Boundary Error - update on application

We are in a chain impacted by a delay at Land Registry. From what I understand, additional land at the bottom of the garden was purchased but the boundary drawn incorrectly, so a small slither of the garden between the original title and the purchased land is not registered under either title. The process to rectify this was started over three months ago and I know that neighbours have been informed, which from what I have read is the third and final stage. 

We are not getting the full picture, just told from the other solicitor that the application approval is expected imminently, I think to not worry us. The latest request to escalate was responded with "wait another 5 days". We would really like to know where exactly in the process this is and if we are actually looking at a resolution soon or if it is going to be months. Is that 5 days until the application is fully approved?

Have been given the title# S Y 672 107

 

A S - the application is with us and one referral to a senior officer to decide on next steps inc if the registration can be completed. It's unclear as to whether wider checks will be needed but that's one of the things to be confirmed
I will query with the casework team for an update and post once I have one to share
SY909026 (provisional title number)

Hi Adam - so in the 5 days we've been told to wait, it will be completed or asked for extra checks? What could these checks possibly be if neighbours have already been consulted? 

Hi A S - the 5 days is what the conveyancer has informed you but it could be accurate from our end as well depending on what's decided/needed
Wider checks may not be needed but an example of where they might be is when supporting evidence indicates neighbours agree/consulted but we still have to check that's genuine
You'll have lots of Qs and uncertainties but best to deal with facts from our end at least and I'll update here when I have some to share although I can't share very specific details as it's not your application and you may have to rely on the conveyancer to share as appropriate also
SY909026 

Thank you. Yes we don't need to know details just if this is indeed the final step which could indicate how much longer we have to wait. I know they have been expediting but it never seems to make a difference. Thank you in advance for your help 

A S - expedition makes a huge difference but it's really only there to get the case to the processing start line sooner than it would if not expedited. After it's been expedited everything hinges on it being in order, it's complexity and then whether more is needed from the conveyancer or third parties. 
Things like 'small slither' and 'drawn incorrectly' imply not only complexity but also more being needed too. On paper things can seem very simple but land law/registration requirements may not match that perceived simplicity but without expedition the processing of this application may not have started until May/June next year 
SY909026

Thank you. So I'm clear, the expedition gets it to processing stage. If everything is fine it proceeds. If everything is not in order, feedback will be given to allow things to be corrected / supporting evidenced? Once corrected or additional evidence etc is provided then this is supplied then re-expedited to get it back to the front of processing? 
 

A S - correct 

Hi Adam, I am a bit confused about the information I have been provided. Last week apparently Land Registry told the solicitor to wait 5 more working days. That takes us to today, but I am unsure if that deadline is for the application to be completed, or the date that it is possible to re-expedite again. Are you able to advise please?

Hi A S - there's no 're-expedite' as you put it as once expedited it remains as such and previous posts indicate that it was the conveyancer who told you 5 days
From our perspective the case is being reviewed by a senior officer to confirm next steps from a registration perspective. 
I have escalated it with the casework team and I expect them to contact the conveyancer who submitted the application shortly to advise what happens next
SY909026
 

Thank you - advice on next steps shortly would be appreciated. As with most of the cases in this forum, the chain is dependent on the application progressing. If they know what needs to be rectified it can be addressed quickly and if there is no further information needed it can prevent everyone chasing each other!

A S - the casework team have emailed the conveyancer and intend to ring them this afternoon as well to try and move matters forward. 
If that contact is successful then matters can progress further
SY909026

Thank you, although this is not the update we wanted to hear. Is the only way of getting the 65 notice period shortened is if the registered owner consents to the application? And if so, is it possible to tell if the registered owner is a current neighbour?

A S - I would recommend speaking to the conveyancer again as it has been explained to them as to who the Notice has been served on and they can explain why.
If the recipient responds positively and sooner then the registration can be completed before the 65 day notice period expires 
SY909026

Thanks, the conveyancers are not the quickest and I am told conflicting information sometimes but I will try. After the 65 day period expires, how quickly is the application normally completed?

A S - usually within 2/3 days providing nothing else has cropped up 
SY909026

Thank you Adam. As expected, information is not being shared with us and we are now going to be in the dark for the next three months, unsure when or if we will be moving at all. If there is any update on the notice will you be able to notify us on this chain?

A S - feel free to check in to see if a response has been received. I would suggest asking the conveyancers involved to update you as well as they may be more aware of whether the recipient is going to or has replied in some way
SY909026

I will check in in one month. Unfortunately conveyancers have said they won't respond to my questions and the estate agent isn't very helpful either so I'll just have to pray for no objections!

Sorry Adam, another question. How is the proprietor notified? Is it just by post (to the address on the title) as I know that they are no longer at that address. At least we know then that we can wait for the clock to count down.