How long do expedited title transfers really take? (House sale at risk)

Hello,

I inherited my dad’s property in 2022, went through probate, and it was granted. I’m now looking to sell the house. However, my probate solicitors took ages to file the title transfer with HM Land Registry—they even forgot to submit it at first. It was finally submitted in 2024.

Fast forward to now, and the transfer still isn’t complete. My conveyancing solicitor found that the application had been stopped due to a requisition. When I contacted my probate solicitor, she kept pushing me to cancel the application and sell via a probate sale instead. She claimed that even if they answered the requisition, it would still take months for the transfer to complete—despite the fact that the application is already expedited.

She also admitted that the requisition is “straightforward” and just requires a Statement of Truth, which she described as a routine process.

My conveyancing solicitor strongly disagrees with her timeline and the probate sale option, so I instructed the probate solicitors to continue with the application and resolve the requisition. However, the probate solicitor is still insisting that the expedited application will take months or longer to complete.

I cannot sell the house until the transfer is completed, and if it really takes months, I risk losing my buyer.

So, my question is:

• Do expedited title transfers really take months, or is my probate solicitor wrong?

• The application was already expedited—it was just stopped due to a requisition. Does that mean it should still be processed quickly once the requisition is resolved?

• The gov.uk website says expedited applications should be completed within 10 working days—so why is my probate solicitor claiming it could take months?

Any advice or insight would be greatly appreciated!

Thanks.

Hello Sam P - I'm sorry to read of the issues you are facing and trust that my very general comments might help answer your Qs

• Do expedited title transfers really take months? - No providing everything required is submitted. 

• The application was already expedited—it was just stopped due to a requisition. Does that mean it should still be processed quickly once the requisition is resolved? - Yes. Expedition means that once a request is replied to then that is considered and actioned asap

• The gov.uk website says expedited applications should be completed within 10 working days—so why is my probate solicitor claiming it could take months? - the 10 day timescale relates to how quickly the case is usually considered after the request to expedite has been approved. Once processing starts how long the 'race' to the finish line takes will depend on whether it is in order. If it's not then it's as long as it takes whilst we wait for the conveyancer to provide the request information

The conveyancer is best placed to explain why they think something will take months. You haven't given any specific details so I can't check as to what's required and whether that's straightforward or not. Some applications involving a statement of truth and the claiming of land can indeed take months even with expedition. But a transfer by an executor to a beneficiary involving a statement of truth, usually linked to the beneficial ownership/restriction on the register, should be done very quickly.

Hi Adam,

Thank you—that’s incredibly helpful.

I’m not sure why my probate solicitor is giving me such different timelines than everyone else. Either she’s being vague to avoid extra work, or she’s genuinely unaware of how long things actually take with Land Registry. My conveyancing solicitor suspects the former, and honestly, I struggle to see how she wouldn’t know the correct processing times.

My reference number is H692MPT. If you’re able to check what the requisition is about (since my probate solicitor hasn’t been very helpful), I’d really appreciate it. She did mention a Statement of Truth at one point, but if it’s as straightforward and quick as she claims, why hasn’t she submitted it already? And why the incorrect LR timelines…?

Thanks again, Adam—your response has put my mind somewhat at ease.

Sam

Hi Sam - it can be tricky following average timescales over such periods of time and I suspect many probate solicitors are not always directly involved with the wider matters such as conveyancing. They can 'specialise' in their specific area 
We issued a request on 5th Dec and a reminder on 4th Feb but no replies as yet
I can't divulge the specific details here as they must come form the conveyancer acting/who lodged the application
One of the points raised does refer to the need for a statement of truth from the attorneys. We also require amendments to be made to the forms submitted
Hopefully knowing that there is a request outstanding will enable you to escalate the matter with them to resolve
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Hi Adam,

Thank you—that clears things up.

She mentioned the Statement of Truth but conveniently left out the mistakes on the forms. You may be right that some solicitors aren’t familiar with specifics outside their area, such as Land Registry timelines, but in this case, she spoke with absolute certainty. Oh well.

She has now promised to answer the requisition before the application is canceled, so at this point, I just have to wait and see.

Just one final question—you mentioned, “I can’t divulge the specific details here as they must come from the conveyancer acting/who lodged the application.” Were you referring to the probate solicitors (N.L.)? I usually associate “conveyancer” with buying and selling houses, rather than probate-related matters, so I just want to be sure.

Thanks again for your help!

Sam

Hi Sam - it's very unlikely to be cancelled but a partial or full response would be helpful
Conveyancer is a collective term for both solicitors/conveyancers as primarily we deal with legal professionals involved in actual conveyancing itself.
As the firm lodging the application are responsible for it and their client, it's for them to really manage any specific details around the actual application itself. NL Limited lodged the application 

Got it, thanks. I learned something, too!

Thanks again Adam (this online forum is an excellent resource!)

Sam - everything is a school day re such things, even for me and I'm supposed to know it all

Hi Adam.

My probate solicitor has finally answered the queries by the Land Registry. Could you please check to see if it has been looked at yet? Thank you!

Hi Sam - they have not replied in full as yet. We explained that to them on the 24th Feb
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Thank you Adam. This is so frustrating. I will get back on at them...

​​​​​

Hi Adam,

Just to clarify - when you told me that N.Law still hadn’t replied in full, was that after they had already submitted the Statement of Truth on the 24th of February?

I just want to be absolutely certain that the Land Registry has actually received and reviewed their submission from the 24th - because right now, they’re deflecting blame and being incredibly rude when I push for answers.

Thanks again for your help,

Sam

Hi Sam - we have received and reviewed the statement they provided. But it did not include all the required facts/information

Hi Adam,

Thank you for your response (again).

It seems my solicitor is unsure what was missing from the initial submission, as in her latest email, she attached a message that she had sent to the Land Registry that simply says:

"Good morning,

Further to our submission on the 24th February 2025 of further evidence and signed Statement of Truth, and your letter dated the same, we have previously confirmed that N.Law Trustees are acting as the conveyancer as per the Letters of Administration (previously submitted). Please can you confirm that you have all required documentation?

We look forward to a speedy conclusion.

Thank you."

It’s frustrating because surely she should know what was missing, and surely she would see that the application has been stopped again?

I understand that you can’t share specific details, but I can only hope the Land Registry will clearly outline to her what is still required. 

I don't know what else to say. Or what I want you to say, really. I think I'm just venting. Anyway, I will post here again when I get some clearer answers about what's going on. 

Sam

Hi Sam - well between you and I exchanging posts on here the case has been completed and the register updated. I can only assume that something 'more' was provided to close the gap and enable us to complete the registration 
DN79747

Woooow. I can't believe it! Hm, I'm not sure my solicitor will admit anything on her end, but I'm glad I won't have to chase her - or this company - anymore. Only took the best part of 3 years.......

And before I waste a few pounds, I would like to ask one final question: if I go and buy the title deeds online right now, will my name now appear? I'd like a copy for posterity's sake, but don't want to waste my money.

Finally, I just want to say a huge thank you. Finding this forum has been like stumbling upon a warm pub in the middle of a bureaucratic blizzard - it has genuinely been a lifesaver!!

Sam - all online but now in an email too. You are named on the register
Just glad it's finally done and you can move forward positively from here - thank you for your kind words. The forum certainly works as a contact channel for many and also for the much larger number of users who find answers without the need to post 

Thank you, Adam, and I really appreciate the email you sent as well.

I’m impressed with this forum and also how quickly the Land Registry has handled things. I always imagined it as a slow-moving monolith, but in this case, everything on your end has gone incredibly smoothly. Maybe not so much on my end, but you’ve certainly helped to iron out the creases!

Thanks again for all your help.

Sam P - the warm pub in a blizzard analogy was the clincher. Best wishes