Quick take: Title deeds tell you what you are buying, who owns it, and what restrictions apply. Most buyers never read them properly. Understanding the basics can help you avoid disputes about boundaries, access rights, and hidden obligations.

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What Title Deeds Actually Contain

Since 1990, most properties in England and Wales have been registered with HM Land Registry. The "title deeds" for a registered property consist of three main documents: the Title Register, the Title Plan, and any documents referred to in the register (such as old conveyances that contain the original terms).

1. The Title Register

This is divided into three sections:

• Property Register (Section A): Describes the property and the type of estate (freehold or leasehold). It may reference rights benefiting the property, such as a right of way over a neighbour's land.

• Proprietorship Register (Section B): Names the current owner and shows the "class of title". "Absolute" title is the strongest. "Possessory" or "qualified" title carries more risk.

• Charges Register (Section C): Lists mortgages, restrictive covenants, easements, and other third-party rights. This is where most problems hide.

2. The Title Plan

This is a map showing the general extent of the property, outlined in red. An important point that catches many buyers: the title plan shows general boundaries, not exact ones. It does not precisely define where your garden ends and the neighbour's begins. Boundary disputes remain one of the most common property disagreements in England and Wales.

3. What to Look For

Restrictive Covenants

These are rules imposed by a previous owner that bind future owners. Common examples include restrictions on running a business from the property, building extensions without consent, or keeping livestock.

A property near Bristol had a restrictive covenant from 1932 prohibiting the erection of any wall exceeding four feet in height. The current owner discovered this only after a neighbour objected to their new garden wall. Some covenants are decades old. They can still be enforceable.

Rights of Way and Easements

Check whether anyone else has a legal right to cross your land, access your driveway, or run pipes or cables underneath it. Ignoring them can lead to disputes if you later try to block access or build over a drainage easement.

Leasehold Details

If the property is leasehold, the register will note the length of the lease, the ground rent, and key terms. Most lenders want at least 70 to 80 years remaining at the point of purchase.

How to Get Copies

You can order official copies of the title register and title plan from HM Land Registry for 3 pounds each (as of early 2026). Reading these yourself is a useful first step. If you find references to old deeds, complex covenants, or unusual entries, it is worth having them reviewed by a conveyancer or solicitor.

FAQ

What if a property is unregistered?

A small number of properties in England and Wales remain unregistered. In these cases, the "title deeds" are the original paper documents (conveyances, transfers, mortgage deeds) going back to the "root of title"--typically at least 15 years. These are more complex and should always be reviewed by a professional.

Can I check title deeds before making an offer?

Yes. Anyone can order official copies of the title register and plan for any registered property in England and Wales from HM Land Registry online. You do not need to own the property or have the owner's permission.

Disclaimer: This article is general information, not financial, tax, or legal advice.