Selling unregistered land
Unregistered land is land whose ownership isn't recorded at HM Land Registry, usually because it hasn't changed hands for a long time. It can be sold, but the title must be proved from the deeds and the land registered for the first time as part of the sale.
Updated October 2026. General information, not legal or tax advice.
How do I know if my land is registered?
You can search HM Land Registry online for a small fee. If no title appears, the land may be unregistered. Your solicitor can confirm.
What documents do I need?
The title deeds, especially the conveyance or assent that brought the land to you or the person you inherited from. Old plans, wills and probate documents help.
What if the deeds are lost?
First registration can still be possible using other evidence, such as statutory declarations about use and ownership. It takes longer and the title may initially be registered with a lower class of title.
Should I register before selling?
Voluntary registration before a sale can make the eventual sale smoother, and Land Registry fees for voluntary first registration are reduced. Ask your solicitor whether it's worth doing now.
This guide is general information for landowners in England and Wales. It isn't legal, tax or financial advice. Take advice from a solicitor, surveyor or accountant about your own situation.