Transfer property to the beneficiary after the sole owner has died

I am sorry to hear about your bereavement.

Have you considered legal representation?

Land registration is complex, designed to protect legal and financial interests in property. There can be significant consequences if an application is completed incorrectly.

Before making an application without legal representation, it is important to consider the benefits of using a conveyancer.

Our Blog "Conveyancing: solicitor or DIY" provides further information.

When the sole owner of a property dies

The sole owner of a property can leave the property to other people on their death. They become 'beneficiaries'. The ownership of the property can transfer in several ways. We will need a formal application to update our records.

The YouTube video What to do when the sole owner of a property dies explains the process.

Our bereavement leaflet also provides further information for you to consider.

Before you lodge the application

We need a document or form(s) from each of the sections 1 to 4 below.

1. Probate or letters of administration

Please provide one of the following documents issued in the United Kingdom:

a grant of probate
letters of administration
a court order

Please send us the original Crown Copyright certified copy. We will return this to you.

If the document was not issued in the UK, personal representatives cannot deal with the land.

You will need to:

have the foreign grant resealed or
make a full application for a grant of representation through the probate court

You can contact HM Revenue Customs (HMRC) for advice on probate.

2. We need evidence of identity for all parties unless represented by a conveyancer

We ask for evidence of identity for most applications. This is to reduce the risk of registration fraud. Practice guide 67: evidence of identity explains when and how to do this.

All parties must provide proof of identity unless represented by a conveyancer.

How to apply as an individual

If you have a valid UK passport you may use either Form ID1 or Form ID3

If you do not have a valid UK passport please use Form ID1

How to apply for a Company or Corporate Body

Please use Form ID2

Guidance to assist you in completing the form:

Form ID1

A conveyancer will need to verify a Form ID1. Please provide a photo with your form.

Photos must be:

showing your full face
in colour on photographic paper
signed and dated on the back

Completing forms ID1 and ID2 - GOV.UK provides more information.

How to Complete Form ID1 is a YouTube video which may help you.

Form ID2

Completing forms ID1 and ID2 - GOV.UK provides more information.

Form ID3

Both you and the verifier must hold a full UK passport and each of you must supply a copy to us.

Only authorised professionals may verify a Form ID3. They must:

be in a profession listed in Part 2 of the Form
have known you for at least one year
hold a current valid UK full passport
provide a certified copy of the personal details page of their passport for each form
- the customer must submit these details with their application

Completing form ID3 - GOV.UK provides more information.

How to complete form ID3 is a YouTube video which may help you.

3. We will need a legal transfer deed to transfer ownership of the property

On the death of the legal owner of a property we will need an application to transfer ownership.

Practice guide 6: devolution on the death of a registered proprietor - GOV.UK explains the process.

To transfer the property to a beneficiary or beneficiaries

The YouTube video How to assent a property to someone named in a will explains the process.

Please complete form Whole of registered title: assent (AS1) - GOV.UK.

Guidance: how to complete form AS1 - GOV.UK may assist you.

The YouTube video How to Complete Form AS1 may assist you.

To transfer part of a property please use Part of registered title: assent (AS3) - GOV.UK.

OR

To transfer the property to a personal representative

There is a YouTube video How to register a personal representative as property owner.

We will need a legal transfer deed to transfer ownership of the property.

To transfer the whole of a registered title

Please complete a Form TR1 – Transfer of whole of registered title(s)

To help you, you can read Guidance: how to complete form TR1 or watch How to complete form TR1 (youtube.com)

Execution of deeds (PG8) - GOV.UK (www.gov.uk) provides advice on how to ensure the execution of the transfer as a deed is valid.

If you are transferring a part of the land (such as a piece of garden) you will need a different form. Please use Registered title(s): part transfer (TP1) - GOV.UK instead.

We will accept an exact copy of the original Transfer deed. It should have a signed endorsement to confirm this. We refer to this as certification.

How to certify a document

To certify a deed as an exact copy of the original please write on the face of the copy document:

“I certify this to be a true copy of the original dated……… signed (in wet ink)……………..name (printed)…………. address…………….date…….….”

You must not certify a copy of a document to be a true copy of the original, if you know that this is untrue. If you dishonestly give information or make a statement that you know is untrue or misleading, you may commit the offence of fraud under section 1 of the Fraud Act 2006 for which you may be prosecuted.

Once we have made a scanned copy, we will destroy the certified copy document.

4. You will need to complete an application form

Please complete Form AP1 to change the register. Lodge it together with a form AS1, AS3, TR1 or TP1.

In section 7 provide your full name and postal address, including postcode. An email address enables us to acknowledge receipt of your application. We will also email you should we need further information.

To help you, you can read Guidance: completing form AP1 or watch How to Complete Form AP1 (youtube.com)

5. Fees

Our Registration Services fees apply on the value of the transaction. To calculate the fee, you can use our fee calculator tool.

A cheque or postal order should be payable to ‘HM Land Registry’.

Where to send your application

HM Land Registry address for applications provides our standard addresses and exceptions.

Your application should contain a document or form(s) from each of the sections 1 to 4 above. Please enclose the fee as referred to in section 5.

Please see HM Land Registry estimated completion timeframes. It advises what to do if your application becomes urgent.

If you need to get in touch

Please reply to this email.

If you need this information in a different format

We can provide this information in a different format, like audio or large print. If you need this, please contact us via GOV.UK: Accessible documents policy - HM Land Registry - GOV.UK