First Registration Solicitors

Although the majority of properties in England and Wales are now registered with HM Land Registry, thousands remain unregistered, often because they’ve been owned by the same family or entity for decades, with no change of ownership that would trigger registration.

If your property falls into this category, now is the time to take action. Registering your land or property ensures clarity over ownership, reduces the risk of future disputes, and provides legal protection in an increasingly digital property landscape.

At Rowlinsons Solicitors, our specialist conveyancing team regularly assists clients with first registration of unregistered land or property. Whether you’ve inherited a family home in probate, are planning for the future , or simply want to protect what’s yours, registering your property offers clarity, security, and peace of mind.

First registration confirms legal ownership, protects your rights, and makes future transactions such as selling, remortgaging, or transferring the property much easier. With property fraud on the rise, ensuring your ownership is formally recorded provides vital protection.

We’re here to guide you through the process from start to finish. Our award-winning conveyancing team in Cheshire and the North West has extensive experience handling first registrations, including complex cases involving missing deeds or unclear titles. We’ll handle the process with the Land Registry, explain every step clearly, and keep you informed throughout.

Why Choose Rowlinsons Solicitors?

At Rowlinsons, we make first registration straightforward, with clear advice, responsive service, and a friendly team who puts your needs first. Whether you’re dealing with lost deeds, an inherited property, or simply want peace of mind, we’ll guide you through every step with care and clarity.

Our award-winning conveyancing team has been recognised nationally for excellence and client care, including shortlisting at the British Conveyancing Awards 2024 and the Modern Law Awards 2025.

We combine traditional values with modern technology, offering secure digital communication and regular updates, so you’re always informed and in control.

From our offices in Cheshire, we support clients across England and Wales. With Rowlinsons, you’ll have a trusted partner on your side, by your side.

When Should You Consider First Registration?

Although first registration is not always legally required, acting sooner rather than later is often a wise decision, particularly if you're dealing with older property or land that has remained in the same hands for decades.

It’s important to note that first registration becomes compulsory when certain transactions occur, such as when a property is sold, gifted, mortgaged, or transferred by way of inheritance (assent). If any of these apply to unregistered land, registration must take place as part of the process.

You should consider first registration if:

You’ve inherited a property

When someone passes away and leaves behind unregistered land, registering the title is a sensible way to formalise ownership. This prevents future complications, especially when the property will be sold or passed on again.

The original title deeds are lost or incomplete

Paper deeds are the only evidence of ownership for unregistered land. If they're missing, damaged or unclear, registering the property provides legal certainty and protects your interests.

You’re thinking about selling, transferring, or mortgaging the property

Having a registered title simplifies the process and helps avoid delays or complications. Buyers and lenders usually expect to see a clean, registered title before proceeding.

You’re carrying out estate or tax planning

As part of a trust arrangement, gifting strategy or other long-term planning, registration ensures the property is legally accounted for and easier to manage.

You want to reduce the risk of fraud

Unregistered land is more vulnerable to fraudulent claims. First registration creates an official record of ownership and allows you to sign up to HM Land Registry’s Property Alert Service for added protection.

Our team at Rowlinsons is here to take care of the process from start to finish, giving you confidence and control over your property.

What Are the Risks of Not Registering Your Property?

Leaving land or property unregistered may seem harmless—especially if it’s been in the family for generations—but it can lead to serious complications. Without an official HM Land Registry record, your ownership relies solely on original paper deeds, which can be lost, destroyed, or challenged.

If your property is not registered, you risk:

• Ownership disputes: Without a clear and verified register entry, other parties may challenge your right to the land—particularly if boundary lines or title history are unclear.
• Delays during probate or sale: Selling or passing on unregistered property can take significantly longer, especially if the title must first be reconstructed or verified through additional legal processes.
• Increased vulnerability to fraud: Unregistered land is more susceptible to fraudulent claims or illegal sales. With no digital record, fraudsters can more easily impersonate owners or create false claims.
• Reduced flexibility for transactions: Buyers, lenders, and solicitors often insist on dealing only with registered titles. You may face added hurdles when trying to mortgage or transfer the property.

Registering your land now can help you avoid these issues and protect your interests for the future. At Rowlinsons, we’ll ensure your title is legally recognised and securely recorded.

Reconstitution of Title for Missing Property Deeds

If your property is unregistered and the original title deeds have been lost, destroyed, or are incomplete, you may still be able to register it through a process known as reconstitution of title.

At Rowlinsons, we have significant experience helping clients reconstruct ownership history where documentation is limited or fragmented. We know what the Land Registry expects in these situations, and we’ll build the strongest possible case to support your application.

We start by gathering whatever evidence still exists. This could include:

• copies of old deeds
• correspondence from solicitors
• mortgage details
• property tax records
• utility bills that show long-standing occupation.

In the absence of formal documents, we can prepare statutory declarations or sworn affidavits from you or previous owners to explain the history and establish your claim.

We then submit a possessory, qualified, or absolute title application, depending on the strength of the evidence and the circumstances. Over time, possessory or qualified titles can usually be upgraded to absolute title if no objections or competing claims arise.

The Land Registry will review your application and may ask further questions. We handle all correspondence and provide any additional information needed to avoid delays or refusals.

With Rowlinsons by your side, you can be confident that every legal requirement is met, and your title is registered properly even in difficult or unusual circumstances.