Timeline update on expedited application

<p data-path-to-node=2>Dear HMLR team,<br> <br> 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.</p> <p data-path-to-node=4><b>Here is the background and why I am desperate for a quick answer:</b></p> <ul data-path-to-node=5> <li> <p data-path-to-node="5,0,0">The seller applied way back in <b>August 2024</b> 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 <strong>pending for over 16 months now</strong>.</p> </li> <li> <p data-path-to-node="5,1,0">We were told it was formally expedited around <b>November 21st</b>. The 10 working day deadline passed on December 5th.</p> </li> <li> <p data-path-to-node="5,2,0">As of December 5th, we&#160;have now been told the application has been passed to a <b>senior member for guidance on one or more technical points</b>, meaning we're facing <i>yet another</i> indeterminate delay.</p> </li> </ul> <p data-path-to-node=6>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&#160;is delayed any further, I stand to lose my mortgage's Early Repayment Charge, about&#160;<b>£20,000 and potentially my mortgage offer too</b>. I need clarity to avoid this financial disaster.</p> <p data-path-to-node=7><b>I would be incredibly grateful if you could please share the following:</b></p> <ol data-path-to-node=8 start=1> <li> <p data-path-to-node="8,0,0"><b>What exactly is the technical point</b> that needed referral to a senior member? Any detail you can share would help me understand the complexity.</p> </li> <li> <p data-path-to-node="8,1,0"><b>What is the realistic timeline now?</b> Since it's gone to a senior colleague, can you give a new, honest estimate for when this application will be completed?</p> </li> <li> <p data-path-to-node="8,2,0"><b>Is anyone waiting on&#160;the seller?</b> Is the delay entirely internal to HMLR, or has the senior member raised any questions/requests&#160;that the seller's solicitor needs to deal with?</p> </li> </ol> <p data-path-to-node=9>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.<br> <br> <strong>Your Reference Number:</strong>&#160;KF/BRI3940/1<br> <strong>Application Reference Numbers:</strong>&#160;<br> 1.&#160;X851JNT&#160;(Title Number: SY7375)<br> 2.&#160;W851JNT (Title Number: SY7376)<br> <br> Really appreciate your urgent response in this matter.&#160;<br> <br> Kind regards,<br> Vai</p> <br> &#160;

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

Dear Adam,&#160;<br> <br> 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. <p data-path-to-node=3>I'm trying not to panic, but hearing the application wasn't formally expedited and that wait times are &quot;lengthy&quot; is really scary. Because of this massive delay, I'm now facing a 20,000+ pounds&#160;ERC risk if this drags on.</p> <p data-path-to-node=4>I have two urgent questions:</p> <ol data-path-to-node=5 start=1> <li> <p data-path-to-node="5,0,0"><b>Can we <i>actually</i> expedite this thing?</b> 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 <b>can help add priority weight?</b>&#160;I can provide proof of the huge financial urgency (the ERC loss).&#160;</p> </li> <li> <p data-path-to-node="5,1,0"><b>What can the sellers do RIGHT NOW?</b> 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?</p> <ul data-path-to-node="5,1,1"> <li> <p data-path-to-node="5,1,1,0,0">&#160;What exactly should they be sending? A clearer explanation? Missing documents?</p> </li> </ul> </li> </ol> <p data-path-to-node=6>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 <b>active homework</b> the seller can do to speed up the resolution of this specific technical hold-up.<br> <br> I really hope you can give me some practical steps. I'm running out of time and options.</p> <p data-path-to-node=7>Kind regards,<br> Vai</p>

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<br> 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.&#160;<br> 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.<br> SGL852147 SY7376 &amp; 5

Thank you Adam - looking eagerly forward to further updates.&#160;

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.<br> The complexity of what they are trying to achieve and the manner in which that is being done means more is required&#160;<br> 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.<br> 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<br> SGL852147

Hi Adam,&#160;<br> <br> Thanks so much for the update.<br> 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.<br> &#160; <p data-path-to-node=2>I understand once the&#160;formal comms are sent tomorrow,&#160;we have to rely on the seller's solicitor for the specifics.</p> <p data-path-to-node=4>Just one final, crucial question that will help me manage my extreme financial risk -&#160;</p> <p data-path-to-node=5><b>Once the seller's conveyancer finally gets all the&#160;<i>required</i> documentation lodged with you, what is the anticipated timescale for HMLR to process and consider the application from that point?&#160;</b></p> <p data-path-to-node=6>Will it automatically go back to the start of the lengthy queue, or will it be considered a <b>follow-up</b> to an existing case, meaning it can be considered much faster by the casework team?</p> <p data-path-to-node=7>Understanding the approximate timeline <i>after</i> the seller submits the new docs is vital for me to decide if I can wait this out.</p> <p data-path-to-node=8>Thanks again for all your help and for getting the specific issues communicated!</p> Regards,<br> Vai

<p>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</p> <p>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&#160;</p> <p>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&#160;</p> <p>SGL852147</p>

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

&#160;<br> Hi Adam,&#160;<br> <br> Thanks for that response - it gives some comfort that the casework team has already issued the request to the sellers conveyancers now.<br> &#160; <p data-path-to-node=5>We are discussing this matter through the solicitors and estate agents to get a prompt response.<br> I really hope, the outstanding items can be resolved very quickly and&#160;we can close this transaction successfully.<br> <br> Kind regards,<br> Vai</p>

Hi Adam,<br> <br> Hope you are well.<br> <br> I am told that the solicitors have now responded back - the delay in response was apparently due to the law firm being merged into another. Since we are going down to the wire on this transaction, could you please help us with getting the casework reviewed urgenty?<br> <br> If there is anything we can do, please do let me know.<br> <br> Regards,<br> Vaishakh

Dear HMLR Team, Thank you for your previous correspondence regarding the pending application. I have now received confirmation that the conveyancers have responded in full to all requisitions raised by HM Land Registry. There was earlier delay due to the original conveyancing firm being acquired by another practice, which unfortunately disrupted their response timeline. I am advised that all requested information has now been provided. This matter has now been outstanding since August 2024 and the prolonged uncertainty is causing me considerable stress. I am in the process of purchasing the property and am reliant on this registration completing in order to port my existing mortgage. If the transaction cannot proceed in time, I face the very real risk of incurring a substantial Early Repayment Charge (ERC), which would represent a significant and avoidable financial loss for my family. Beyond the financial exposure, the lack of certainty around timescales is making it extremely difficult to plan housing arrangements and manage related commitments. The situation has become increasingly worrying. I fully appreciate the pressures HM Land Registry is under, but I would be sincerely grateful if the application could now be reviewed and progressed as a matter of urgency. If it could be allocated for priority consideration now that all outstanding matters have been resolved, it would make a very meaningful difference. Thank you for your time and understanding, and I would greatly appreciate any update you are able to provide. Regards - Vai

Dear Val - I'm afraid we have not received a response as yet re the outstanding requests. SGL852147

Hi Adam, Thank you again for your earlier update and for your continued assistance with this matter. On Friday, I received formal confirmation from all solicitors involved that the outstanding requisition has now been fully responded to. I understand that this is an important step forward, and I am grateful that the application can now move to the next stage of review. That said, I remain extremely anxious about the timing. The transaction is dependent on this registration being completed, and any further delay places me at real financial risk due to the potential Early Repayment Charge (ERC) that would arise if I am unable to port my mortgage in time. The situation has already been ongoing for a considerable period, and the uncertainty is understandably causing significant stress. Given that all requisitions have now been satisfied, I would be very grateful if the application could be reviewed and concluded as promptly as possible. As you kindly indicated previously that the matter could be expedited once the outstanding information was received, I am respectfully requesting that it now be allocated for urgent consideration so that this process can finally be brought to a close. I sincerely appreciate your support and would be grateful for any indication of expected next steps or timescales. Regards, Vai

Hi Vai - as mentioned we have yet to receive any replies from the conveyancer SGL852147

Hi Adam, Thank you for your previous update. It appears that the solicitors have responded back to the requisition. However the requisition pertains to title SGL850232 (part of TR1) and not SGL852147 (part of TP1) between the same 2 parties. Are there 2 separate requisitions that are dependent? Are you waiting for a response to the requisition for the linked TR1? All parties are under the impression that they are awaiting land registry processing. I just want to make sure all parties are on the same page to help progress this transaction forward. I have already explained how challenging this is for us and I really appreciate your continued support. Please do let me know if there is anything that could further clarify the situation. Regards, Vai

Hi Vaishakh - the two titles and applications you refer to are both linked and attached to one another. The only request issued to date was via SGL852147 and we await a response from Gotelee Solicitors to our request dated 11th Feb. Reminders issued on 9th Fab and 9th March as well

Hi Adam, Thanks for the quick response. Gotelee solicitors were merged into Mezzle Law last year and Mezzle have been working this application. Could it be possible that due to this change that although the solicitors sent the responses, the system has not got updated due to change in solicitors? My solicitors has sight of a requisition from Dec 11th that Mezzle suggest has been responded to on 27th Feb at 13:03 pm. I just wonder if this change of solicitors has resulted in responses having been misdirected or not been linked? Is there anyway to check if the responses received from Mezzle Law are linked to the application? Regards, Vaishakh

Hi Vaishakh - we are aware of the firm being 'taken over' and the last reminder was issued to Mezzle Law. However they have not submitted anything to date so clearly something is falling between the cracks between them and us. I would recommend asking Mezzle Law to confirm what they have submitted, when and through what channel and with what case reference - I can see if we have received anything that's not been added to the actual application I doubt if anything has been misdirected and not linked as they would have cited the correct details, I assume