Land registration

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Land Registration Act 2002

Land registration in England and Wales is governed by the Land Registration Act 2002 (LRA 2002) which aims to build on the earlier Land Registration Act 1925 in order to establish a complete system of registration of title to land and buildings in England and Wales which is reliable, simple and economical to use. The intention is for the register to be a complete and accurate reflection of the state of the title to property at any given time. It also provides a framework to facilitate the introduction of a system of electronic conveyancing.

The practical application of LRA 2002 is principally governed by the Land Registration Rules 2003 (LRR 2003), SI 2003/1417.

The title register

LRA 2002 provides that HM Land Registry is to continue to maintain a register of title to land in England and Wales. The register for each individual title consists of a property and proprietorship register and, if necessary, a charges register.

Each property is awarded a class of title (absolute, qualified, possessory or good leasehold) based on the quality of title submitted to HM Land

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Latest Property News

HM Land Registry updates Practice Guide 30 and form ACD

HM Land Registry (HMLR) has updated Practice Guide 30—Approval of mortgage documentation. Section 3 has been amended to reflect that only one copy of a mortgage deed needs to be sent to HMLR's Commercial Arrangements Section for approval. Application form ACD has also been updated to reflect this change, with the associated guidance note removed.

Property weekly highlights—28 August 2025

This week's edition of Property weekly highlights includes: cases on the Electronic Communications Code and HMO offences and an update from HMLR on the registration of easements.

Rent repayment orders and ‘person managing’ (Global 100 v Ross and others)

Local Government analysis: This was an appeal to the Upper Tribunal (Lands Chamber) by Global 100 (G100) against a decision of the First- Tier Tribunal (FTT) granting the respondent property guardian’s application for rent repayment orders (RROs) under section 43 of the Housing and Planning Act 2016 (HPA 2016). The London Borough of Haringey entered into an agreement with the company GGM in respect of a property it owned for live-in property guardianship services. GGM then granted permission for Global 100 (G100), a related company, to grant licences for live-in guardians, including the respondents to the appeal. The Local Authority did not receive any payment from the respondents but only a monthly consideration from GGM. The respondents applied to the FTT for RROs asserting G100 had committed an offence under section 72(1) of the Housing Act 2004 (HA 2004) by being in control or managing an HMO which ought to have been licensed. G100 tried to argue that Haringey was the ‘person managing’ under HA 2004, s 263(3)(b). The FTT accepted the agreement between Haringey and GGM was a licence and not a lease and that G100 was not the owner or the property and that but for this agreement Haringey would have received payments from the respondents. However, FTT held that the arrangement was not one ‘by virtue of which’ GGM received the payments and as it was G100, the FTT determined that the Haringey was not the ‘person managing’. The Upper Tribunal dismissed Global 100’s appeal and held that the FTT had not erred in law in concluding that Haringey was not the ‘person managing’ a property for the purposes of HA 2004, s 263(3)(b) and HA 2004, Sch 14, para 2. Haringey had entered into an agreement with GGM which permitted it to use the property for live-in guardianship services in exchange for monthly consideration. GGM then permitted a connected Global 100 to grant licences to property guardians in exchange for a fee. The Upper Tribunal held the FTT has not erred as there was no evidential basis for concluding that Haringey received any moneys from the occupiers ‘by virtue of’ the arrangement. Written by Tim Baldwin, barrister, Garden Court Chambers.

Welsh Government publishes guidance on fire safety remediation of residential buildings

The Welsh Government has published guidance on the requirements for remediation projects addressing internal and external fire safety risks in residential buildings that are 11 metres high and above in Wales. The guidance sets out expectations for those responsible for remediation projects, emphasising that residents’ needs must remain central throughout the process, regardless of who is delivering the project or how it is funded. It details specific requirements, including clearly defining responsibilities, maintaining regular communication with residents, and taking steps to minimise disruption during remedial works. The guidance is informed by the Safer Buildings in Wales White Paper and independent research.

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