Updating the register when a property owner dies
When someone who owns a house or land passes away, you may need to update their property records.
Applies to England and Wales
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.
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Consider legal help
Dealing with the affairs of someone who has died can be hard, but there’s usually no rush to sort out the property.
Note: we do not register wills or deal with probate. We cannot tell you what you should or need do about the death of a property owner. We can, however, advise you on what forms and more you will need once you have decided what to do with the property.
Find out if a property is registered
If you know which property the person owned
If you know they owned property, you can find out if that property is registered with us, as well as if they owned it outright.
Use the search for land and property service to see if the property is registered with HM Land Registry. If it is, you can get a summary of the property details or buy a copy of the register.
If the property does not show up in the search, you can ask for a search of the index map instead, to find the title numbers for registered properties within your search area.
Joint or sole owner
Look at the property’s title register to see if the person owned it by themselves (sole owner) or with someone else (joint owner). You can buy a copy of the title register using the search for land and property service. You’ll find this information in part B1 of the register.
If you’re not sure whether they owned property
If you have probate or letters of administration, you can apply for an Index of Proprietors’ Names search to find what property they owned.
Note: that unregistered property will not show up in the results.
If the property is not registered
The land must be registered for the first time once a transfer to a new owner has taken place, whether this is a sale, an inheritance or a gift.
If the person who has died is a joint owner and at least one other joint owner is still living, you do not need to involve HM Land Registry, but you can register the property voluntarily if you wish.
Get legal permission to act
Before you can make changes to the property records, you need legal permission. This is called “probate” if there’s a will, or “letters of administration” if there’s no will. These documents show that you’re allowed to handle the person’s affairs.
Find out more about applying for probate.
Update property records
How you update the property records when someone dies depends on whether they were the sole or joint owner of the property. Circumstances can be very different, and we recommend you consider getting legal advice for complex situations.
Find out how to update property records when someone dies when dealing with the property of a sole or a joint owner, and when transferring it to the beneficiary of a will or selling it to a third party.
Our YouTube videos below explain what to do when the sole owner of a property dies and what to do when a joint owner of property dies.
What to do when the sole owner of a property dies
What to do when the sole owner of a property dies
What to do when a joint proprietor dies
What to do when a joint proprietor dies
If you are not ready to update the records
If you’re not sure what to do, you can apply to note the death of the proprietor on the register by sending us a letter along with evidence such as a death certificate, probate or letters of administration. Our video on how to note the death of a registered proprietor will guide you through the process.
Alternatively, you can register a personal representative as owner while decisions are made.