What does a Land Registry title plan show?
A title plan is the HM Land Registry map showing the extent of a registered property, usually edged in red. It shows general boundaries only, not the exact line of a fence or wall. Plans that do not match what is on the ground are a common cause of questions when a property is sold.
Read more in our guide: Portfolio sale timescales
Key facts at a glance
| Item | Detail |
|---|---|
| What it shows | The general extent of the registered land, edged in red, with other colours for rights or excluded areas |
| Exact boundaries? | No. Plans show general boundaries under the Land Registration Act 2002 unless a boundary has been determined |
| Determined boundary | An application (form DB) with a surveyor's plan can fix the exact line |
| Where to get it | HM Land Registry online, for a small fee |
| Disputes | Usually settled by agreement; otherwise the First-tier Tribunal (Property Chamber) or the courts |
| Common issues | Gardens, parking spaces and bin stores used but not within the red line |
Why Title Plans Matter When Selling
The buyer's solicitor compares the title plan with the property itself and any plans in the sale pack. If a garage, parking space or part of a garden used with the property is outside the red edging, or a neighbour's land seems to be inside it, the buyer will raise questions. With older terraces, conversions and properties split into flats, the plan can be years out of date. Rights of way, shared drives and access to the rear are also checked.
Fixing Common Plan Problems
- Land used but not owned. If you have used land openly for many years, you may be able to apply for adverse possession, usually after 10 years for registered land, though the owner can object.
- Missing rights. A deed of easement from the neighbour, or a statutory declaration of long use, can regularise access or parking.
- Unclear plans. A surveyor's plan and, if needed, a determined boundary application can resolve doubts.
- Title insurance can cover some defects where a full fix would take too long.
Start early. These steps can take months, and a problem found after an offer is agreed often leads to delay or renegotiation.
In a Portfolio Sale
Before marketing a portfolio, download the register and title plan for every property and check them against what each property actually includes. Properties split into flats, HMOs with extended gardens, and unregistered properties deserve the most attention. Giving the buyer a clean title summary with any known issues explained helps keep conveyancing on track.
Official Sources and Further Reading
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
A title plan is the HM Land Registry map showing the extent of a registered property, usually edged in red. It shows general boundaries only, not the exact line of a fence or wall. Plans that do not match what is on the ground are a common cause of questions when a property is sold.
No. Most show general boundaries only. The exact line of a boundary is not fixed unless it has been determined through a separate application.
Speak to your solicitor before you sell. Depending on the problem, options include a deed with a neighbour, an adverse possession application, a determined boundary or title insurance.
You can download it from HM Land Registry online for a small fee.
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