Property title deeds are official documents that prove who owns a property. They also outline key details like boundaries, restrictions, and any legal conditions attached to the land. Whether you’re buying, selling, or just curious, understanding what title deeds look like can help you avoid surprises and make informed decisions. In this guide, we’ll break down what title deeds are, where to find them, and how they work in the UK.
What are property title deeds?
Property title deeds are legal documents that prove who owns a property and outline any rights or restrictions attached to it. They serve as official proof of ownership and contain important details about the property’s boundaries, legal obligations, and financial charges.
In the UK, most registered properties have their title deeds stored digitally by HM Land Registry. However, older properties or unregistered land may still rely on physical copies of the deeds.
What information do title deeds include?
Ownership details: The name(s) of the current and previous owners.
Property description: A summary of the property’s boundaries, land use, and key features.
Rights and restrictions: Any rights of way, shared access agreements, or limitations on how the property can be used.
Covenants: Legal conditions like restrictive covenants that may restrict modifications, land use, or business activities on the property.
Mortgage information: Details of any loans secured against the property.
Lease terms (if leasehold): If the property is leasehold, the deeds will include details of the lease agreement, ground rent, and responsibilities.
💡 Key takeaway: Title deeds provide a full legal history of a property. If you’re buying, selling, or resolving a property dispute, checking your title deeds is essential to understand any obligations or restrictions tied to the home.
What do title deeds of a house look like?
Title deeds serve as official proof of property ownership and outline important legal details about a home. Their appearance depends on whether they are physical paper deeds (common in older or unregistered properties) or digital title records (used for most registered properties today).
📜 Physical house deeds (paper documents)
Before HM Land Registry introduced digital records, all properties had physical title deeds. Some older or unregistered properties still rely on paper copies, which can look quite different from modern digital records.
How do physical deeds look?
Typically handwritten or typed legal documents that may be bound in booklets, stored in folders, or kept as loose sheets.
May include signatures, official stamps, wax seals, or solicitor’s markings to verify authenticity.
Can consist of multiple pages, covering ownership history, boundaries, mortgage records, and restrictive covenants.
Some deeds include detailed historical records, showing past transactions and changes made to the property over the years.
Often stored by banks, solicitors, mortgage lenders, or the homeowner themselves.
What information do physical deeds contain?
Owner details: The names of current and past property owners.
Property boundaries: A description of the land and its official boundaries.
Legal rights and restrictions: Includes rights of way, easements, and restrictive covenants.
Mortgage records: Any financial charges or mortgages linked to the property.
Transaction history: A record of past sales, ownership transfers, and modifications.
💡 Did you know? If a property is unregistered, paper title deeds are the only legal proof of ownership. In these cases, homeowners should keep them safe and consider registering the property with HM Land Registry to avoid future issues.
💻 Digital house deeds (online records)
For most properties in England and Wales, title deeds are now stored digitally by HM Land Registry. This means there is no longer a need for paper copies in most cases.
How do digital title deeds look?
Unlike traditional paper deeds, digital title records are structured legal documents stored in HM Land Registry’s database. You can download them online for a small fee, and they are typically presented in a formal report format with numbered sections.
Main digital title documents
Title register: Confirms ownership, legal rights, restrictions, and financial charges against the property.
Title plan: A map of the property boundaries, showing its official limits and sometimes shared access areas.
What’s included in digital title deeds?
Property owner(s): The registered legal owner(s) of the property.
Mortgage details: Information about any loans secured against the property.
Covenants and restrictions: Any legal obligations or restrictions affecting the property (e.g. no extensions allowed).
Rights of way and easements: Whether other people have access rights over the land (e.g., shared driveways).
Leasehold terms (if applicable): If the property is leasehold, the digital deeds will contain lease conditions and ground rent details.
Where can you find your property’s title deeds?
If you need to access your title deeds, there are several ways to find them:
HM Land Registry: Most properties in England and Wales are registered, and their title deeds can be obtained online from HM Land Registry for a small fee.
Your mortgage lender: If you have a mortgage, your lender may hold the title deeds until the loan is fully repaid.
Solicitor or conveyancer: If you used a solicitor when buying the property, they may have retained copies of the deeds.
Previous owners: In some cases, especially with older properties, previous owners may have retained physical copies.
👉 You can learn more in our guide to finding your title deeds.
When do you need your title deeds?
Title deeds are important legal documents that may be required in various property-related situations. Whether you’re selling, remortgaging, or resolving disputes, having access to your title register and title plan can help ensure a smooth process.
📌 Selling your property
Before selling a property, buyers and solicitors will need to verify ownership, boundaries, and any legal restrictions tied to the home. The title register and title plan confirm who owns the property, while any restrictive covenants or easements (such as shared driveways or rights of way) must be disclosed to the buyer. If the property is unregistered, original paper deeds may be needed to prove ownership before the sale can proceed.
🏦 Remortgaging your property
If you're applying for a new mortgage, lenders may request title deeds to check property ownership and confirm whether there are existing financial charges (such as an outstanding mortgage). Some lenders also review title deeds for any restrictions that could affect property value, like covenants limiting extensions or commercial use.
📍 Resolving boundary disputes
If there’s a disagreement with a neighbour over property boundaries, title deeds provide an official record of land ownership and access rights. The title plan from HM Land Registry can help determine who owns fences, shared driveways, or garden space. If boundaries are unclear or missing from deeds, a surveyor may need to assess the property to provide additional clarification.
📝 Proving ownership
If there’s any doubt over ownership, title deeds serve as legal proof. This may be necessary when dealing with inheritance issues, claiming ownership of an unregistered property, or resolving disputes over property rights. If title deeds have been lost or misplaced, a copy can usually be obtained from HM Land Registry or traced through property solicitors or mortgage lenders.
🏗️ Carrying out major property changes
Before making significant alterations (such as an extension, loft conversion, or subdivision), checking the title register ensures there are no legal restrictions. Restrictive covenants may limit building work, property use, or changes to the home’s exterior. Some properties also have easements or rights of way that could impact where and how alterations can be made.
💡 Key takeaway: Title deeds are essential for legal and financial transactions related to your property. Whether you’re selling, remortgaging, resolving a dispute, or making changes, having an up-to-date copy of your title register and title plan can help prevent complications. If you’re unsure how to access or interpret your deeds, a property solicitor can guide you through the process.
FAQ
Are all title deeds now digital?
No, while most registered properties have digital records with HM Land Registry, some older properties still rely on physical deeds.
Can I get a copy of my title deeds for free?
HM Land Registry charges a small fee for copies of title registers and plans. However, if you have a mortgage, your lender may provide a copy.
What if I lose my title deeds?
For registered properties, losing physical deeds is not a problem as digital records are maintained by HM Land Registry. However, for unregistered properties, you may need to prove ownership through alternative documents.
Do title deeds include a map of the property?
Yes, title deeds usually include a title plan showing the property’s boundaries, but it may not provide exact measurements.
Final thoughts
Title deeds are essential documents that confirm who owns a property and highlight any important restrictions or rights attached to it. While older properties may still have paper deeds, most homes today are digitally recorded with HM Land Registry.
If you need to access your title deeds, the easiest way is to check with HM Land Registry online. If your property isn’t registered, your mortgage lender or solicitor may have a copy. Knowing where to find your deeds can help with selling, remortgaging, or resolving legal issues - so it’s always worth keeping a copy handy!
Disclaimer: This article only provides general information and does not constitute professional advice. For any specific questions, consult a qualified professional.
