Assent and transfer

Good evening,
I am the sole beneficiary to my late mother's estate and have inherited her property. Grant of probate has been issued. I am now trying to transfer the property in to both mine and my wife's names and have hit a stumbling block with the AP1 form. 

Do I need to add both Assent and Transfer to Panel 4 of the form, along with both my name and my wife's name in section 6? Or do I need to complete two separate AP1 forms, firstly to go with the AS1 form to transfer the property in to my name and then another to go with the TR1 form to add my wife to the register? 

Many thanks in advance,
Adam

Good Morning Adam - you need to go back to the start here as the forms you require are AP1, TR1 and ID1/ID3 as appropriate
You can only ever transfer the whole of the legal title in this way. Form TP1 is used where you are transferring part, for example a bit of the garden
Form AS1 is used where a personal rep is transferring the whole of the title to a beneficiary. Not to a beneficiary + 1
Use our online assisted guidance to confirm the forms and guidance you need - HMLR Guide: Start - External  · HM Land Registry 
Land registration is complex, designed to protect legal and financial interests in property. There can be significant consequences for any error. Please consider seeking legal representation. Before making an application without legal representation, it is important to consider the benefits of using a conveyancer.

Good morning Adam,

Thank you for your response. 

I believe it is all understood - to clarify, I need to transfer the property in to my name first using the AS1, AP1 and ID1/ID3 forms as the beneficiary and then deal with the transfer separately using the AP1, TR1 and ID1 forms for both individuals? 

Best,
Adam

Good Morning Adam - no, the executor can simply transfer the title to the new legal owners using forms AP1, TR1 and ID1/ID3 as appropriate. There's no need for the AS1 to be done first 

Thank you for clarifying Adam, much appreciated. 

Good morning Adam,

I was hoping I might be able to get an update for reference U711ZBV, which links to the above query. Hopefully the forms were filled in correctly! 

Kind regards,

Adam

Good morning Adam - We have started working on the application but there are a couple of questions that need to be addressed.  We have written to you on 5 November about them.  The letter has gone out by 1st Class post so should be with you soon. 

Good morning Nimish,

Thank you for the update, I'll aim to respond to the questions asap. 

Many thanks,

Adam

Morning Nimish,
I still haven't received the letter with the questions regarding the application.

Morning Adam - the request was issued by post on the 5th November. I'll ask the casework team to re issue it
HP472913

Morning Adam,

Letter received, with thanks. It states form ID1 section B for myself was not completed by our solicitor - could I please ask you to double check this? I'm sure the forms were completed correctly before sending. 

Apologies if this is not the case, I will get it sent back and correctly filled in asap. 

Kind regards,

Adam

Afternoon Adam - section B on your ID1 has not been completed on the one submitted 

Thanks Adam, my apologies. Hopefully will be with you Thursday. 

Good morning Adam/Nimish, 

Would you kindly confirm if the transfer has been completed? I will need to notify conveyancers as soon as possible - the timeframes are getting a little tight! 

Kind regards,

Adam

Good afternoon Adam - The application is still with us.  Whilst you have responded to our queries, there are other procedures that we are required to carry out before the application can be completed.    

 

Good morning,

Could I please have an update on this application? I need to complete on a property by 15th December and conveyancers are now telling me if this is not resolved by this week it is very unlikely that will happen. 

Good Morning Adam - the processes my colleague referred to do not complete until after the 6th December. The process includes confirming the verified identities and checking with the personal representatives of the deceased at the property address. 
HP472913

Hi Adam,

I was under the impression that the request to expedite would mean a quicker resolution to this process due to significant financial and contractual difficulty that we would face. The mortgage funds must be released to our solicitors ahead of the 15 December 2025 completion date, and this cannot happen until the names on the title have been updated. It still has to go through conveyancers who have suggested a month is needed for the remortgage, hence the panic in needing to check on the application. 

Many thanks,

Adam

Hi Adam - noted and appreciate but expedition isn't a magic wand with regards completion of any application. Expedition gets a case to the processing start line far quicker than it would normally and generally within 10 days of the request being approved.
Once processing starts how quickly it is then completed depends on the registration requirements including whether it has been lodged in order and what wider checks might be required. 
The application was received on 24th October and expedition approved on the 26th. Processing started on the 5th November. Expedition did it's job as the wait time can be a few months normally, if not longer.
Once processed we needed more with regards the fee and ID form and we received replies to resolve on the 13th November.
Wider checks were then started, as they are in every case where an application is submitted, and those will depend on the type of application and/or who submitted it. Such checks can't be expedited as recipients are given time to consider, consent or object to the application as appropriate. The checks are there to minimalise the risk of property/identity fraud hence not subject to expedition.
HP472913

Hi Adam,

Thanks for the clear explanation. I appreciate the breakdown of the timelines and the steps involved, especially around the wider checks and why they can’t be expedited.

Kind regards,

Adam