The Ultimate Guide To Making Sure Your Lease Plan Is Land Registry Compliant.

Incorrect Lease Plans Submitted To The Land Registry Can Be Costly In Terms Of Time & Money

Article By: Tom Ayre
Last Update: February 2019

Introduction

In this article we breakdown and explain the Land Registry’s drawing requirements to help ensure the plans you submit are accepted first time around.

Our article will hopefully save you precious time and money, rejected applications can often take a long time and money to fix at times when these elements are tight!

This guide will explain a number of different features related to a range of different types of transfer including offices, residential and areas of land.

What Is A Lease Plan?

A lease plan is a drawing that identifies the extent of the leasehold demise within a property or area of land. When a transaction is registered with the Land Registry a lease plan drawing is required.

It is very important that the plan that is submitted is undertaken correctly as errors can cause delays and increase costs. Rejected plans will need to be resubmitted with amended plans and may require re-execution by all parties involved.

Time and money can quickly run away when issues with lease plans arise. Solicitor fees & submission time frames can be very costly.

Example Lease Plan Drawings

Land Registry-Compliant Drawing Example

In What Situations Do You Need A Land Registry Compliant Plan?

  1. When a lease is granted that is 7 years or more in length.
  2. When a lease is granted from an unregistered title.
  3. When land is put up for sale but is already part of a registered title.
  4. When an area of land has been sold but hasn’t been previously registered.
  5. The granting of an easement on a registered property. The exception is if the whole of the registered title is part of the easement.

Looking For A Company To Produce Your Lease Plan(s)? THS Concepts Can Help

Message Us Here
Call 020 8935 5160

Let us know a little bit of information about your lease plan requirements. If required we can undertake a site survey or simply trace existing plans. If you aren’t sure on what you require, we are happy to provide assistance and talk you through the process. Just give us a call or send us a message.

Land Registry Guidelines Explained

The Basic Plan (Location Plan) Must:

– has been drawn accurately to a stated scale – preferred scales are: (a) 1:1250 – 1:500 for urban properties (b) 1:2500 for rural properties (fields and farms etc)

This is related to the drawing scale you provide. It is no good showing a large area of land on a tiny drawing as this simply won’t be suitable to define the area. The scales here are often to the drawing window called the “location plan”. This commonly helps identify the area of land/property on a broader sense in relation to the local neighborhood/area.

– shows its orientation (for example, a north point)

This is fairly simple, the plans you submit need to have a north arrow indicating the approximate north location. When you download an Ordnance Survey map from a website they are typically orientated with north facing upwards making your life easier. The reason for the arrow is to help identify the location of the property.

north arrow for drawings

– shows sufficient detail to be identified on the Ordnance Survey map

The basic plan, or location plan, must show enough detail of the surrounding area to help identify the location of the property/land. Be careful with this and ensure your plan shows enough detail. We have seen plans rejected where the location plan was too small. A good idea is to show 2 or more local roads (if possible) to help identify the location.

– clarifies its general location by showing roads, road junctions or other landmarks

This is similar if not the same as the previous point. Ensure your plan shows enough around the site so it can be easily found by someone who is unsure of the address or location of the property.

– is based on a scale of metric measurement

Drawings should no longer be issued using imperial measurements and should be drawn using the meter scale. If you need to convert an old drawing into metric then consider asking a CAD company such as ourselves to help.

– ideally, is not marked as “for identification only” or similar wording

A lease plan is an important document that should be accurate, correct and presented in the right way. Misleading wording such as “draft copy”, “identification only” etc will cause your plan to be rejected by the Land Registry!

– includes a scale bar

Having a scale bar on your drawing is an important item which allows people to measure distances on your drawing. A scale bar should obviously match the scale of the drawing to correctly work. Prefeered drawing scales are:

  • 1:1250 – 1:500 for urban properties
  • 1:2500 for rural properties (fields and farms etc)

drawing scale bar shown at 1:1250

How To Define The Extent Of The Property / Land In Your Plan.

– Show the whole of the property including any garage, parking space, bin store or garden ground.

This is fairly self-explanatory, the area of land you are defining needs to include all the other extra bits that you may own, use or have access to. The colours, hatching and edging to define these extra bits will be outlined in your legal documents. If you are unsure then speak to your Solicitor.

– access drives or pathways if they form part of property boundaries.

Similar to the point above, all access ways to your property need to be shown if they are within the boundary.

– undefined boundaries accurately and where necessary, by reference to measurements.

Undefined boundaries are where different properties are demarked by something that doesn’t exist on site. For example, a field may not have a fence line going through it do define one farmer’s piece of land to another. If this is the case then you need to give practical measurements to nearby fixed objects that can help others to stake out and define these lines accurately.

– measurements that correspond, so far as possible, to scaled measurements.

The measurements provided in your plan should be accurately drawn on the plans so as they appear at the correct scale. For instance, if a fence line is 30metres from a lamp post on site then the line drawn on the plan should be correctly drawing in the right location and to the correct scale. Your 30-metre line should scale to 30 metres, not 60!

– measurements in metres to two decimal places.

The measurements you put on your drawing should be to the correct number format. A correct example of this would be 30.16 metres. Not 30.1 metres or 30.163 metres.

– land and property clearly (for example by edging, colouring, stippling or hatching) – the edging/colouring must not obscure any other detail.

It is important that the lines, hatching and other detail you add doesn’t significantly cover any other detail. The reason being is covering, or hiding elements may cause disparity with neighbours or the Land Registry who may need more accuracy for your property boundaries.

Plans where you are showing a complicated boundary such as splitting a building, complicated fence lines etc it is worth showing a more detailed plan separately. The suggested size would be 1:200, ensure your scale bars are correctly shown for this new plan!

– all colours referred to in the deed, with their extents clearly defined.

The colours referred to in your legal documents should match your new plans. Your Solicitors should double check these and pick up any issues with these.

Floor Levels, Flats, Maisonettes And Small Areas Of Land Guidance

– shows where the property falls in relation to the external footprint of the building and/or in relation to surrounding detail on the Ordnance Survey map.

A good example is if you own a flat in a large building, you will need to accurately show the extent of your flat within the overall building.

– shows the extent at each floor level, if necessary by using separate plans.

If you have a multi-storey property within a larger building such as an apartment then you will need to show each floor within the context of the building. For each floor you will need to produce a new and separate plan.

– for subsoil or airspace, shows the levels between which the land falls or relates the land to Ordnance Survey Datum (mean sea level).

If you are dealing with an area such as a basement or a roof space then you will need to relate and show the ground level to either the existing ground level outside the property or the ordnance survey datum height.

– identifies different floor levels included (where appropriate).

If you have a building with multiple floors or own various floors of say an office building then it is worth showing the height of each floor on the drawing. This will clearly indicate the height at which the floor is at to either Ordnance Survey datum or the existing ground level outside.

– shows intricate boundaries such as the internal divisions in a building

In an office / residential building or even a piece of land with complicated fence lines, it is sometimes worth showing another plan at a bigger scale. This would make it easier to show the intricacies of the boundaries a bit more accurately. A suggested scale would be 1:200 or 1:100.

– shows separate parts by suitable plan markings (house, garage, parking space, bin store etc)

The plans you submit should clearly show all the areas referred to in the legal documents. When it comes to the little extra bits of land or areas you own then it is worth marking the plan demonstrating what they are such as “BIN STORE”, “PARKING SPOT”.

 – must agree with the verbal description contained in the deed.

The plans you submit must match the wording in the legal documents. Your Solicitor should be able to help you with this.

 – correctly shows all markings referred to in the deed.
If you have a feature called up in the deeds / legal documents then these would need to be referred to on the plan. This is to help identify the location of the area as it may be based on existing features.

Looking For A Company To Produce Your Lease Plan(s)? THS Concepts Can Help

Message Us Here
Call 020 8935 5160

Let us know a little bit of information about your lease plan requirements. If required we can undertake a site survey or simply trace existing plans. If you aren’t sure on what you require, we are happy to provide assistance and talk you through the process. Just give us a call or send us a message.

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