Understanding & Reading Land Registry Plans

3rd September 2021
Harrison Price

From time to time, we get asked questions about the plans we prepare for Land Registry submission and have a list of our most frequent queries and their answers. Understanding the drawings is crucial and having the ability to read them easily will help you.

What do the colours mean on a land registry plan?

A Land Registry plan can have a multitude of different colours, hatchings and shapes on it and each coloured or hatched element will have its own meaning.

Typically, the coloured line relating to the title or the property will be outlined in red. This shows the entire demise relating to a particular property. When looking at a Land Registry plan of a detached house, it’s likely that there will only be this red line of demise. Similarly, if you have a plan for an apartment in a block, you may see a few different features or areas outlined such as communal areas, bike stores, parking spaces, refuse areas and restricted parts to name a few – all parts that you would expect to find described in the written lease.

Each coloured part will be marked in the legend or key on the plan and will be referenced in a lease (if the drawing is a lease plan). For example, the plan below shows 6 coloured parts that relate to 6 corresponding parts within the written lease that accompanies it. It is not always necessary to outline each and every part but it is good practice to mark the parts that need to be shown that relate to the subject property to avoid confusion.

Land Registry compliant lease plan example

What is a title plan on Land Registry?

When a property is registered, a title register and a title plan is prepared. The plan shows the property in relation to the surrounding area and each title plan is stored in the Land Registry’s computer system under a title number which is unique to that property.

A title plan shows:

  • the title number of the land
  • The land included in the title which is normally edged in red.
  • The scale of the plan
Land Registry Title Plan Example

What are the title plans that Harpr Surveyors offers?

Similar to the title plans offered by the Land Registry, our plans include the red edged land in the title and a scale but we attend the site to get the necessary data to ensure that the red line is in the correct place.

Our plans can also be used to split land, incorporate titles and show boundaries. You can learn more about our Land Registry compliant plans here.

Harpr Surveyors Title Plan example

How accurate are Land Registry plans?

All of the Land Registry compliant plans we compile are drawn to an excellent level of accuracy. This means that all walls, windows, doors, fixtures and boundaries are drawn to scale and have an accuracy of 99.9% over a 100m scaled distance – this is to allow for a slight tolerance.

Our diligence and high expectation means we can deliver a product that is not only accurate but acceptable for submission. 

How to get Land Registry plans?

Our plans start from as little as £149 and booking one in couldn’t be easier. Simply contact us by email or phone to discuss your needs or book your appointment in with us quickly using our online form where we can capture all the necessary information including any uploaded documents you need to share with us.

With a simple site visit to your property, we can get the necessary measurements and return your plan as quick as 24 hours later.

Need a Land Registry compliant plan?

Are architect plans Land Registry compliant?

Quick answer is no but they could be with some modifications to conform with the guidelines from the Land Registry. If you have a set of architectural plans and require them to be Land Registry compliant, depending on the format you have, we can use them as a foundation to create your final set of plans.

We would require the CAD file of the property in either DWG or DXF format, both of these file types are accepted in the file upload section of our booking form. We can also use PDF versions of the plan to aid our surveyor on site too.

What is a flying freehold?

A flying freehold is a term used to describe a freehold that overhangs another freehold. Typical situations include a portion of the first floor above a shared passageway or a bow window that extends over a public footpath.

Flying freehold are clearly shown on our plans and where necessary, described for greater comprehension.

Flying Freehold

What is a creeping freehold?

In contrast to a flying freehold, a creeping freehold is a freehold that lies underneath another freehold. Creeping freeholds can be found typically in coach houses where the space underneath the property.

Land Registry plans can be a minefield and we at Harpr Surveyors are here to help, if you have any questions that we haven’t answered or want to discuss a property of yours, you can contact us by phone or email. Alternatively, leave a comment below.

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About Harpr Surveyors

We provide accurate floor plans, scale plans, HM Land Registry compliant lease plans, EPCs and retrofit assessments in accordance with PAS 2035 to estate agents, conveyancing solicitors and the public. We pride ourselves in the quality of our products.

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Manobier, Fore Street, Nanpean, St. Austell, Cornwall, PL26 7YE

07837 800263