Application taking 2 years

Hi, my application is nearing in on 2 years. I have a sale waiting to go through and the buyers are getting close to pulling out. I am also moving 3 hours away and have a new house and job lined up that is at risk too now.

An expedition request was approved over a year ago. How can I make sure this is actually done and doesnt impact my sale?

On the phone I have been told it is reliant on another group of applications but I can't just have all of my plans unravel because of this surely?

The enquiry reference for an enquiry submitted today is: 250326-4503659

Benjamin - prior applications, namely those which have priority as affecting the same seller's title, can have such a marked impact. That impact can be significant if they are not in order and cannot be completed as they then delay the processing of your own application - whilst your personal circumstances/urgency can trigger expedition that doesn't then wave the 'priority' order as explained in this forum thread
Priority - what does it actually mean in HMLR terms? · HM Land Registry
If you have contacted our support team then they will escalate matters with the casework team for you

Thank you Adam. When can this be expected to be complete? I keep being told I will get this answer but I never receive the email. I need to know how long this is going to hold up the sale of my property for.

Benjamin - impossible to be definitive as the prior applications include the one where your actual seller was transferred ownership as well. And there are numerous pending applications against that seller's title as well as yet unprocessed.
The issue of exchange/completion timings is one to discuss with your conveyancer.
For example when you bought from Taylor Wimpey their own purchase from BDW Trading had not been processed/registered but you were still able to exchange/complete 
Presumably your buyer is not willing to do the same and as such timescales will continue to be stretched until Taylor Wimpey's own application is processed/registered and more
GR475449

Thank you for the explanation, it's very helpful.

How would it be possible to sell without registering?

So the issue lies that the applications transferring the land from BDW Trading to Taylor Wimpey have not been completed? Is there any way to have this expedited as I'm aware I'm not the only person with this issue.

Benjamin - a purchaser might rely on exactly the same evidence that you relied upon to complete your own purchase PLUS a copy of your own Transfer for example. 
It's a little like replicating what would have happened pre-registration. Each sale/purchase creates a new legal deed to add to the previous ones to show and confirm how the ownership has changed over the years
Your scenario is not an unfamiliar one as to why you were able to complete but the current buyer might not be able to despite the above point. Often that's due to the mortgage lender involved and their mortgage product as their risk profile might be different and they won't agree to lend whilst the 'pending' registrations remain in play - your conveyancer/buyer's conveyancer should be able to confirm though
Your application has already been expedited and several others also re the numerous prior pending applications
I will ask the casework team to take a close look at what's preventing things from being completed but it's a big task and will take time for them to check, confirm and try to find a way forward
They will have already done this following the initial expedition but will ask them to review it again
I'll post again when I have something more concrete to share
GR475449
 

Benjamin - looking at the issues re the significant number of prior applications affecting your plot and the larger development the current stumbling block is an application submitted by Geldards in April 2022 acting for Western Power Distribution (West Midlands) plc in relation to the title as owned by BDW Trading Limited 
We are waiting on them to provide a correctly completed certificate from BDW Trading Limited as requested in Oct 2024. They have recently asked for more time to respond.
Whether your conveyancer is able to bring any pressure to bear on Taylor Wimpey, who bought from BDW Trading, who in turn can do the same with DWB/Geldards I do not know - I suspect not and the response will be that we have to wait.
Once that application is completed then things should start to move on the later applications that then need to be processed and completed to firstly enable the Taylor Wimpey title to be created. And then your own and other plot purchases as well.
There are a number of 'dominoes' to fall in succession here so there is still some way to go but if we can get a positive response from Geldards/BDW then we shall see what can then follow
GR475449 & AV128857 (BDW title)

Hi Adam,

Thank you for the update and information. Is there any way for yourselves to put pressure on the outstanding request for information? Them taking years to provide this seems to be what’s causing all these issues.

I’m at a loss with what I can do to make sure my sale, and therefore purchase doesn’t fall through... given it’s already been 2 years since I purchased, how can I know this isn’t going to take another 2 years...

Hi Benjamin - no. We have already chased/reminded them and the ball is in their court. At some point a decision might be made to cancel but doing so now after so long might create wider issues down the line for the rest of the development
I have made a note to keep an eye on the titles so that when their reply comes in things can be moved on as quickly as possible
Specific options for what you can do would be something for your conveyancer to advise on although suspect they may feel that their hands are tied re the specifics I mention
GR475449 & AV128857 (BDW title)

Hi Adam,

Taylor Wimpey have informed me today that they spoke with Land Registry today, who are now addressing the situation. Are you able to share any further what the updates are as Taylor Wimpey won’t give us any further information.

thanks, Ben

Hi Benjamin - there's nothing showing up in the obvious locations re any recorded contact against the Taylor Wimpey application or others I'm afraid. If they have done something then hopefully that will help move matters forward
I will check with the casework team to see if they can clarify but the complexities and sheer number of pending application may make it very difficult to be definitive re timescales 
GR475449 & AV128857 (BDW title)

Thank you Adam. We’re on the edge of significant financial loss so we’re trying to do everything we can to get this resolved.

Benjamin - totally understood and appreciated and you are going about it in the right way. You need to work back from your own purchase through Taylor Wimpey and then their own seller.
Unfortunately I suspect you may not get any further than Taylor Wimpey as anyone else may refuse to engage with you as you are not their client/purchaser
GR475449 & AV128857 (BDW title)

Thank you, we’re also trying to get BDW and Geldards to take action, and have reached out to the local MP too. 
 

it’s about to be a much wider issue as a large portion of TW residents here will be coming up to remortgaging any minute now.

Benjamin - all noted and appreciated. Once I have some additional insight from the casework team I'll share here as well
GR475449 & AV128857 (BDW title)

Benjamin - update from the casework team reaffirms my own understanding that the first obstacle is a pending application from Geldards (AV155872 and other titles inc BDW) 
We are waiting on them to resolve an outstanding issue and if they don't do so this week a decision will be made to enable matters to move forwards.
Whilst that will remove the initial obstacle it may not enable a clear path to your own application but we will have to see

Thank you for the update Adam. We will sit tight and pray for a good update next week to see what it brings.

Good morning Adam, has the decision been made to move forwards?

Good Morning Benjamin - not as yet but that should happen shortly. I am in touch with the casework team and have asked them to update me as appropriate
GR475449 & AV128857 (BDW title)