Combining Title Deeds on a single property

We live in an equestrian property, which was purchased in a single transaction.  Due to previous owners buying more land to extend its area, this property has multiple title deeds, of which the house and gardens are one.  I would like to combine all of these into a single title deed, primarily as it is impossible to get normal home insurance on a property with more than one title deed.  Please can you advise how to do this.

Martin - Our general response to an amalgamation request is as follows

An amalgamation is the joining of two or more parcels of registered or unregistered estates affecting different extents of land under a single registered title.

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.

Amalgamation can only happen where: 

• the estates are of the same kind [for example, freehold title] 
• 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]
• the impact upon any encumbrances on individual titles, such as mortgages, have been accounted for  

If you wish to apply for amalgamation you will need to complete and submit:

• Form AP1
• 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]
• a sufficient description or plan of the land being amalgamated 
• a fee of £40.00 [cheques/postal orders to be made payable to HM Land Registry]

I am doing the same ( merging two title deeds into one)- the main house with 100ft garden plus the back land 50 feet deep. ( paid stamp duty for both when bought it and found out they are under different deeds ( but under the same name).
I am going thru the form and here are the the queries as follow-
​​​​​​ -is ID proof needed?
-do I need to supply the certify copy of the title deeds? Plus visuals of the place?
-How do I check the payment amount/cost for this application? I am a bit confused about this.
-instead of posting, where can I send the form online?

Please advise on this.


 

TK - no re ID if the application is solely to amalgamate (merge relates to leasehold/freehold tenures and the closure of the former)
No as we hold the registered information electronically 
Fee - £40 payable by cheque/postal order to HM Land Registry
Post only
Please note the emboldened part of the previous reply and when we will reject such an application 

Hello - urgent ‼️ please can you advise. 
The house we are looking to purchase was originally one property- built c1900. It was then divided into parts an and b with two title deeds. 

The current owners were living in part an and bought part b when it came on the market in 2016. They have since converted the  house back to one property . 

Both parts an and b are owned by the current owners. Both an and b are now freehold. 
The chain was due to complete this week. The problem is that the mortgage broker cannot find a mortgage company to accept 2 title deeds. 
All information regarding history, ownership and freehold status is available and showing on the land registry.

If the  current owners -or their solicitor acting on their behalf - apply on Monday 18th Nov 2024 for an urgent amalgamation could this be expedited as all of the house sales in the chain will collapse if this is not achieved.How quickly could this be achieved with the discretion that the Land Registry holds?
 
This problem is causing huge distress and worry. 
Any help would be greatly appreciated. 
 

Each application for amalgamation is considered on its merits. If there is a genuine urgency then this consideration can be hastened by requesting an expedite. Your conveyanvcer can do this by following the instructions here

Hi 

Please can you help? 

Purchased my house in 2020 with one title deed, so therefore a charge/mortgage on this title deed. Then purchased part of neighbours garden in 2023, with no charge/mortgage for this and this went onto another title deed, both under my name and both under same address. So therefore my property has 2 x title deeds which are both freehold. 

Applied with Land registry to amalgamate both title deeds into one in 2023, before my fixed rate ends February 2025 and enclosed a letter to explain why we required the title deeds to be amalgamated and that lenders will not remortgage a property with 2 x title deeds and that we wanted to make our property worth more with the extra garden to take out extra money for home improvements.

I received a reply from Land Registry March 2024 to say they have declined to do this because the title deed on my property has a charge/mortgage on it and the other title deed has not so therefore they are not classed as the same.

I then spoke to one of your colleagues at Land Registry,  who then informed me that lenders will allow you to remortgage I.e. Halifax with 2 x title deeds and when this process is happening that they will have the 2 x title deeds amalgamated while the charge/mortgage has been removed from the previous lender.

But this is not true!!

I have spoken to many lenders and they are not willing to remortgage when the property has 2 x title deeds!!

How are we going to remortgage now?

We have not go the funds to pay the charge/mortgage on the one title deed off, to be able to then amalgamate the 2 x title deeds to help us remortgage

Please can you advise ? 

This situation is causing huge stress and worry 

Thanks 

Hi A Burford - I would suggest applying again with the additional details and confirmation from the lender(s) that they will not remortgage unless a single title. 
Once submitted ensure you request that it is expedited also - Request an expedite - GOV.UK

Hi Adam 

Thank you for prompt reply, this is very much appreciated

When I first applied using a solicitor, I phoned your offices in 2023 and explained everything, they said what you have just  said, but not the lender information because I was not due to remortgage until 2025, so I instructed the solicitor and wrote the letter to explain why I needed both titles amalgamated and I thought in doing it early,  it would have given you plenty of time to process this because I knew you was very busy and had a backlog. 

When I received the letter in March 2024 saying it was declined, I was to be honest shocked, so  I phoned your offices and spoke to a lady who said that even if I did apply again, you could not guarantee it could be done because of the one title having a charge/encumbrance  on it  and she informed me that there would be no problem remortgaging with two titles. So I left it thinking everything would be fine to be able to remortgage with two title deeds because from the impression I received from your colleague that you were dealing with this all the time, from many lenders and that there would be no problem. 

Now fast forward to Dec 2024, I am using a mortgage broker and explained that I had two titles and this was her reply 

“I spoke to our mortgage department who said that they were not aware of any lenders that would possibly take both titles together” 

I have been informed that all lenders will not proceed until the titles have been amalgamated into one before I can apply for a remortgage, this needs to be done first

When I apply again, through my solicwill they definitely be amalgamated because as I have said the one title deed has an existing charge/encumbrance showing my mortgage details and the other title deed does not have any charge/encumbrance on it, please see  from your details below 

Amalgamation can only happen where: 

• the estates are of the same kind [for example, freehold title]
•  Both Freehold
• 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]
• Owned by same proprietors
• the impact upon any encumbrances on individual titles, such as mortgages, have been accounted for  
• One title has an encumbrance, my mortgage, which by the way I am unable to pay off to be able to remove this encumbrance 

Thanking you for your time 

Hi A Burford - all understood and appreciated and all I can reiterate is that we only ever consider such applications once submitted. As such any phone calls/pre-enquiries should always include that caveat as we ned to have a firm understanding of what's required and the reason(s) why and that only comes when we have an actual application and supporting evidence to confirm.
So we cannot say for sure that the titles will be amalgamated either by phone, contact form or this forum 
Whilst you should rely on your mortgage broker's guidance I should stress that we regularly see applications to secure mortgages (legal charges) against more than one title. Where a lender tends to refuse, in my experience only, is where the specific mortgage product won't cover anything but a single title.
The two things I would expect to see included with any request to amalgamate would be clear evidence that the lender won't lend unless a single title is available and a consent from the existing lender/their conveyancer that the amalgamation can happen
That may appear to be a catch 22 scenario but the 'all lenders will not proceed' is not the case from a registration perspective but your specific lender may do so depending on the product being asked for. 
I would suggest asking your conveyancer to consider including that supporting evidence with any request to amalgamate. 
 

Hi Adam 

I am very impressed by your speedy response. 

Thank you very much for clarifying this for me, now I definitely know what to include when I re-apply 

Thanks 

Hi A Burford - out of interest can you share the title number(s) involved perhaps as I would be interested to see what was requested/refused? You may not wish to share here so no need to do so though.
I did see if there were any other records against the email you have used here but nothing showed up