Merge two titles for purposes of sale?

Hello!&#160;<br> <br> I am seeking to purchase a property in England but have discovered that the house is on one title and the land (approx 12 acres) is on a separate title (both owned by the same individual). &#160;The seller listed it for sale as a whole and we agreed upon a price. &#160;However, my mortgage lender requires that it be conveyed on one title. &#160;The property solicitors on both sides of the transaction seem to think the land registry will not agree to merging the two titles into one. &#160; This will unfortunately make it impossible for me to proceed with the purchase. Can you please advise?&#160;

Hello Jennifer - You posed the same question on another thread and I referred to our response on that thread, however, for ease of reference have set it out again here:&#160;<br> &#160; <p><strong>We do not amalgamate titles unless some positive advantage accrues to a number of prospective purchasers (such as an amalgamation of areas of land comprising a housing development), or the request does not add unnecessarily to our workload.</strong></p> <p>Amalgamation can only happen where:&#160;</p> <ul> <li>the estates are of the same kind [for example, freehold title]&#160;</li> <li>the estates are owned by the same proprietor[s] and in the same capacity [for example, if an owner holds one title as joint proprietor and another as sole proprietor, amalgamation of the two cannot take place]</li> <li>the impact upon any encumbrances on individual titles, such as mortgages, have been accounted for &#160;</li> </ul> If you wish to apply for amalgamation we will need to complete and submit: <ul> <li><a href="https://www.gov.uk/government/publications/change-the-register-ap1">Form AP1</a></li> <li>a covering letter outlining the reasons for the request along with any supporting evidence [If you are being refused insurance, for example, then you should include a copy of that refusal with the application]</li> <li>a sufficient description or plan of the land being amalgamated&#160;</li> <li>a fee of £40.00 [cheques/postal orders to be made payable to HM Land Registry]</li> </ul> <p>To find out where to send the completed form, see&#160;<a href="https://www.gov.uk/guidance/hm-land-registry-address-for-applications">Land Registry address for applications</a>.</p> <p>The application and any supporting documentation will be considered on receipt.</p> <p>I would suggest you speak to your solicitor as they will know what to do.&#160;</p>

<p>Hi Nimish, thank you for the response! Sorry for the duplication.</p> <p>Can you please clarify to me what it means by positive advantage to a number of prospective purchasers?&#160;<br> &#160;</p> <p>my purchase of the property is only possible if the titles are merged into a single title as that’s what the lender requires.&#160;<br> &#160;</p> <p></p>

Hi Jennifer - apologies for the confusion.&#160; &#160;In your situation it has to be positive advantage to you and the lender.&#160;

<p>Nimish, so if my&#160;lender is requiring the amalgamation of the two titles in order to extend the mortgage, would this reason be&#160;accepted by the land registry? &#160;<br> &#160;</p> <p>If so, at what stage should the Form AP1 be filed? And by who? Should the seller apply for amalgamation?&#160;<br> &#160;</p> <p>Appreciate your guidance!&#160;</p>

Jennifer - We cannot tell you if the lender's reason would be acceptable or not without an application being submitted.&#160; Who submits the application is something that you need to discuss with your solicitor.&#160;