What Is a TR1 Form? Transfer Deed Explained

Whether you are buying a home, selling one, gifting a property to a family member or adding a partner to the ownership, one document does the legal work of moving ownership from one person to another. In England and Wales, that document is usually the TR1 form.

Most people never see a TR1 until their solicitor sends it over for signature, so it is natural to have questions. This guide explains what a TR1 form is, when it is used, what each section means and the common mistakes that can hold up registration with HM Land Registry.

What is a TR1 form?

The TR1 is HM Land Registry’s prescribed form for the transfer of the whole of a registered title. It is a deed, which means it must be signed and witnessed in a particular way to be legally valid. Once it has been completed and registered, the new owner’s name appears on the title register as the legal owner.

In the language of the form, the person handing over ownership is the transferor and the person receiving it is the transferee. You will see these terms throughout the conveyancing process, and our glossary of conveyancing terms explains many of the others you are likely to come across.

According to HM Land Registry’s guidance, a TR1 can be used to transfer the whole of the property in one or more registered titles, or a property that is being registered for the first time.

TR1 vs TP1: which form do you need?

The key word is whole. A TR1 transfers everything within a title number. If only part of the land in a title is changing hands, such as a strip of garden sold to a neighbour or a single plot on a development, a TP1 (transfer of part) is used instead.

This is why buyers of new homes often sign a TP1 rather than a TR1, because the developer is carving each plot out of a larger site title. If you are buying on a new development, our new build conveyancing solicitors will confirm which form applies.

When is a TR1 form used?

A TR1 form is used in most transactions where the whole of a registered property changes hands, including:

• A standard sale and purchase. The seller’s solicitor approves the transfer and the seller signs it before completion. Our team handles this routinely for clients selling a property and those using our solicitors for buying a house.
• A transfer of equity. Adding someone to the title or removing a name, for example after marriage, separation or transfer of equity during divorce. Our guide to what a transfer of equity is explains the process in more detail.
• Gifting a property. Parents passing a home to their children, or other family property transfers, where panel 8 records the transfer as a gift.
• Selling a property from an estate. Executors with a grant of probate sign as transferors when selling an inherited property.

What is in a TR1 form? A panel-by-panel guide

The TR1 is only a few pages long, but each panel has legal consequences. Here is what the main sections cover.

Two panels deserve particular attention.

Panel 9: title guarantee. A full title guarantee is a promise that, to the seller’s knowledge, there are no mortgages, rights or other interests affecting the property beyond those already disclosed. A limited title guarantee is narrower, and is often given by executors who have never lived in the property. These promises continue to bind the seller after completion.

Panel 10: declaration of trust. Where two or more people are buying together, this panel records whether they will be joint tenants or tenants in common. It is one of the most important decisions in the whole transaction, so read our guide to joint tenants vs tenants in common before you sign. If you are contributing different amounts, you may also need a separate declaration of trust for unequal shares.

Panel 11 is where new obligations can be created, such as a buyer agreeing to observe existing restrictions on the land. Our guide to property covenants in England explains why these matter long after you move in.

Who signs the TR1 form and how?

Every transferor must sign the TR1 as a deed in the presence of a witness. If panels 10 or 11 have been completed, the transferees must sign too, which is common when joint buyers are declaring how they will own the property.

The witness should be independent and must not be a party to the transfer. HM Land Registry advises that, although a spouse or partner who is not a party can technically act as a witness, this is best avoided. The date in panel 3 is left blank until completion, at which point your solicitor dates the deed.

What happens after the TR1 is signed?

Your solicitor holds the signed transfer until completion day. Once the purchase money has changed hands, the buyer’s solicitor dates the TR1 and sends it to HM Land Registry with:

• Form AP1, the application to change the register
• The Stamp Duty Land Tax certificate, where SDLT is payable (see our guide to residential property stamp duty)
• Evidence of identity for anyone not represented by a conveyancer
• The Land Registry registration fee

When registration is complete, the title register is updated to show the new owner. That updated register, together with the title plan, is what most people now mean by the title deeds to a property.

Common TR1 mistakes that cause delays

A rejected or queried TR1 can delay registration by weeks. The issues we see most often are:

1. Names that do not match the register. A name change through marriage or deed poll needs supporting evidence.
2. The wrong form. Using a TR1 when only part of the title is being transferred.
3. A blank panel 10. If joint buyers do not complete it, or lodge a separate form JO, the Land Registry enters a restriction by default.
4. Problems with the witness. A missing address, a witness who is also a party, or a signature that was not properly witnessed.
5. Missing consents. Restrictions on the register or the consent of an existing lender need dealing with before registration.
6. Overlooking stamp duty. On a transfer of equity, taking on a share of the mortgage can count as payment, so SDLT may be due even where no money changes hands.

Can I complete a TR1 form myself?

You can download a TR1 from GOV.UK and complete it without a solicitor, but HM Land Registry is clear that its help is limited and it cannot give legal advice. If there is a mortgage, the lender is likely to insist that a solicitor or licensed conveyancer acts. Our article on whether self-conveyancing is a viable option sets out the risks, and transfer deeds are also a target for criminals, so it is worth knowing how to protect yourself from property fraud.

TR1 form FAQs

Is a TR1 form the same as the title deeds? No. The TR1 is the deed that transfers ownership. The title deeds are the record of ownership held by HM Land Registry, which the TR1 is used to update.

Where can I get a TR1 form? The current version is available free from the GOV.UK website. Always use the latest version, as older versions may be rejected.

Do I need a TR1 to remove someone from the ownership? Yes. Removing a name is a transfer of equity, which uses a TR1 and usually needs the consent of any mortgage lender.

How long does Land Registry take to register a TR1? Times vary with the complexity of the application. HM Land Registry publishes its current processing times on GOV.UK, and your solicitor can track the application for you.

How Gorvins Residential can help

Our conveyancing solicitors prepare, check and register TR1 transfers every day, whether you are buying, selling or changing the names on your title. If you need help with a transfer of equity or any other property transfer, call our team on 0161 930 5350, email Enquiries@gorvinsresi.com or contact us online for a fixed fee quote.