include both the land in a specified title number (of which the grantor is the proprietor) “together with any other neighbouring land owned by the grantor” or “with any additional land to be acquired by the grantor at a later date”. This creates a degree of doubt surrounding the grant. We must be clear as to the extent of the servient land over which the easement is being granted **at the date of the grant**. Such wording may therefore result in our raising a requisition or adding a note to the entry, stating that the easements are: “**included in the title only in so far as the Transferor has power to grant the same and are capable of subsisting at law at the date of the grant”.** Once we are clear as to the extent of the servient land, we investigate the register(s) of the affected title(s) to establish the grantor’s power to make the grant. ## Power to grant Three common problem areas in this respect are restrictions, charges and leases. * Restrictions The grant of an easement is a disposition by the registered proprietor. This means any restriction in the register of the grantor’s title which catches the grant of the easement must be complied with. This includes a restriction in favour of the proprietor of a registered charge. Remember that this requirement also applies to any additional registered titles over which the easement has been granted that are subject to such a restriction. This is an important point that is often overlooked, leading to a requisition. * Charges When a registered charge affects the grantor’s land, the chargee has not consented to the grant and they exercise their power of sale, the easement may be overridden. The charge does not in itself stop us registering the easement, so we won’t usually requisition for the chargee’s consent unless there is a restriction in favour of the registered chargee that catches the grant. Instead, we may register the easement but include a note to explain that the chargee’s consent did not accompany the application and that the easement may be overridden should they exercise their power of sale. For this reason, it’s important for the grantee to obtain the chargee’s consent to the grant of the easement, whether there is a restriction in favour of the registered charge on a servient title or not. * Leases If part of the land affected by the grant has previously been leased to a third party, this may also affect the power to grant.  We investigate the terms of the lease to see whether it reserved the easement to be registered.  If not, the new easement may not bind the lessee. Once again, we might include an appropriate note to reflect this in the entry we make. ## Plans Finally, a few words about plans. Easements granted are usually defined by reference to a plan, so it is important that they are clearly shown on that plan using a line, edging or tinting as appropriate. We regularly receive applications accompanied by plans that are not clear at all: for example, the colours are difficult to see and/or do not follow the underlying map detail.  This can lead to delays in processing and to requisitions. Always make sure the plans are copied in full colour, they are signed by the grantor and give them a final check to ensure the easements are clearly defined before sending your application to HM Land Registry.  A bit of time spent at this stage can certainly save a lot of time later on! ## Further information Our practice guide 62: easements provides more information on this subject. For more information about preparing plans, head to practice guide 40, supplement 2. ## **Special requests** If there’s a land registration topic you’d like us to look at, please do get in touch. Email your suggestions to the Customer Communications Team. Please note, the Communications team cannot answer any queries about live casework. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.

Ground Picture/Shutterstock.com We have made a number of key improvements to our digital services over the last year. HM Land Registry became ‘Digital by default’ in November 2022 and, drawing on feedback from customers, we continue to adapt our services to more closely meet their needs. Since July 2024 there have been approximately 8,000 daily portal users, collectively making a total of 2,100,000 visits, and just over 750,000 applications were submitted through our Digital Registration Service (DRS). In the last 6 months just under 1,300 customers have used the Business Gateway service – Business Gateway is software connected to our services through APIs (application programming interfaces) – and submitted more than 515,000 applications. A total of 88% of our applications were made digitally between July and December 2024, amounting to more than 1.9m applications in total.__ The move to digital is a crucial part of our efforts to provide a faster registration service. We made a number of enhancements to DRS during the second half of 2024. ## View Applications View Applications, which is available to all portal users, enables customers to manage their portal applications and correspondence in one place. In July we enhanced the accuracy of the Estimated Completion Date to ensure greater clarity and understanding of when a submitted application will be completed and made improvements to the filters for requisitions and warnings of cancellations within View Applications. To add further transparency to the application journey and to reflect the collaborative way many of our customers work, in November 2024 we launched a new feature which allow portal users to see requisitions responses and additional documentation which they or a colleague has submitted using the reply to requisitions feature. ## **Adding additional parties to digital applications** Previously many customers found it hard to add an additional party,  for example when a proprietor died or a guardian was acting. In response to this we made it easier to add additional parties to DRS applications.  So for those applying to transfer of whole, a transfer of part, or a transfer of charge, they are now able to add parties such as additional trustee, trustee in partnerships and various other parties. These changes mean you can review and amend the transferor fields until you are confident that all the names in your application match the register and deeds, and that everyone is accounted for. It will also reduce the need for many requisitions for name discrepancies, improving the speed at which we can complete your applications. ## Building a new registration service for Business Gateway All efforts have been on building a new registration service for Business Gateway users through a suite of new APIs to replace our existing e-DRS service (the way customers submit applications, sometimes called the e-AP1). APIs are a series of digital ‘connectors’ that link third party (or in-house) software with our services. We are building these new services using a more up-to-date and ‘lightweight’ API – moving from SOAP to REST – to ensure a better experience for both the technology developers and service users in the future. The new registration service will create a new standard for when we accept applications, validating much of the data to identify administrative errors that will need to be resolved before acceptance onto the day list. Customers who use DRS within the portal are informed of potential errors or omissions within their applications, and the new registration service will build on that to create parity for our customers and provide a single service available across both our web channel (DRS) and through our API platform to Business Gateway integrators. We’ve been working closely with those software integrators to understand their technical needs, and expect to start testing this with some early adopters from April. We will then look to roll this out to all Business Gateway customers from October 2025. Stay up to date with the work we are doing to enhance the portal, the DRS and Business Gateway by checking our Digital services road map where we list recent changes, projects we are actively working on and ideas we are exploring for the future. Read our guidance page to find out how you can use the portal to make your work quicker and easier. It also provides guidance on how to sign up for Business Gateway -enabled tools. We welcome your comments about this blog in the comments below. Please note that we are unable to discuss individual cases through the comments section and would request that all such queries be directed to our Contact Us web form where you will receive a response as soon as possible.