Query Regarding Middle Name Discrepancy and LPA on Title Register

Hello,

We are currently in the process of purchasing a property. However, there is a complication regarding the seller’s name on the title register. The seller is acting through an attorney under a registered Lasting Power of Attorney (LPA). The issue is that the LPA documentation includes the seller’s middle name, whereas the name on the title register does not.

Our solicitor is insisting that the seller’s solicitors contact HM Land Registry to have the title amended to include the seller’s middle name prior to exchange. However, the seller’s solicitors are proposing to rely on the LPA and a statement of truth (already provided) and suggest submitting this to HM Land Registry after completion.

My questions are:

1. Is it necessary to update the title register to include the seller’s middle name before exchange, or is the combination of the LPA and statement of truth sufficient?

2. If the change to the register is required, is this a straightforward process that can be completed quickly (e.g., within 24 hours), or is it likely to cause significant delays?

3. Is there a standard or recommended approach for handling this kind of discrepancy?

We are approaching the point of exchange, so time is of the essence. Any guidance would be greatly appreciated.

Thank you in advance.

Hello Stephanie - such matters are generally only resolved between the conveyancers as it is for them to decide what they can/cannot accept prior to completing on a transaction
From a purely registration perspective IF an application with such a name discrepancy is submitted by a conveyancer ,and the name with the issue is coming off the register, then that is usually acceptable. We take the view that the conveyancers have checked/confirmed that the named parties are one and the same person etc for example
NOTE - that doesn't mean that sharing what I have said with the conveyancers means that the final application will be accepted without issue as every application will be treated on merit once submitted and processing has started.
If they can't resolve matters then an application can be made to update the register re the name. A request to expedite can then be made and generally speaking the register can be updated within 2 weeks 
The standard recommended approach where two conveyancers cannot agree is to apply to update the register and request expedition 

Thank you. Very helpful and informative.