combining two title plans, help please

Hello
I am looking for advice for combining title plans.
One is our mortgaged home address.
We have recently purchased a strip of land next to our home address, sharing one boundary with our property.

We are looking to combine the two titles.
What is needed?

The next part of this question is, we are looking to combine the two titles so everything is on one title, great, but then it should allow us permitted development to put a garage on the second title as it would then be within our curtiledge.
Is this correct?

Any advice is appreciated
thanks

Hello Chris - 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]

To find out where to send the completed form, see Land Registry address for applications.

Your application and any supporting documentation will be considered on receipt.

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.

Permitted development/planning is dealt with by the relevant local authority. You'll need to contact/check with them re such requirements

@ Adam Hookway

Thank you for your quick reply, this is most helpful

I am a little confused, land registry will only amalgamate land if it of benefit to the land registry?
What about the needs of the land owner?

To add a further question this this if  i may, our neighbour has agreed to gift us a triangle of land, approximately 3m x 3m.
I am aware that this needs to be removed from thirr title, does this need its own title and again, can this be added to our house title, therefore making all three titles just one? 
This would solve a right of access issue as we would have the title on the principle dwelling title.

Many thanks
Chris 
 

Chris - the response doesn't state that. You have to make your case for the need for the two titles to be amalgamated
Your neighbour will need to transfer the parcel of land and the application will be allocated it's own title number. You can request amalgamation of all 3 titles as part of that one application and explain why 

@ Adam Hookway

Thank you for your response.
I may have misunderstood the explanation. We are not looking to sell the property therefore would not come under the "positive advantage accrues to a number of prospective purchasers" criteria.

The main possative criteria for us would be building a studio that crosses the boundaries of the existing title and removing the right of access issue as the title are all merged to one.

Are you able to advise if this meets the scope of acceptability please?

Many thanks
Chris 
 

Chris - the fact that you are acquiring a third parcel of land, and applying to register that, will enable you to request amalgamation at that point. That should mean the request is accepted as there's limited additional work on top of what we would be doing re the 'new' title creation
If you were simply requesting an amalgamation of two titles where you are going to build on the land but not sell then we would most likely refuse the request as there is no need to amalgamate either for you or ourselves. If you remain owning all the land it matters not if there are two or more titles. And that has no impact re planning. 

Ahhh i see!
Adam, thank you.

Feel i understand this better, much appreciated! I thought couldnt build over a boundary.

Chris 

Chris - it's your boundary so you can build over it all you want. Planning will then be interested in what you are building inc shape, style and materials but they don't dig into whether you own all the land or not