Garden not on title register? Would it be anywhere else?

[OscarandLucinda]

Wonder if anyone has experience/can shed light on this. Buying a house currently and it has a large garden coming off the smaller garden at a right angle.

The title register shows only the house and the smaller garden. Have alerted solicitor who has contacted vendor solicitor but in the meantime can anyone reassure me that this is likely to be solved/a separate title if garden was bought from a neighbour?

Well yes, that’s possible. It’s easily checked by your solicitor in about two minutes.

I think you need to get your solicitor to do a Search of the Index Map to find the title number for the remaining garden.

It's probably registered until two titles, the house and small garden, then garden. That happens a lot and is why we give clients plans early doors to check the extent of the property. If it looks too small, then someone has forgotten to tell their selling solicitor that the property is made up of two titles. The system is working and it'll be sorted soon, I hope.

otherwise it might be unregistered - but this is all for your solicitor to be sorting out.

Thank you for your replies - I will ask my solicitor to search himself if should be quick. I do wonder what I am paying for at times.

Just joining in to say I have just had the same experience. With our property half the large garage is falling outside of the boundary on the title deeds even though it is one building.
Our solicitor has seemed totally unconcerned saying things like ' Land registry boundaries are only general indications'.

It's the one thing in this purchase I'm losing sleep over as I'm dreading a neighbour coming round one day and pointing out they own half the garage!

If you have any tips @MinecraftMother I'd love to hear them!

Iam that’s what I would be worried about too and want to check! However the boundaries do seem very vague and can’t see how could be absolutely sure.

Is this the sort of thing you can get indemnity for?

I'm looking into getting indemnity insurance just to be sure.
Our solicitor seems to be off the opinion that its best to leave well alone and it might never be an issue but I'm not comfortable with that as the final answer.

Have a look on here eservices.landregistry.gov.uk/eservices/FindAProperty/view/QuickEnquiryInit.do?id=p_search_link

Without paying money, it won’t tell you anything. But you should hopefully see the extra land as “land adjacent to/behind/to the left of” attached to your property or a neighbouring property which will show that the land is a separate title to the house and garden.

I bought some garden off next door. It it's still on it's own deed because I didn't see any point involving my mortgage provider in the transaction. At some point I'll probably merge the titles. However the land registry map search isn't great at finding it, but it is there! I know the title ref, and the search within a set radius does find it.