Title Information Form: What Sellers Need to Know
When you sell a property in England and Wales, your solicitor prepares a title information form that summarises the legal details of your ownership. This document is a key part of the contract pack sent to the buyer's solicitor, and any issues it reveals can affect the speed and success of your sale. This guide explains what the form contains, how it is prepared, and what to do if problems come up.
What you need to know
The title information form is a document your solicitor prepares that summarises your property's legal title based on Land Registry records. It covers ownership details, charges, covenants, easements, and restrictions. The buyer's solicitor uses it to understand what they are buying and to raise any queries before exchange of contracts.
- Your solicitor prepares the title information form using official copies of the title register and title plan from HM Land Registry.
- The form summarises ownership details, charges, restrictive covenants, easements, and any restrictions on the title.
- Common title issues -- such as old charges, missing easements, or boundary discrepancies -- should be identified and resolved early to avoid delays.
- The title register records legal ownership and interests, while the title plan shows the extent of the land on a map.
- Getting your title reviewed at the start of the process can prevent problems that derail sales later on.
Pine handles the legal prep so you don't have to.
Check your sale readinessBefore your property goes on the market, your solicitor needs to establish the legal position of your title. The title information form is the document that pulls all of this together -- it tells the buyer's solicitor exactly what the legal title looks like, what interests affect it, and whether there is anything that needs to be addressed before the sale can complete.
For many sellers, this form is something that happens entirely in the background. Your solicitor prepares it, includes it in the contract pack, and the buyer's solicitor reviews it as part of their due diligence. But understanding what it contains helps you anticipate questions your solicitor might ask and, more importantly, spot issues that could slow down your sale.
If you are still getting to grips with the conveyancing process as a whole, our guide on what your solicitor actually does provides a broader overview of every step your solicitor handles on your behalf.
What the title information form is
The title information form is a structured summary of your property's legal title. It is prepared by your solicitor (the seller's solicitor) and sent to the buyer's solicitor as part of the pre-contract pack alongside the draft contract, the property information forms, and any supporting documents.
The form draws on the official title register and title plan held by HM Land Registry. For registered properties (around 87% of land in England and Wales), these documents provide a comprehensive record of ownership, charges, and legal interests. Your solicitor reviews these records, identifies anything noteworthy, and presents the information in a format that the buyer's solicitor can work with.
The purpose of the form is to give the buyer's solicitor a clear and honest picture of the title before they commit their client to the purchase. It allows them to identify potential problems early, raise enquiries, and -- if necessary -- negotiate solutions before exchange of contracts.
What the title information form contains
The exact format varies between solicitors, but the title information form typically covers the following areas. Each one corresponds to information recorded on the official title register or revealed by the title plan.
| Section | What it covers | Why it matters to the buyer |
|---|---|---|
| Property description | The postal address and a description of the land and buildings included in the title | Confirms the buyer is purchasing the correct property and that the description matches what they have seen |
| Title number | The unique reference number assigned by HM Land Registry to the registered title | Allows the buyer's solicitor to verify the title independently and order their own searches |
| Ownership details | The names of the registered proprietors (owners) and the class of title (absolute, qualified, or possessory) | Confirms who has the legal right to sell and whether the title offers full protection |
| Charges and mortgages | Any mortgages, legal charges, or financial interests registered against the property | The buyer needs to know that all charges will be cleared on or before completion |
| Restrictive covenants | Obligations that restrict how the property can be used (e.g. no business use, no further building without consent) | The buyer needs to know what they can and cannot do with the property after purchase |
| Easements and rights | Rights benefiting the property (e.g. a right of way over neighbouring land) or burdening it (e.g. a neighbour's right to cross your land) | Easements affect how the property can be used and accessed, and may affect its value |
| Restrictions on the register | Any restrictions on the owner's ability to deal with the property (e.g. a Form A restriction requiring two trustees to give a receipt) | Restrictions may affect how the sale can proceed and what consents are needed |
| Notices and other entries | Any other entries on the register, such as home rights notices, unilateral notices, or agreed notices | These may indicate third-party interests that need to be dealt with before or at completion |
Your solicitor will also note any discrepancies or concerns they have identified -- for example, if the property description on the register does not match the physical property, or if there is a charge on the register that appears to relate to a mortgage you paid off years ago.
How your solicitor prepares the title information form
Preparing the title information form is one of the first tasks your solicitor undertakes when you instruct them to act on your sale. The process typically follows these steps:
- Ordering official copies: Your solicitor orders official copies of the title register and title plan from HM Land Registry. These cost £7 each and can be obtained electronically within minutes. If your property has more than one registered title (for example, if the garage or garden has a separate title number), they will order copies for each one.
- Reviewing the title register: Your solicitor reads through the register entry by entry, checking that the ownership details are correct and identifying any charges, covenants, easements, restrictions, or other matters that need to be reported to the buyer's solicitor.
- Reviewing the title plan: Your solicitor checks the title plan to confirm that the extent of the land shown on the plan matches the physical boundaries of the property. If there are any discrepancies -- for example, an extension that appears to extend beyond the title boundary -- they will raise this with you.
- Obtaining additional documents: If the title register refers to documents that are not set out in full (for example, a transfer deed that contains restrictive covenants), your solicitor may need to obtain copies of those documents from the Land Registry to provide to the buyer's solicitor.
- Checking for outstanding charges: Your solicitor contacts your mortgage lender to confirm the outstanding balance and ensure the charge can be redeemed on completion. If there are old charges on the register from lenders you no longer owe money to, they will need to arrange for those to be removed.
- Compiling the form: Once the review is complete, your solicitor compiles the title information form and includes it in the contract pack alongside the draft contract, the TA6 property information form, the TA10 fittings and contents form, and any other required documents.
For a full list of everything that goes into the contract pack, see our conveyancing checklist for sellers.
Common title issues that come up
When your solicitor reviews the title, they may find issues that need to be resolved or at least disclosed to the buyer. Some are straightforward to fix; others can be more involved. The table below sets out the most common title problems and how they are typically dealt with.
| Title issue | What it means | How it is typically resolved |
|---|---|---|
| Old charges not removed | A mortgage or legal charge from a lender you have already paid off still appears on the title register | Your solicitor contacts the former lender to obtain a discharge (Form DS1) and applies to the Land Registry to remove the entry. If the lender no longer exists, alternative evidence of repayment may be needed. |
| Restrictive covenants | The title includes covenants that restrict how the property can be used -- for example, a covenant prohibiting building without the consent of a neighbouring landowner | If the covenant has been breached (e.g. an extension was built without obtaining consent), your solicitor may recommend indemnity insurance to protect the buyer against the risk of enforcement. The cost is typically modest -- often under £100. |
| Missing or unclear easements | The property benefits from an access route, drainage pipe, or other right that is not properly recorded on the title register | Your solicitor may apply to the Land Registry to note the easement, or obtain indemnity insurance. If the easement is essential (e.g. the only access to the property crosses a neighbour's land), a formal legal agreement may be needed. |
| Boundary discrepancies | The title plan does not accurately reflect the physical boundaries of the property -- for example, a fence line differs from the boundary shown on the plan | Minor discrepancies are common because Land Registry title plans show general boundaries only. Your solicitor may note the discrepancy in the title information form and, if necessary, obtain a statutory declaration or indemnity insurance. |
| Possessory title | The property was registered with possessory title (rather than absolute title) because the original deeds were not available at the time of registration | If more than 12 years have passed since registration without any adverse claim, your solicitor can apply to upgrade the title to absolute. Otherwise, indemnity insurance may be needed to satisfy the buyer's lender. |
| Entries relating to deceased co-owners | A former joint owner who has died is still named on the title register | Your solicitor applies to the Land Registry with a certified copy of the death certificate (and, for tenants in common, a grant of probate or letters of administration) to update the register. |
| Home rights notices | A spouse or civil partner who is not a registered owner has entered a home rights notice on the register, protecting their right to occupy the property | The notice must be removed before completion. The person who entered it signs a withdrawal form (Form RX3), which your solicitor submits to the Land Registry. |
If your title deeds are missing entirely -- particularly for unregistered land -- the process is more involved but still manageable. Our guide on missing title deeds and how to sell covers the options available to you.
What to do about title problems
If your solicitor identifies a title problem, the most important thing is not to panic. Most title issues are routine, and experienced conveyancing solicitors deal with them regularly. Here is how the process typically works:
- Your solicitor flags the issue: They will explain what the problem is and how it might affect the sale.
- They recommend a solution: Depending on the issue, this might be an application to the Land Registry to correct the register, an indemnity insurance policy to cover the risk, a statutory declaration from you or a neighbour, or (in rare cases) a court application.
- You provide any information needed: Your solicitor may need documents from you -- for example, evidence that a mortgage was repaid, a building regulations completion certificate, or confirmation about how long you have occupied the property.
- The issue is disclosed or resolved: Your solicitor either resolves the problem before sending the contract pack, or discloses it in the title information form and provides the buyer's solicitor with the relevant documentation or insurance policy.
The key is to deal with title issues at the earliest possible stage. If problems are left until the buyer's solicitor discovers them through their own searches and enquiries, it can cause significant delays and, in some cases, lead to the buyer pulling out of the sale altogether.
Title register vs title plan
To properly understand the title information form, it helps to know the difference between the two key Land Registry documents that underpin it.
The title register is a text document divided into three parts:
- Property register (Part A): Describes the land included in the title, notes whether it is freehold or leasehold, and records any rights benefiting the property (such as easements or rights of way).
- Proprietorship register (Part B): Names the registered owner(s), states the class of title, and records any restrictions on the owner's ability to deal with the property.
- Charges register (Part C): Lists any charges (mortgages), restrictive covenants, and other burdens affecting the property.
The title plan is a map based on Ordnance Survey data. It shows the general extent of the land included in the title, edged in red. The boundary shown is a general boundary only -- it does not determine the exact legal boundary line. This is an important distinction because many boundary disputes arise from the assumption that the title plan shows a precise boundary, when in fact it shows only an approximate one.
Both documents are available to anyone for £7 each through the HM Land Registry online service. For a more detailed look at what Land Registry searches reveal, see our guide on Land Registry searches explained.
How title information affects the sale timeline
The title information form sits right at the start of the conveyancing process, and the issues it reveals can have a direct impact on how quickly your sale progresses. Here is how title matters typically affect the timeline:
- Clean title, no issues: If the title register shows a straightforward ownership with absolute title, no unusual covenants, and no problematic entries, the title information form is completed quickly and the contract pack can be sent out within days of instruction. This is the ideal scenario.
- Minor issues requiring disclosure: If there are restrictive covenants or easements that need to be explained but not resolved, your solicitor notes them in the form and prepares any supporting information. This might add a few days to the preparation time.
- Issues requiring Land Registry applications: If an old charge needs to be removed or a title needs to be upgraded, your solicitor must apply to the Land Registry. Processing times vary, but straightforward applications can take four to six weeks. During busy periods, it can be longer.
- Issues requiring indemnity insurance: Where a problem cannot be resolved directly (for example, an old covenant breach that is too historic to rectify), your solicitor arranges indemnity insurance. This is usually quick -- policies can often be obtained within a day or two.
- Serious title defects: In rare cases, a fundamental problem with the title (such as a disputed boundary or a competing claim to ownership) can delay the sale significantly or make it difficult to proceed at all. These situations require specialist legal advice.
The message for sellers is clear: the sooner your solicitor reviews the title, the sooner any issues can be identified and dealt with.Instructing a solicitor early -- ideally before you list the property -- gives you the best chance of a smooth, timely sale. For the full picture on conveyancing timelines, see our guide on how long conveyancing takes.
The role of the transfer deed
The title information form and the transfer deed (the TR1) are closely related but serve different purposes. The title information form describes the current state of the title before the sale. The TR1, by contrast, is the legal document that actually transfers ownership from you to the buyer on completion.
The buyer's solicitor uses the information in the title information form to draft the TR1. For example, the title number, the property description, and the names of the registered owners all feed directly into the transfer deed. Any issues identified in the title information form must be resolved before the TR1 is finalised and signed. For a full explanation of the transfer process, see our guide on the transfer of ownership process.
How Pine can help you prepare
One of the biggest causes of conveyancing delays is sellers starting the legal preparation only after they have accepted an offer. By that point, every day counts -- and discovering a title issue six weeks into the process can push completion back by months or cause the sale to collapse entirely.
Pine helps you get ahead by starting the legal preparation early. We help sellers complete their property information forms, order searches at near-trade prices, and build a solicitor-ready legal pack before listing. When your solicitor receives the official title documents and starts preparing the title information form, having the rest of the contract pack already in order means fewer bottlenecks and a faster path to exchange.
Getting sale-ready upfront does not just save time -- it shows buyers and their solicitors that you are a serious, well-prepared seller. That confidence can make the difference between a sale that completes on schedule and one that drags on for months.
Sources and further reading
- HM Land Registry -- Official title registration and property information services (gov.uk)
- HM Land Registry -- Official copies of register entries (Form OC1) (gov.uk)
- HM Land Registry -- Registration services fees (gov.uk, updated 2024)
- HM Land Registry -- Title plans: practice guide (gov.uk)
- The Law Society -- Conveyancing Protocol and property transaction guidance (lawsociety.org.uk)
- Legislation.gov.uk -- Land Registration Act 2002 (legislation.gov.uk)
- Gov.uk -- Search property information from HM Land Registry (gov.uk)
Frequently asked questions
What is the title information form in conveyancing?
The title information form is a document your solicitor prepares at the start of the conveyancing process that summarises the key details of your property's legal title. It draws on the official title register and title plan held by HM Land Registry, along with any additional title deeds or documents your solicitor holds. The form is sent to the buyer's solicitor as part of the contract pack, giving them a clear picture of what they are buying and any matters that affect the title.
Who prepares the title information form -- the seller or the solicitor?
Your solicitor prepares the title information form on your behalf. They obtain official copies of the title register and title plan from HM Land Registry, review them for any issues, and compile the information into a structured summary. You do not need to fill out the form yourself, although your solicitor may ask you questions about specific matters noted on the title, such as whether you are aware of any boundary disputes or breaches of restrictive covenants.
How is the title information form different from the TA6 property information form?
The TA6 is a questionnaire that you, the seller, fill in with factual information about the property -- things like boundaries, disputes, alterations, and services. The title information form, by contrast, is a legal summary prepared by your solicitor based on the official Land Registry records. The TA6 captures what you know about the property from living there, while the title information form captures what the Land Registry records show about ownership, charges, and legal interests affecting the title.
What does the title information form contain?
The form typically includes the title number, the property description, the names of the registered owners, the class of title (such as absolute or possessory), any mortgages or charges registered against the property, restrictive covenants, easements, and any restrictions on the register. It also notes whether the title is freehold or leasehold, and highlights anything unusual about the title that the buyer's solicitor needs to investigate further.
What happens if there is a problem on my title register?
If your solicitor identifies a problem on the title register, they will raise it with you and discuss options for resolving it before the contract pack is sent to the buyer. Common issues include old charges that were never removed, missing easements, or restrictive covenants that may have been breached. In many cases, the problem can be resolved by applying to the Land Registry to update the register, obtaining indemnity insurance, or providing statutory declarations. Your solicitor will advise on the best approach for your situation.
Can title issues delay my house sale?
Yes, unresolved title issues are one of the most common causes of conveyancing delays. If the buyer's solicitor raises enquiries about a problem noted in the title information form, your solicitor must investigate and provide a satisfactory answer before the buyer will exchange contracts. Issues like missing easements, unremoved charges, or boundary discrepancies can add weeks to the timeline if they are not identified and addressed early. This is why it pays to have your solicitor review the title thoroughly at the outset.
What is the difference between the title register and the title plan?
The title register is a text document that records who owns the property, the class of title, any mortgages or charges, restrictive covenants, easements, and restrictions on dealings. The title plan is a map based on Ordnance Survey data that shows the general position and extent of the land included in the title. Both are held by HM Land Registry and together they form the official record of a registered property. Your solicitor uses both documents to prepare the title information form.
What is possessory title and does it affect my sale?
Possessory title is a class of title granted by the Land Registry when the applicant cannot produce the original title deeds -- for example, because they were lost or destroyed. It gives weaker protection than absolute title because it does not guarantee against claims from someone who may have had a prior interest in the land. Possessory title can make a sale more difficult, as the buyer's solicitor and mortgage lender may require indemnity insurance to cover the risk. After 12 years of unchallenged possession, you can apply to upgrade possessory title to absolute title.
Do I need to provide original title deeds when selling?
If your property is registered with the Land Registry (as most are), you do not need to provide original title deeds. Your solicitor obtains official copies of the title register and title plan directly from the Land Registry, and these serve as proof of ownership. If your property is unregistered, your solicitor will need the original deeds to establish your chain of ownership. If you have a mortgage, your lender usually holds the deeds and will release them to your solicitor when instructed.
How much does it cost to get official copies of the title register?
Official copies of the title register and title plan cost £7 each when ordered through the HM Land Registry online portal, or £7 per document by post. Most sellers need both documents, so the typical cost is £14 in total. Your solicitor orders these as part of the conveyancing process, and the cost is usually included in their disbursements. You can also order copies yourself through the GOV.UK website if you want to review your title before instructing a solicitor.
Related guides
View allLegal Forms
Stamp Duty Calculator
Calculate SDLT, LBTT, or LTT for your next purchase — updated for 2026 rates.