Title Deeds Explained: What They Are & How to Get a Copy

Ask most homeowners where their title deeds are and you will get a mix of answers: in a drawer, with the bank, with the solicitor who handled the purchase, or simply “I have no idea”. The good news is that for most properties in England and Wales, the answer matters far less than it once did.

This guide explains what title deeds are, what they show, who holds them today, how to get a copy and what to do if your deeds have been lost.

What are title deeds?

Title deeds are the documents that prove who owns a property and set out the rights and obligations attached to it. Traditionally they were a bundle of paper: old conveyances, mortgages, plans and agreements, sometimes stretching back well over a century.

Today, for a registered property, the legal proof of ownership is the electronic record held by HM Land Registry. When people talk about their “title deeds” now, they usually mean two documents:

• The title register, which records who owns the property and what affects it
• The title plan, which shows the location and general boundaries

According to GOV.UK, HM Land Registry holds records about most property or land sold in England or Wales since 1993.

What do title deeds show?

The title register is divided into three sections, each with a different job.

The charges register is where you will find details of anything that limits how you can use the property. Our guide to property covenants in England explains why these restrictions are so important when you are buying.

The title plan shows the general boundaries of the property edged in red. It is not an exact survey, so it will not settle the precise position of a fence or hedge. If you are unsure whether you own the freehold or a lease, our guide to the difference between freehold and leasehold is a helpful starting point.

Who holds the title deeds?

For a registered property, nobody needs to hold the original paper deeds for ownership to be proved, because the Land Registry record is the definitive version. You will not receive a paper certificate when you buy a home.

In the past, mortgage lenders often kept the deeds as security until the loan was repaid. Many have since returned them to owners or no longer store them. Original paper deeds may still be with you, your lender, the solicitor who acted on your purchase, or a previous owner.

It is still worth keeping any old paper deeds you have. They can contain the full wording of covenants, older plans and agreements that are only referred to on the register.

How to get a copy of your title deeds

You can download copies of the title register and title plan for most registered properties from the GOV.UK Search for land and property information service. The current HM Land Registry fees are:

An online copy is fine for checking ownership or reviewing covenants. An official copy, ordered on form OC1, is needed where you have to prove ownership formally, for example in a court case. Documents referred to in the register, such as an old conveyance or a lease, can be ordered separately on form OC2.

Be wary of websites that charge much more than the official fees for the same documents. HM Land Registry is a government department, so the genuine service is always on a gov.uk web address.

What if the property is unregistered?

A minority of properties in England and Wales have never been registered, usually because they have not been sold or mortgaged for many years. For these homes, the paper deeds are the only proof of ownership, so keeping them safe really matters.

An unregistered property must be registered when it is next sold. Registering voluntarily before then can make a future sale quicker and gives the owner stronger protection against fraud. This is common when someone is selling an inherited property that a relative owned for decades.

What to do if your title deeds are lost

If the property is registered, losing the paper deeds is rarely a problem. The Land Registry record proves ownership, and you can download a fresh copy at any time.

If the property is unregistered, lost deeds are more serious. A conveyancing solicitor will try to trace them through former lenders and solicitors. If they cannot be found, the title may need to be reconstructed using statutory declarations and other evidence, and the Land Registry may grant a lesser class of title at first. Missing evidence of rights or covenants can sometimes be dealt with using an indemnity insurance policy, so the sale can still go ahead.

How title deeds are used in conveyancing

Title deeds sit at the heart of every sale and purchase:

1. The seller’s solicitor obtains official copies of the register and title plan for the contract pack. This is one of the first tasks covered in what a conveyancer does for the seller.
2. The buyer’s solicitor investigates the title, checks for restrictions, covenants and missing rights, and raises enquiries. This is a core part of what a conveyancing solicitor does for the buyer, alongside the conveyancing searches.
3. On a leasehold property, the lease itself is a key title document. It sets out the remaining term, ground rent and service charges, which is why lease extensions can affect value so much.
4. After completion, the buyer’s solicitor sends a signed transfer deed, usually a TR1 form, to the Land Registry so the register shows the new owner.

How to protect your title deeds from fraud

Because ownership is now recorded electronically, fraudsters target the register rather than the paper. Properties that are empty, rented out or owned without a mortgage are most at risk.

HM Land Registry offers a free Property Alert service that emails you if someone applies to change the register of a property you are monitoring. Owners who do not live at the property can also ask for an anti-fraud restriction. Our guide on how to protect yourself from property fraud explains both options.

Title deeds FAQs

Do I get the title deeds when I buy a house? Not in paper form. Once your purchase is registered, your solicitor will send you a copy of the updated title register showing you as the owner.

Are title deeds proof of ownership? For registered land, the title register is the proof of ownership. For unregistered land, the original paper deeds are.

Can I find out who owns a property? Yes. For most registered properties, you can download the title register for £7, which shows the owner’s name.

Should I keep my old paper deeds? Yes. They may hold detail about covenants, boundaries or rights that is not repeated in full on the register.

Speak to our conveyancing solicitors

If you have questions about your title deeds, a problem on the register or lost paperwork ahead of a sale, our team can help. We act for clients across Greater Manchester and the North West and throughout England and Wales. Call us on 0161 930 5350, email Enquiries@gorvinsresi.com or get in touch online.