Advice on expedited first registration delay 2021

Hi, I am stuck in a property chain where the bottom property is awaiting land registry registration, the rest of the chain is ready to completed. The property was built and sold originally in 2021 and there is a current application that has been in the system for years. The property was subsequently sold in September 2025 at which point I entered the dreaded chain. And expedite was approved in the registration request in January 2026 and the solicitor at the bottom of the chain say they are chasing daily for an update but we still have no status beyond still waiting. I came here looking for some advice ideally from one of the kind HM Land registry staff members that I can see are so helpful in this forum. I know that this is an unusual situation but I feel like unless something pro active is done i risk loosing my sale and the chain will fall through, there are 6 properties in the chain. Obviously this would cause significant heartache for many families not to mention the financial impact, I personally stand to loose thousands if that happens. I am sure that the solicitors are following the correct procedures but from what I can see that so far has consisted on waiting in hold on the telephone resulting in no update. -Is there an escalation process beyond the expedited? -Notwithstanding complications if the case is purely sat with HM Land Registry awaiting processing can timescales be provided so that the rest of the people in the chain can start making plans - as an interested party apart from posting here is there anything else I can do? I appreciate any advice you can provide, our lives are in limbo and have been for almost 6 months Many thanks, James

Hi James - sorry to read of the issues re the delayed registration and impact on the chain. However without specifics re the property/title it's impossible to add anything to what you already know Do you have any specifics to share?

Morning Adam, thanks for the quick response - really appreciate you taking the time to reply. The property in question is 5, Fir Tree Court, Knottingley WF11 8FA Any advice you can provide would be hugely appreciated. Regards, James

SC - many thanks. That application was completed on 28th Feb under title YY191062 It was lodged in Feb 2024. Processing started in Jan 2025. But it took until Feb for the conveyancer to provide all the required paperwork/information

Thanks Adam - just to confirm, the registration application for the above property has been completed?

SC - that's correct. Apologies for not being clearer

Hi Adam - I have been made aware today that the registration is in fact not complete without further information and so the chain is once again stuck. Is there anything you can advise on with regards to any issues with the registration or general advice on potential timescales. My estate agent is pushing hard for me to relist the property which after six months in I am reluctant to do unless there is a realistic long term delay Again thanks for your help, James

Hi SC - the title YY191062 for that address has been completed so I'm unsure what the missing information is that you are referring to. Has the chain offered any more details? There's nothing pending at our end re that address/title

Yes they have mentioned that there are three garages adjoined to the property two of which are leased to other plots and one owned by the property that are not taken into account on the registration. Are you able to check this for me and advise?

SC - not much I can really confirm but the development does appear to be an unusual one with properties at first floor level with garages beneath. That could tie in with a problem if they have realised that the registered information is wrong but there's nothing with us at present to indicate that an issue has been identified and raised with us as yet

Hi Adam, Thanks so much for checking again and replying so quickly — really appreciate it. The estate agent mentioned that the issue relates to three garages adjoined to the property: two leased to other plots and one owned by the property itself, and that these “are not taken into account on the registration.” They couldn’t give any more details or timescales, so I’m trying to understand if this is a common post-registration thing. Is this type of garage lease/ownership split something that often needs adjustment after registration, or could it be a misunderstanding? Any general advice on how these are typically resolved would be very helpful. Thanks again for your time — it’s been invaluable. Regards, James

SC - it's not a common post-registration thing but as humans are involved mistakes can happen. If the garages have been leased and missed so to speak then it's an issue to be resolved. The conveyancer needs to get in touch asap to point out the 'error' and we can take another look to correct it as appropriate. If the error was ours then it can usually be remedied quite quickly but if not then the delay could be lengthy as we are reliant on the conveyancer/owner/developer to resolve it.

I have the details of the issue from the estate agents with regards to the registration of the property and the wording they have provided is below, this doesn’t seem consistent with what you have been able to advise as you have knowledge of the garages. <br> The property has now been registered, but the leases to the garages haven’t been registered and seem to have been missed, overlooked or for some reason, something has happened where the title has come back and doesn’t look like we’d expect it to be

SC - that broadly matches what I said as they appear to be suggesting the garages have been leased but that's been missed when registering this specific plot. If there's been an error then the conveyancer needs to get in touch asap to have that investigated - they haven't as yet re title YY191062

Thanks Adam I have had the following update from the chain. It appears that a request has been made and an expedite raised to address the matter of the garages. So it seems that the error was not with Land Registry but with noble homes. Given that this has recently been requested/expedited what are the likely timelines assuming that noble respond to requisitions in a timely fashion? I have spoken to her and she has advised that the two garages that form part of the property are not actually owned/used by the seller of 5 Fir Tree Court, she has contacted Noble homes who should have registered them into their ownership, they did originally put an application into the land reg however they failed to reply to requisitions so the land reg cancelled the application. The solicitor has told them what they need to do, what requisitions will be raised and how to deal with them. They confirmed that they put the application in last week (believed to be Thursday) and they have expedited – as per land reg timescales once the expedite has been accepted it will be looked at within 10 working days.

SC - noted and appreciated but being definitive re timescales is impossible other than expedition gets the processing started as you state within 10 days generally. The issue they are going to face is that they have submitted 2 applications to register the 2 leases re the garages. That sounds good but they've lodged them against the new title for Number 5 and as you know already Number 5 has been registered separately and to a private individual. I very much doubt that is what the solicitor recommended that they do IN an effort to help I will add a note to the live cases to help sign post what appears to have happened. That will enable the casework team to review the cancelled applications and what's been submitted. They will have to go back to the lodging conveyancer to correct matters before anything can progress further hence impossible to define timescales. This will take some unravelling YY191062

Thanks Adam your information has helped me navigate the issue and push the chain for meaningful updates. In response to your latest message I received the following The Builders Solicitor has applied correctly The Freehold Title for the building comprises of a freehold property with 2 garages underneath. The land registry will thus refer to the 2 garages on the freehold title and issue 2 new leasehold titles for each garage. The land registry will raise a requisition as to why this is being done now rather than from the developers original title however the developer/company still has an overriding interest and there is legislation which can be quoted.

SC - that's all noted and appreciated. They've chosen to explain it in different terms. You'll need to wait now until the process completes - make a note to post again in 5-7 days and we can take a look to see if there's an update. YY191062

Hi Adam, It looks like things are starting to move a little more freely now as I have already have had the below update from the chain Please see below update from Noble Homes acting solicitor: Hi Lisa, Thank you for your email. I confirm that we have received some requisitions from the Land Registry today in relation to our applications. These were expected and I have responded to them this afternoon. I am hopeful that this will result in the Leases being registered next week. It would be interesting to see if this aligns with the status on your system and what your thoughts are. Thanks again! James

Hi again SC - things are moving and it appears with some positivity as to what could happen to correct matters. However before any changes can be made we do have to contact the current registered owner and any mortgage lenders to confirm that the changes can be made. Those contacts/checks are underway and they have until 15th April to respond. The conveyancer you refer to would not be aware of that next steps when they provided their own commentary Whilst the checks could complete sooner if they all respond positively that may not happen and as such any amendments are unlikely to happen until shortly after the 15th April. Next week seems very unlikely but as mentioned the conveyancer would not have been aware