The TP1 form is used when part of a registered title is transferred to a new owner. Whether you are selling a plot of land, a development site or a section of your garden, this is the deed you need.
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The TP1 is the official HM Land Registry deed used when part of a registered title is being transferred to a new owner. Unlike the TR1 which covers the transfer of an entire registered title, the land registry form TP1 is specifically designed for situations where only a portion of the land within a title is changing hands.
When you use the TP1 form, you are creating a new separate registered title for the land being transferred. The original title remains on the register but is updated to reflect that part of it has been carved out. This makes the form particularly important in development work, rural land sales and any situation where a landowner is selling off part of their property rather than the whole of it.
HM Land Registry introduced this form alongside the TR1 as part of the move away from old-style conveyance deeds for registered land. Both forms serve similar purposes but the TP1 carries additional requirements around plans and boundary identification that make it more complex to complete correctly.
Anyone looking for the HM Land Registry form TP1 is usually dealing with a transaction where land is being split rather than sold outright. These situations come up more often than people expect, particularly in residential and rural property transactions.
Developers selling individual plots from a larger development site use the TP1 for each plot sale. A new separate title is created for each plot transferred.
Selling part of your garden or a section of agricultural land to a neighbour or buyer requires a TP1 to split the land out from the existing title.
When a property is sold without a field, paddock or separate plot that forms part of the same title, a TP1 is used to transfer the house while retaining the additional land.
Breaking up a larger estate or rural holding into separate parcels for sale or gift involves a TP1 for each parcel transferred out of the original title.
Selling individual units, floors or sections from a larger commercial title to separate buyers or investors requires a TP1 to create a new title for each part.
If you want to give part of your registered land to a family member or charity, a TP1 is needed to transfer that portion even where no money is involved.
This land registry form has thirteen panels. Several of them are unique to part-transfer transactions and require more care than their equivalents in the TR1. Work through each panel in order and make sure the plan is prepared and signed before you start filling in Panel 3.
Enter the title number of the registered title from which the part is being carved out. This is the parent title — the larger title that contains the land being transferred. If the land being transferred falls within more than one registered title, list all relevant title numbers here.
Enter any other title numbers against which matters contained in this transfer are to be registered or noted. This might include an adjoining title that benefits from rights being granted in this transfer, or a title affected by restrictive covenants included in Panel 12. If there are no other title numbers affected, leave this panel blank. When submitting the AP1, these title numbers should be entered in Panel 2 of the AP1 as well.
Describe the property being transferred and identify how it is shown on a plan. You must tick one of two options: that the property is identified on an attached plan and shown by a particular marking (for example “edged red”), or that it is shown on the title plan of the titles listed above. In most part transfers, an attached plan will be necessary because the part being sold does not have its own title plan yet. Any physical exclusions from the transfer, such as mines and minerals, must also be defined here.
Leave this blank until completion day. Insert the actual completion date when the keys are handed over and the purchase money received. Never fill in a date in advance. The date in Panel 4 must match the date on the AP1 application submitted to HM Land Registry.
Enter the full legal name of the current registered owner or owners of the parent title, exactly as they appear on the register. For individuals use full forenames and surname. For UK companies, include the full registered name and company number. For overseas entities, the overseas entity ID issued by Companies House is required under the Economic Crime (Transparency and Enforcement) Act 2022.
Enter the full legal name of the new owner or owners of the part being transferred, exactly as you want them to appear on the new title. For UK companies include the registered number. For overseas entities the overseas entity ID is required. Whatever is entered here will become the registered proprietor entry on the new title created for the transferred part.
Provide up to three addresses where HM Land Registry and third parties can serve notices on the new owner. At least one must be a postal address including the postcode. The others can be a UK DX box number or an email address. This panel is mandatory and HM Land Registry will raise a requisition if it is left blank.
This panel contains the statement “The transferor transfers the property to the transferee.” It is a fixed operative statement confirming the transfer is taking place. No amendment is needed for a standard transaction. The word “property” here refers to the part described in Panel 3.
State the purchase price in both words and figures. For a straightforward sale you might write “The transferor has received from the transferee the sum of eighty thousand pounds (£80,000).” For gifts, tick the box stating the transfer is not for money or anything with monetary value. The figure here must match the amount declared on the SDLT return submitted to HMRC.
Tick the appropriate box. Full title guarantee is standard in arm’s length sales between unconnected parties. It carries implied covenants that the seller has the right to transfer the land and that it is free from undisclosed burdens. Limited title guarantee is more appropriate for gifts, estate transfers or situations where the transferor has limited personal knowledge of the title and its history.
Only complete this panel if there are two or more buyers taking the transferred part. Tick whether they hold as joint tenants (equal shares, automatic inheritance on death) or tenants in common in equal shares, or set out the specific terms of the trust on which they hold. If Panel 11 is completed, each transferee must also execute the form at Panel 13 to comply with section 53(1)(b) of the Law of Property Act 1925.
This is the most detailed panel in the TP1 form and is where the real substance of a part transfer is usually set out. The form provides prescribed subheadings which can be added to, amended, repositioned or omitted as needed:
Definitions — define any terms used in the transfer that are not already defined elsewhere in the form.
Rights granted for the benefit of the property — set out any easements or rights being granted to the buyer over the retained land, such as rights of way, rights to run services or access rights. Any other land affected should be defined by reference to a plan and the title numbers in Panel 2.
Rights reserved for the benefit of other land — set out any rights the seller is reserving over the land being transferred, such as retained rights of way or rights to maintain services running through the transferred land.
Restrictive covenants by the transferee — obligations the buyer is taking on that restrict how the land may be used. Common examples include covenants not to build above a certain height, not to use the land for commercial purposes or not to obstruct a view.
Restrictive covenants by the transferor — obligations the seller is accepting in relation to the retained land, often given to protect the value of the land being transferred.
Other — any other required statements, certificates, applications, declarations or agreed provisions.
The transferor must sign the TP1 as a deed in the space provided. For individuals this means signing in the presence of an independent witness who also signs, prints their full name and provides their address. The witness cannot be the buyer, a spouse, civil partner or anyone living with the seller. For company transferors, execute under the Companies Act 2006, typically two directors or a director and company secretary. If Panel 11 has been completed, the transferees must also execute the form. Remember to date the deed in Panel 4 on completion day.
A part-transfer application is typically more complex than a standard whole-title transfer. There are more documents involved and the plan requirements add an extra layer of preparation. Give yourself time to get everything together before submission.
Before the TP1 is signed, make sure the plan identifying the land being transferred is finalised and signed by the transferor. The plan must clearly show the boundaries of the part being transferred using the markings described in Panel 3. Using an unsigned or unclear plan is one of the most frequent causes of requisitions in part-transfer applications.
Fill in all panels including the completion date in Panel 4. The transferor signs as a deed in the presence of an independent witness. The witness signs, prints their full name and adds their address. If Panel 11 has been completed, the transferees must also execute. Keep the original signed deed and plan together for submission.
The TP1 cannot be submitted alone. A completed AP1 must accompany it. In Panel 2 of the AP1, enter the title numbers from Panel 2 of the TP1 that are affected by the application. The AP1 also states the registration fee payable, which for a part transfer is calculated on the price of the part being transferred.
For a part transfer, an OS2 official search (search of part) is used rather than the OS1 used in whole-title transfers. The OS2 gives you 30 business days of protected priority. Your AP1 must be received at HM Land Registry before this period expires. If multiple plots are being sold from the same development, each plot requires its own priority search.
HM Land Registry will not register the transfer without a valid SDLT5 certificate from HMRC, or a self-certificate confirming the transaction is exempt. The consideration on the SDLT return must match Panel 9 of the TP1 exactly.
Registered conveyancers can submit electronically through the HM Land Registry Business e-services portal. Members of the public submit by post. Include the signed TP1 with plan, AP1, SDLT certificate, any discharge documents, identity evidence if required and a completed DL document list. Keep certified copies of everything.
People often ask when to use the form TP1 versus the TR1. The answer comes down to whether you are transferring the whole of a registered title or only part of it. Beyond that, there are several practical differences between the two forms worth understanding before you begin.
|
Feature |
TP1 Form |
TR1 Form |
|
Use case |
Transfer of part of a registered title |
Transfer of whole of a registered title |
|
Number of panels |
13 panels |
12 panels |
|
Plan required |
Almost always — part must be identified |
Usually not — title plan already exists |
|
Panel 2 |
Other affected title numbers |
Not present |
|
Result |
New title created for the part transferred |
Existing title updated to new owner |
|
Priority search |
OS2 (search of part) |
OS1 (search of whole) |
|
Covenants and rights |
Often extensive in Panel 12 |
Panel 11 less commonly used |
|
Complexity |
Higher — plan and boundary precision required |
Lower — simpler transactions |
The download itself is free. The registration fee payable to HM Land Registry is calculated on the purchase price of the part being transferred, using the same fee scale that applies to whole-title transfers.
|
Purchase price |
Postal application |
Electronic application |
|
Up to £80,000 |
£20 |
£20 |
|
£80,001 to £100,000 |
£40 |
£40 |
|
£100,001 to £200,000 |
£100 |
£95 |
|
£200,001 to £500,000 |
£150 |
£135 |
|
£500,001 to £1,000,000 |
£295 |
£270 |
|
£1,000,001 and over |
£500 |
£455 |
For development transactions where multiple plots are being sold, a separate registration fee applies to each TP1 application based on the individual plot price. There is no bulk discount. Gifts and nil-consideration transfers are charged at half the standard fee.
On top of the Land Registry fee, SDLT is payable to HMRC on the purchase price. First-time buyers purchasing a new-build plot may be eligible for SDLT relief depending on the purchase price. Your solicitor will handle the SDLT return alongside the TP1 application.
You need this form whenever you are transferring only part of a registered title. If the whole title is being transferred, use a TR1. A common example is selling a building plot from a larger garden — the plot does not have its own title yet, so the TP1 is used to create one. If you are unsure which title or titles your land falls within, an SIM (Search of Index Map) will clarify this before you proceed.
In practice, almost always yes. The TP1 offers two options in Panel 3 — an attached plan or reference to the existing title plan. In most part-transfer transactions, the part being sold does not correspond to an obvious boundary already shown on the title plan, so an attached plan is needed to identify it clearly. The plan must be signed by the transferor. Using the existing title plan is only appropriate where the part being transferred is already clearly delineated within it.
There is no legal requirement to use a solicitor. However, TP1 transactions are generally more complex than standard whole-title sales. The plan requirements, boundary precision and the drafting of rights and covenants in Panel 12 all carry significant legal risk if done incorrectly. Errors in the grant of rights or the wording of restrictive covenants can cause disputes that are expensive to resolve. For straightforward garden sales at modest values, some people do proceed without a solicitor, but professional advice is strongly recommended in most cases.
An OS2 (official search of part) is the priority search used for part-transfer applications. Unlike the OS1 used for whole-title transfers, the OS2 searches against the specific part of the title being transferred rather than the whole title. It gives you 30 business days of protected priority, during which no other applications affecting that part of the title can be registered ahead of yours. Your solicitor will obtain this before completion.
The original title remains on the register but is updated to reflect the reduction in the land it covers. HM Land Registry will amend the title plan of the parent title to show that the transferred part has been removed. The transferred part gets its own new title number. In a development where all plots are eventually sold off, the original title may eventually be closed once no land remains within it.
The TP1 is designed for freehold transfers of part. For the grant of a new lease out of part of a title, different forms are used. However, where an existing leasehold title is being transferred in part, a TP1 may be appropriate depending on the circumstances. This is an area where professional advice is particularly valuable as the rules around leasehold transactions are complex.
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