Title deeds, sometimes called property deeds or house deeds, are documents connected with the ownership and history of land or property. They may include transfers, conveyances, leases, mortgage documents, contracts, wills and plans.
For most registered properties in England and Wales, the HM Land Registry title register records the registered owner. You do not normally need the original paper deeds to confirm ownership, but you should keep them because they may contain information that does not appear in the register.
This guide focuses on property in England and Wales. Scotland and Northern Ireland have separate land registration systems.
Title deeds and the title register
Title deeds are documents produced at different points in a property’s history. Older deeds may show how ownership was transferred, what rights came with the property and whether any restrictions affected its use.
The title register is the official record held by HM Land Registry for a registered property. It will usually include:
- The property’s title number
- The name of the registered owner
- Whether the property is freehold or leasehold
- The price paid, when this information is available
- Registered mortgages or legal charges
- Certain rights affecting the property
- Certain restrictive covenants
- References to other documents containing further details
The title register may sometimes be described informally as the property’s title deeds because it contains information previously recorded in paper documents. It will not necessarily include every detail found in older deeds.
A property may also have a title plan. This shows its location and usually its general boundaries rather than the exact legal position of each boundary.
You can search for land and property information through GOV.UK.
What information can title deeds contain?
The contents depend on the type and age of each document. Title deeds may include:
- The names of current or previous owners
- A description of the property or land
- Details of an earlier sale or transfer
- Rights of way or access
- Restrictive covenants
- Mortgage or legal charge information
- Lease terms
- Plans or boundary descriptions
- Repair or maintenance responsibilities
Not every deed will contain all this information. Some details may appear in the title register, while others may be set out in a separate document referred to by the register.
HM Land Registry may be able to provide a historical edition of the title register if you need information about an earlier registered owner. Availability depends on when the record was created and what information is held.
Why title deeds matter
Title deeds may help a solicitor or licensed conveyancer understand rights, restrictions and responsibilities affecting a home. They can become relevant when the property is bought, sold, mortgaged or altered.
For example, a deed might contain details of:
- A right of way over neighbouring land
- Restrictions on building within part of the property
- Responsibility for maintaining shared access
- Rights affecting a driveway or another shared area
Deeds may also provide evidence if questions arise about access or boundaries. They will not necessarily settle a legal dispute on their own because older wording, descriptions and plans can require professional interpretation.
Do you still need paper title deeds?
You do not normally need original paper deeds to confirm ownership of a registered property in England or Wales. The title register records the registered owner.
If formal proof is required, such as for court proceedings, an official copy of the title register may be needed. An ordinary copy downloaded through the online property information service cannot be used as formal proof of ownership.
You should still keep any original deeds in a safe place. They may contain information that was not copied into the title register, including:
- Detailed descriptions of rights or restrictions
- Earlier covenants
- Historical ownership information
- Plans or boundary descriptions
- Information about the property’s previous use or development
Original deeds can be particularly important if the property or land has not been registered.
HM Land Registry holds digital records but does not normally store original paper deeds. It may retain scanned copies of some filed documents, but it will not necessarily hold every historical document connected with a property.
Documents that may form part of a property’s title
Title deeds are not always one document. A collection of deeds may contain records produced at different stages in the property’s history.
Transfer deeds
A transfer deed records a change in the legal ownership of a property or an area of land.
When registered property changes ownership, an application is normally made to HM Land Registry so that the title register can be updated to show the new registered owner.
Conveyances
A conveyance is an older legal document used to transfer ownership of land or property. It may appear among the deeds for a property that changed hands before its ownership was registered.
Leases
A lease sets out the terms under which a leaseholder can occupy and use a property for a specified period. It may include:
- The length of the lease
- A description of the property included
- Rights over shared areas
- Repair and maintenance responsibilities
- Restrictions on alterations or subletting
- Service charge arrangements
- Any ground rent provisions
A lease can contain more detail than the leasehold title register. A solicitor or licensed conveyancer should explain the rights, restrictions and obligations before a buyer commits to a purchase.
Mortgage deeds and legal charges
When a property is purchased with a mortgage, the borrower will usually sign a mortgage deed or legal charge. This gives the lender security over the property.
The lender’s charge will normally appear in the charges section of the title register. Detailed borrowing terms will usually be contained in the mortgage offer and associated conditions.
Once the mortgage has been repaid, the lender will usually notify HM Land Registry so that its registered charge can be removed. If a repaid mortgage still appears on the register, contact the lender or seek advice from a conveyancer.
Freehold and leasehold title records
Freehold and leasehold properties have different title information.
A freehold title relates to ownership of the property and the land it stands on, subject to any rights, restrictions, mortgages or responsibilities registered against the title.
A leasehold property will normally have a leasehold title register and a separate lease. The lease provides more detail about the remaining term, charges, obligations, restrictions and rights attached to the property.
The HM Land Registry property summary or title register will usually identify whether a registered property is freehold or leasehold.
Where title deeds may be kept
There is no single place where all original paper deeds are stored. They may be held by:
- The property owner
- The solicitor or conveyancer who handled an earlier purchase
- A mortgage lender
- A previous owner or their representative
- A document storage provider
A mortgage lender may hold older deeds, but this is not always the case. Registered ownership is recorded digitally, so lenders do not need to retain original paper documents for every mortgaged property.
If you are trying to locate the deeds, check your own property records first. You can then contact the solicitor or conveyancer who handled the purchase and, if relevant, your mortgage lender.
What happens if title deeds are lost?
Losing the original title deeds does not mean you have lost ownership of a registered property. The title register will continue to record the registered owner.
Obtain the title register and check whether it refers to other documents being filed with HM Land Registry. If a deed is marked as filed, a scanned copy may be available.
The position can be more complicated if the property is unregistered. An application for first registration will normally require any original deeds within the applicant’s control, together with information supporting the ownership claim. The evidence required will depend on the property and its history.
If deeds have been lost or destroyed, HM Land Registry may require an explanation of what happened and further evidence to reconstruct the ownership history. The type of registered title granted may depend on the strength of the evidence supplied.
A solicitor or licensed conveyancer can help establish what evidence is available and advise on an application for first registration.
Obtaining property records from HM Land Registry
You can use the HM Land Registry online service to search for most registered properties in England and Wales.
The service provides access to:
- A free property summary
- The title register
- The title plan
As of September 2026, an online title register or title plan costs £7. An official copy ordered by post costs £11 per document.
Fees and ordering arrangements can change, so check the current HM Land Registry property information charges before applying.
Using an online copy as proof of ownership
An online title register provides useful information about a property, but it cannot be used as formal proof of ownership.
If you need the register or plan for a formal legal purpose, such as court proceedings, you may need to order an official copy.
Requesting a copy of an older deed
Begin by obtaining the title register. If it states that a deed or another document has been filed, HM Land Registry may hold a scanned copy.
You can request the document using the property’s title number. A request may return no result if no scanned copy is held.
A property’s deeds may consist of several documents, and a separate fee may apply to each one requested.
A copy of a filed deed may provide useful historical information, but it is not the same as an official copy of the title register and cannot be used by itself to prove ownership.
Find out how to request copies of property deeds from HM Land Registry.
Unregistered property and title deeds
Not all land and property in England and Wales is registered. This is more likely where it has remained in the same ownership for many years without a sale or another transaction that required registration.
For unregistered property, paper deeds can be central to establishing ownership. The available documents may help establish the sequence of transactions through which the current owner acquired the property.
An owner can apply for voluntary first registration. The application will normally require any original deeds within the applicant’s control and information supporting the ownership claim. The evidence needed will depend on the property and its history.
If deeds have been lost or destroyed, further evidence and a detailed account of the loss may be required.
Consider seeking professional advice if the deeds are missing, the ownership history is unclear or the land has complicated rights, restrictions or boundaries.
Adding or removing a property owner
Adding or removing a legal owner is not simply a matter of editing the deeds. It normally requires a legal transfer and an application to update the title register.
If the property is mortgaged, the lender may need to agree to the change. Changing legal ownership can also have legal, mortgage, financial and tax implications depending on the circumstances.
A solicitor or licensed conveyancer can explain the process. You can also read the official guidance on transferring property ownership.
Title deeds and boundary disputes
Title deeds and plans can provide useful evidence, but they do not always establish the exact legal boundary between two properties.
A title plan will usually show general boundaries. Older deeds may contain measurements, descriptions or plans, but these can still require professional interpretation. A physical feature such as a fence, wall or hedge does not automatically mark the exact legal boundary.
If a disagreement develops, avoid making changes to the disputed boundary until you have considered advice from a solicitor and an appropriately qualified land surveyor.
Do you need title deeds to sell a property?
Missing paper deeds will not normally prevent the sale of a registered property if the registered title contains the information needed for the transaction. The solicitor or licensed conveyancer handling the sale can obtain the title register and title plan from HM Land Registry.
Original deeds may still be useful if they contain information about boundaries, covenants, access rights or alterations that is not fully explained in the title register.
Selling an unregistered property without its original deeds can be more difficult. Further evidence may be needed to establish ownership and support an application for first registration.
Final thoughts
For most registered properties in England and Wales, the title register records the registered owner. Original deeds can still contain useful information about the property’s history, rights, restrictions or boundaries, so keep them safe if you have them.
If the deeds are missing, the property is unregistered or its legal ownership needs to change, consider speaking to a solicitor or licensed conveyancer.
This article provides general information and should not be treated as legal, mortgage, financial or tax advice. Property circumstances and HM Land Registry requirements can vary, so check current official guidance and seek professional advice where appropriate.
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