Farra is a death administration assistant for UK families. Get step-by-step guidance for registering a death, applying for probate, notifying banks, and managing bereavement admin. From essential documents to practical checklists, Farra simplifies estate paperwork and funeral-related tasks so you can focus on what matters.
Which Land Registry form you need depends on how the property was owned. If there is a surviving co-owner, form DJP removes the deceased's name from the register and there is no fee. If the deceased was the sole registered owner, you need the grant first, then form AS1 (passing the property to a beneficiary) or form TR1 (selling it), each sent in with form AP1 and a Scale 2 or Scale 1 fee. This page describes England and Wales.
The process for transferring property title depends on how the property was owned. There are three main scenarios:
If you're not sure what type of ownership applies or need to understand the differences, our guide on joint tenants vs tenants in common explains each in detail.
| Ownership Type | What Happens | Probate Needed? | Forms Required |
|---|---|---|---|
| Joint Tenants (Most married couples) | Property automatically passes to surviving owner(s) | No (for property transfer) | DJP form only |
| Tenants in Common (Specified shares) | Legal title passes to the survivor; the deceased's beneficial share passes under the will or intestacy | Not to update the register — yes, to deal with the share | DJP form |
| Sole Owner | Entire property passes according to will | Yes | AS1/TR1 + AP1 |
You can find out how the property was owned by obtaining the Title Register from Land Registry:
Joint Tenants: "The Proprietors are John Smith and Mary Smith of [address]"
Tenants in Common: "No disposition by a sole proprietor of the registered estate (except a trust corporation) under which capital money arises is to be registered unless authorised by an order of the court" (indicates tenants in common)
Here's the high-level process for transferring property title:
Use this form when: the deceased was one of two or more registered owners and you want to remove their name from the title, leaving the surviving owner(s). A legal estate in land is indivisible (sections 1(6) and 34(1) of the Law of Property Act 1925), so this applies whether they held as joint tenants or as tenants in common — the difference between the two is about the beneficial interest behind the register, not the register itself.
Key features:
What you need:
Where a Form A restriction remains on the register — the marker for tenants in common — the surviving proprietor cannot alone give a valid receipt for purchase money on a later sale. HM Land Registry's practice guide 6 sets out the route: appoint a second trustee to act with the surviving proprietor. That second trustee can be the personal representative of the deceased, but does not have to be.
Use this form when: Executors are transferring property from the estate to beneficiaries named in the will (the most common scenario for straightforward inheritances).
Key features:
What AS1 includes:
Use this form when:
Key features:
Always required with AS1 or TR1. This is the actual application form that accompanies your AS1/TR1 transfer form.
What AP1 includes (panel numbers as on the current form):
Along with your Land Registry forms, you'll need to provide supporting documents:
An assent (AS1) is a Scale 2 application, priced on the value of the property. A sale (TR1) is a Scale 1 application, priced on the consideration. Reduced fees apply where an application to transfer or assent the whole of a title is lodged through the portal or Business Gateway, which are open to conveyancers rather than to private individuals.
| Value of the property | Assent (Scale 2), by post | Assent (Scale 2), portal |
|---|---|---|
| DJP — death of a proprietor (any value) | No fee | |
| £0 – £100,000 | £45 | £20 |
| £100,001 – £200,000 | £70 | £30 |
| £200,001 – £500,000 | £100 | £45 |
| £500,001 – £1,000,000 | £145 | £65 |
| £1,000,001 and over | £305 | £140 |
A sale out of the estate is charged on Scale 1 instead, which is higher: £45 by post on a price up to £80,000, rising to £1,105 above £1m. The current figures are on gov.uk — HM Land Registry registration services fees.
Section 1: Property Details
Section 2: Personal Representative (Executor)
Section 3: Transferee (New Owner)
Section 4: Consideration
Section 5: Declaration of Trust (if multiple beneficiaries)
Section 6: Execution
Common Mistakes to Avoid
- • Wrong or incomplete title number
- • Names don't match exactly with official documents
- • Missing signatures or witness details
- • Incorrect property address
- • Not all executors signing (if multiple executors appointed)
- • Using photocopy of probate grant instead of official copy
You have two options for submitting your Land Registry application:
How to submit:
Land Registry Business Gateway:
HM Land Registry does not publish a separate figure for each form, and the spread is wide. Its processing times page (updated 2 July 2026) reports that around 37% of applications to update the register are completed within a day, while over half of the remainder take about 16 weeks, with most finished in around 8 months. First registrations of unregistered land take about 8 months for half of applications and around 12 months for almost all. Your ownership is protected from the date the application is received, not the date it completes.
Check the current position at: gov.uk — HM Land Registry processing times
Land Registry may send "requisitions" - formal requests for additional information or clarification. Common reasons:
Important: the period specified in a requisition is 20 working days under the Land Registration Rules 2003, but HM Land Registry says it normally allows 60 working days for most applications and sends a warning of cancellation at around 40 working days, explaining how to ask for more time. Extensions are normally granted in further 20-working-day blocks. Reply as soon as you can — an application that is cancelled has to be made again, and loses its original date.
Once Land Registry approves your application, you'll receive:
Verify:
If you spot any errors, contact Land Registry immediately to correct them.
Once the property title is transferred, you should:
If executors are selling the property rather than transferring to beneficiaries:
For comprehensive guidance on selling an inherited property, including tax and timeline considerations, see our guide to selling an inherited house.
If there's a mortgage on the property:
Additional requirements for leasehold properties:
Everything above is England and Wales. The forms, the fees and the register are all different elsewhere, so none of the form names on this page can be used:
Suitable for:
Cost: the Land Registry fee only — nil for a DJP, £45 to £305 for an assent by post
More often used for:
Cost: no official source publishes a figure for what conveyancers charge for a post-death transfer. Ask two or three firms for a written quote before instructing one.
HM Land Registry does not publish a per-form timescale. Its processing times page (2 July 2026) reports that around 37% of applications to update the register complete within a day, while over half of the rest take about 16 weeks and most finish in around 8 months. Where a grant is needed first, HMCTS reported an average of just over four weeks from probate application to grant in December 2024. Your ownership is protected from the date the application is received, not the date it completes.
Yes, beneficiaries can usually live in the property during the transfer process, as long as all executors agree. However, the property still legally belongs to the estate until the transfer is registered.
If executors disagree, you may need to apply to the court for directions. Alternatively, one executor can renounce their role, or the will may specify how disagreements should be resolved.
No Inheritance Tax is due on the property transfer itself (IHT is paid by the estate before distribution). No Capital Gains Tax when inheriting (CGT only applies if you later sell the property for more than probate value). No Stamp Duty on property inherited from an estate.
Contact Land Registry immediately. Minor errors (spelling, address) can usually be corrected quickly. More significant errors may require a new application.
Quick Checklist
- ✓ Check ownership type on title register (£7 online)
- ✓ Obtain probate if needed (not required for joint tenants)
- ✓ Download correct Land Registry forms from gov.uk
- ✓ Gather death certificate, probate grant, and ID documents
- ✓ Complete forms carefully - check spelling and details
- ✓ All executors must sign where required
- ✓ Calculate and pay correct Land Registry fee
- ✓ Submit by post (recorded delivery) or via solicitor online
- ✓ Respond promptly to any requisitions
- ✓ Check new title register when received for accuracy
Related guides