Timeline update on expedited application

Dear HMLR team,

I am incredibly stressed and need your help getting an urgent update on a very long-running Land Registry application. My entire house purchase is dependent on this, and the delays are now costing me a huge amount of money.

Here is the background and why I am desperate for a quick answer:

• The seller applied way back in August 2024 to sort out title issues (combining an old leasehold with a freehold and sorting out a boundary change from a previous sale). It's been pending for over 16 months now.

• We were told it was formally expedited around November 21st. The 10 working day deadline passed on December 5th.

• As of December 5th, we have now been told the application has been passed to a senior member for guidance on one or more technical points, meaning we're facing yet another indeterminate delay.

Because we thought this purchase would be quick, I am breaking my own chain and will soon be selling my current house. If my purchase is delayed any further, I stand to lose my mortgage's Early Repayment Charge, about £20,000 and potentially my mortgage offer too. I need clarity to avoid this financial disaster.

I would be incredibly grateful if you could please share the following:

1. What exactly is the technical point that needed referral to a senior member? Any detail you can share would help me understand the complexity.

2. What is the realistic timeline now? Since it's gone to a senior colleague, can you give a new, honest estimate for when this application will be completed?

3. Is anyone waiting on the seller? Is the delay entirely internal to HMLR, or has the senior member raised any questions/requests that the seller's solicitor needs to deal with?

Please, any information you can provide as quickly as possible would be a lifesaver. I am desperate to know if I can still save this house purchase.

Your Reference Number: KF/BRI3940/1
Application Reference Numbers: 
1. X851JNT (Title Number: SY7375)
2. W851JNT (Title Number: SY7376)

Really appreciate your urgent response in this matter. 

Kind regards,
Vai

 

Dear Vai - the technical aspect is the release of the right of way and how that has been applied for/explained
The applications were not expedited as you suggest as processing had already begun when the request was made. Unfortunately wait times are lengthy
I'll flag it with the casework team to ask them to consider escalating the referral as appropriate
I'll post again once I have something concrete to share so please bear with me and wait for that post
SGL852147 SY7376 & 5

Dear Adam, 

Thanks for the prompt response and clarifying that the technical problem is the release of the right of way and how it was explained. I really appreciate that you've flagged it for potential escalation.

I'm trying not to panic, but hearing the application wasn't formally expedited and that wait times are "lengthy" is really scary. Because of this massive delay, I'm now facing a 20,000+ pounds ERC risk if this drags on.

I have two urgent questions:

1. Can we actually expedite this thing? You said it wasn't expedited because processing had started. Now that the technical issue is clear, is there any way for the seller's solicitor to submit a new, formal request that can help add priority weight? I can provide proof of the huge financial urgency (the ERC loss). 

2. What can the sellers do RIGHT NOW? Since the problem is the 'right of way release,' the seller's solicitors must have all the paperwork on that. Can they proactively send in any more information today to solve the confusion?

   •  What exactly should they be sending? A clearer explanation? Missing documents?

I need to know if we are 100% just sitting in your queue and if so how can it get further prioritised urgently, or if there's active homework the seller can do to speed up the resolution of this specific technical hold-up.

I really hope you can give me some practical steps. I'm running out of time and options.

Kind regards,
Vai

Dear Vai - expedition is not a magic wand but merely a means of getting a case to the processing start line, generally within the 10 days you refer to. However where processing has already started expedition is not available - it's already in flight so to speak nut the legal/registration requirements still need to be met. Those can take time to resolve especially on referral to senior technicians/lawyers within HMLR
There is nothing you, the sellers or conveyancers can do to add extra weight and my escalating it with the casework team should elicit an update/response as appropriate. 
I totally understand the stress and panic you are feeling but the ball is solely in our court so please bear with me and wait for something concrete to be shared.
SGL852147 SY7376 & 5

Thank you Adam - looking eagerly forward to further updates. 

Dear Vai - I have an update of sorts in that the casework team have been instructed to go back to the conveyancer as there are a number of issues with the application and supporting documentation as lodged.
The complexity of what they are trying to achieve and the manner in which that is being done means more is required 
The casework team are preparing the necessary communication and plans to be issued and they advise that it will be sent electronically in the morning once checked for accuracy.
I appreciate that this is not what you wanted to hear after such a long wait. I will let you know once issued but you will need to rely on the seller/their conveyancer to confirm the specific issues raised and details provided
SGL852147

Hi Adam, 

Thanks so much for the update.
Although it is really frustrating to hear about further delays, thank you for getting the ball moving. Atleast we know so much more than we did before. I am glad I stumbled on this forum.
 

I understand once the formal comms are sent tomorrow, we have to rely on the seller's solicitor for the specifics.

Just one final, crucial question that will help me manage my extreme financial risk - 

Once the seller's conveyancer finally gets all the required documentation lodged with you, what is the anticipated timescale for HMLR to process and consider the application from that point? 

Will it automatically go back to the start of the lengthy queue, or will it be considered a follow-up to an existing case, meaning it can be considered much faster by the casework team?

Understanding the approximate timeline after the seller submits the new docs is vital for me to decide if I can wait this out.

Thanks again for all your help and for getting the specific issues communicated!

Regards,
Vai

Vai - it doesn’t start again but will be hastened still, I’ll ensure that but it now very much depends on the seller’s conveyancer resolving matters and responding in full. The casework team can then revisit the application quickly

Extra issues may arise if they query our position or submit new paperwork that doesn’t solve matters. The complexity involved will I’m sure still exist so what then happens from a registration perspective may not be an instant fix - time will still tell I’m afraid 

We can at least do our best to keep you informed as best we can via the forum. But as it stands I imagine you/your conveyancer will need some clarity from the seller/their conveyancer first 

SGL852147

Morning Vai - the casework team's request has been issued to the conveyancer now
SGL852147

 
Hi Adam, 

Thanks for that response - it gives some comfort that the casework team has already issued the request to the sellers conveyancers now.
 

We are discussing this matter through the solicitors and estate agents to get a prompt response.
I really hope, the outstanding items can be resolved very quickly and we can close this transaction successfully.

Kind regards,
Vai