How do you change title on a house: UK owner's guide

• Changing a house's registered title in England and Wales involves choosing the correct HM Land Registry forms based on the type of transfer or update needed.
• Name-only changes are free and require AP1 or CNG with certified evidence, while ownership transfers need AP1 plus TR1 or TP1 and may incur fees and lender consent.

To change the registered title of a house in England or Wales, you apply to HM Land Registry using Form AP1 alongside the correct deed for your situation. For a whole-title transfer, that deed is a TR1; for a part transfer, it is a TP1. If you are simply updating a name on the register after marriage or a deed poll, you use AP1 or Form CNG and, crucially, no Land Registry fee applies.

The key distinctions to grasp before you start:

• Name-only updates (marriage, deed poll, gender-affirming name change): use AP1 or CNG with certified evidence. No Land Registry fee applies.
• Transfers of equity (adding or removing an owner, gifting, divorce settlement): use AP1 plus TR1 or TP1. Land Registry fees apply, lender consent is usually mandatory, and Stamp Duty Land Tax (SDLT) may be triggered.
• Probate transfers: executors apply using AP1 with a grant of probate or letters of administration.

Your immediate next step: check the title register on GOV.UK to confirm the current registered owners and any mortgage charges, then decide which form combination applies to your situation. Gather your identity evidence and supporting documents before you do anything else.

Table of Contents

When do you actually need to change the registered title?

Not every change to your circumstances requires a full title transfer. The distinction matters because it determines which forms you use, what fees you pay, and whether your mortgage lender needs to be involved.

Situations that require a formal transfer of title:

• Adding a new owner (for example, a partner moving in)
• Removing an owner (following separation or divorce)
• Transferring the property as a gift to a family member
• Selling or transferring part of the land or property
• Administering an estate after the registered owner has died

These all require AP1 plus a TR1 (whole title) or TP1 (part title). They carry potential Land Registry fees, possible SDLT liability, and almost always require lender consent where a mortgage exists.

Situations that are name-only updates:

• Changing your surname after marriage or civil partnership
• Changing your name by deed poll
• A gender-affirming name change

These are administrative corrections to the register, not legal transfers of ownership. You submit AP1 with original or certified evidence linking your former and current names. Where a single document cannot show both names, Form CNG allows you to submit sensitive evidence separately. No Land Registry fee is charged for these updates.

How do you change title on a house: the process at a glance

The steps below apply to most title changes. The detail varies by scenario, but the sequence is consistent.

1. Check the title register. Download the official register from GOV.UK. Confirm the registered owners, any mortgage charges, and any restrictions that may require lender or third-party consent before a transfer can be registered. 2. Identify the correct forms. Name-only update: AP1 (or CNG). Transfer of whole title: AP1 plus TR1. Transfer of part: AP1 plus TP1. Common pitfall: choosing TR1 when only a name update is needed adds unnecessary complexity. 3. Gather certified documents and identity evidence. You will need original or certified copies of supporting documents (marriage certificate, deed poll, grant of probate) and identity evidence on Form ID1 for private individuals not represented by a conveyancer. 4. Obtain lender consent if a mortgage is registered. Contact your lender before completing any deed. HM Land Registry may withhold registration until it has evidence of lender consent or mortgage discharge. This step is frequently underestimated and causes the most delays. 5. Complete the deed (TR1 or TP1 where required). Both transferor and transferee must sign. Signatures must be witnessed by an independent adult who is present at the time of signing. Poorly witnessed deeds are a leading cause of rejection. 6. Complete Form AP1. This is the application to change the register. Fill in every panel accurately, using names exactly as they appear on the current register. 7. Calculate and pay any fee. Name-only updates: no fee. Transfers without a sale use Scale 2 fees; transfers by sale use Scale 1. Use the Land Registry fee calculator on GOV.UK to confirm the amount before submitting. 8. Submit to HM Land Registry. Send the completed forms, fee (if applicable), and all supporting documents to the correct Land Registry office. HM Land Registry will return original documents if you apply yourself rather than through a conveyancer.

Which forms do you need and what documents must you send?

Form-to-scenario mapping

Form AP1 is the principal application for all register changes. TR1 covers the transfer of a whole registered title; TP1 covers a part transfer. Form CNG is used where the evidence linking former and current names is sensitive and you do not want it to appear on the public register.

Document checklist

• Identity evidence: Form ID1 (certificate of identity for a private individual) for anyone not represented by a conveyancer. Solicitors and licensed conveyancers use Form ID3.
• Name change evidence: Original or certified copies of marriage or civil partnership certificate, deed poll, or gender recognition certificate. HM Land Registry accepts old and new passports or driving licences where they show both names.
• Probate evidence: Sealed grant of probate or letters of administration issued by the Probate Registry.
• Divorce or financial order: A sealed court order (financial remedy order) where the transfer follows a divorce settlement.
• Mortgage details: Written lender consent or evidence of mortgage discharge.

Certification requirements

HM Land Registry requires original documents or certified copies. A certified copy must carry a statement that it is a true copy of the original, signed and dated by a solicitor, licensed conveyancer, or commissioner for oaths. Do not send uncertified photocopies; they will be rejected.

Deed completion pointers

• Complete TR1 panels exactly as the title register shows names and addresses.
• Both parties must sign in the presence of an independent witness who also signs and provides their full name and address.
• A witness cannot be a party to the deed or a spouse/civil partner of a party.
• Incomplete panels on TR1 (particularly panels 8 and 11, which deal with consideration and declarations) are among the most common causes of rejection.

What does your mortgage lender need to know?

If a mortgage is registered against the property, your lender's consent is not optional. Lenders typically require formal approval before a transfer of equity will proceed, and HM Land Registry will not register the change without evidence that the lender has agreed or that the mortgage has been discharged.

What lenders commonly require:

• Written consent to the transfer, issued by the lender's legal team
• Affordability and credit checks for any incoming owner being added to the mortgage
• A new mortgage offer or deed of covenant where the mortgage terms are changing
• Formal release of an outgoing borrower, which may require the remaining owner to requalify independently

Practical steps to take:

• Contact your lender at the earliest possible stage, before completing any deed. Lender processes can take several weeks.
• Ask specifically what documents they require and whether they insist on solicitor involvement. Many high-street lenders will not deal directly with borrowers on equity transfers.
• Confirm in writing that consent has been granted and keep that confirmation for your Land Registry submission.

Early lender contact is the single most effective action you can take to avoid registration delays when a mortgage is present. Lenders commonly insist on fresh affordability checks when the ownership structure changes, and that process alone can add weeks to the timeline.

What does it cost to change the title on a house?

Land Registry fees

Name-only updates carry no Land Registry fee. For transfers, the fee depends on whether the transaction is a sale (Scale 1) or a non-sale transfer such as a gift or equity transfer (Scale 2), and on the value of the property or consideration. Use the Land Registry fee calculator on GOV.UK to confirm the exact amount for your situation before submitting.

Solicitor and conveyancer fees

Fixed-fee conveyancing is the most transparent option. For a straightforward transfer of equity, professional fees typically cover deed preparation, lender liaison, identity checks, and AP1 submission. Costs rise where mortgage negotiations are complex, where SDLT returns must be filed, or where the title has restrictions that need resolving. Getting a clear, itemised quote before instructing anyone is the best way to avoid surprises.

Stamp Duty Land Tax

SDLT warning: Even where no cash changes hands, assuming an existing mortgage counts as "chargeable consideration" for SDLT purposes. HMRC treats the value of the mortgage debt taken on as the consideration for the transfer. This means a gift of a mortgaged property can trigger an SDLT liability and a filing obligation with HMRC, with a 14-day deadline from completion. An SDLT calculation should be completed before any transfer deed is signed.

For detailed guidance on thresholds and worked examples, the stamp duty explained guide covers the current rates in full.

Other disbursements

• Identity check fees (where a conveyancer runs electronic verification)
• Certified copy charges
• Lender's own legal fees for processing consent or a deed of covenant
• Land Registry official copy fees for downloading the current register

Do you need a solicitor, or can you do this yourself?

You can apply to HM Land Registry yourself without legal representation. Whether that is sensible depends on the complexity of your situation.

DIY versus regulated conveyancer

Where a mortgage exists, many lenders expect solicitor involvement and will not deal directly with borrowers on equity transfers. Attempting DIY in those circumstances can stall the process entirely.

Regulation as a consumer protection signal

Any firm you instruct should be regulated by either the Solicitors Regulation Authority (SRA) or the Council for Licensed Conveyancers (CLC). Regulation means the firm carries professional indemnity insurance, is subject to conduct rules, and has a complaints process. You can verify SRA registration on the SRA's public register and CLC registration on the CLC's website. Understanding what a conveyancing solicitor does can help you assess whether the level of service matches your situation.

What to look for in a regulated firm

• Fixed or clearly itemised fees with no hidden extras
• Confirmed experience with transfers of equity and lender liaison
• Ability to file SDLT returns where required
• Clear communication on timelines and what they need from you

How long does the process take?

Timelines vary considerably depending on the type of change and whether a mortgage is involved.

• Name-only updates: typically a few weeks once HM Land Registry receives a correctly completed AP1 with the required evidence.
• Transfers with no mortgage: often 4–8 weeks from instruction to registration, assuming the deed is correctly completed and identity evidence is in order.
• Transfers where lender consent is required: the lender's own process can add 4–12 weeks before the application even reaches HM Land Registry. Overall timelines of 3–4 months are not unusual.

For broader context on how long property registration processes take, the conveyancing timeline guide sets out typical ranges across different transaction types.

Common causes of delay:

• Missing or uncertified supporting documents
• Lender consent not obtained before submission
• Incorrectly completed deed panels (particularly TR1 panels 8 and 11)
• Unresolved title restrictions or charges that require third-party consent
• Identity evidence that does not clearly link former and current names

How to reduce delays:

• Download and check the title register before you start; identify any restrictions or charges early.
• Obtain certified copies of all supporting documents before instructing anyone.
• Contact your lender at the outset and ask for their consent process in writing.
• Use the correct form for your scenario; submitting the wrong form causes automatic rejection.

How the process differs for common scenarios

1. Marriage or deed-poll name change. Submit AP1 with original or certified copies of your marriage certificate or deed poll. Where a single document cannot show both your former and current names, use Form CNG to submit sensitive evidence separately. No Land Registry fee applies. HM Land Registry will return original documents once the register is updated.

2. Transfer on divorce or separation. A financial remedy order from the court sets out the terms of the transfer. The transferring party executes a TR1 in favour of the receiving party. Legal advice is strongly recommended here: a transfer of equity) carries the same legal weight as a sale in terms of tax liabilities and lender obligations, and errors in the deed can create disputes that are costly to resolve.

3. Gift to a family member. Even a gift requires a TR1 where the whole title is being transferred. The critical issue is SDLT: if the property has a mortgage and the recipient is taking on that debt, HMRC treats the mortgage value as chargeable consideration. An SDLT calculation must be completed before the deed is signed, and a return filed within 14 days of completion if a liability arises.

4. Probate and estate administration. When a registered owner dies, the title register must be updated to reflect the new ownership. Executors apply using AP1 together with a sealed grant of probate or letters of administration. Where the property passes to a beneficiary rather than being sold, a TR1 is also required. The process is manageable without a solicitor where the title is straightforward, but professional help is advisable where there are multiple beneficiaries, mortgage complications, or disputes.

Your practical checklist for submitting to HM Land Registry

1. Download the official title register from GOV.UK and check registered owners, charges, and restrictions. 2. Confirm which forms you need: AP1 alone (name change), AP1 plus TR1 (whole-title transfer), or AP1 plus TP1 (part transfer). 3. Complete the deed (TR1 or TP1) with both parties signing in front of an independent witness. The witness must sign and provide their full name and address. 4. Obtain certified copies of all supporting documents: marriage certificate, deed poll, grant of probate, financial order, or other relevant evidence. 5. Complete Form ID1 for each private individual not represented by a conveyancer. 6. Secure written lender consent if a mortgage is registered. Do not submit without it. 7. Calculate whether SDLT applies and, if so, file the return with HMRC within 14 days of completion before or alongside the Land Registry application. 8. Complete Form AP1 in full, using names and addresses exactly as shown on the current register. 9. Calculate the correct Land Registry fee (zero for name-only updates; Scale 1 or Scale 2 for transfers) and include a cheque or payment as required. 10. Assemble the full submission pack: AP1, deed (if applicable), supporting documents, identity evidence, lender consent, and fee payment. 11. Send to the correct HM Land Registry office by post, or submit electronically where the application qualifies. Keep copies of everything you send. 12. Track your application using HM Land Registry's online portal. If HM Land Registry raises a requisition (a query or request for further information), respond promptly to avoid cancellation.

Postal versus electronic submission: most straightforward applications can be submitted by post. Certain applications, particularly those handled by conveyancers using the Land Registry portal, can be submitted electronically. If you are applying yourself, postal submission is the standard route. HM Land Registry will return original documents to you once the application is processed.

Expert tips and the mistakes that most often cause rejection

Getting the application right first time saves weeks. These are the points where applications most commonly fail.

Confirm mortgage status and lender consent first. Lenders may require income checks, a new mortgage offer, or a deed variation before releasing an outgoing borrower. Failing to obtain and record formal consent is the single most common reason a transfer stalls at the registration stage.

Complete deed panels exactly as the register shows. Names, addresses, and title numbers must match the current register precisely. Any discrepancy triggers a requisition.

Certify copies correctly. A photocopy with no certification statement will be rejected. The certifier must state it is a true copy, sign it, date it, and include their name and address.

Send identity evidence that links former and current names. Where a name has changed, HM Land Registry needs a clear documentary chain. If a single document cannot show both names, Form CNG resolves this.

Treat mortgage assumption as chargeable consideration for SDLT. Many applicants assume that because no money is changing hands, SDLT does not apply. Where a mortgage is being assumed, that assumption is the consideration. An SDLT return may be required even where the liability is nil.

Witness signatures must be independent. A spouse, civil partner, or co-signatory cannot witness a deed. Use a neighbour, colleague, or professional.

Pro Tip: Contact your lender and, where any doubt exists about SDLT, instruct an SRA- or CLC-regulated conveyancer before completing any deed. Correcting errors after submission is significantly more time-consuming than getting it right at the outset.

Key takeaways

Changing the registered title of a house in the UK requires the correct HM Land Registry forms for your situation, and the process differs significantly depending on whether you are updating a name or transferring ownership.

Why a regulated conveyancer is usually worth it

The administrative steps for a simple name change are genuinely manageable without professional help. Everything else is a different matter. A transfer of equity, even between family members or separating partners, reallocates a legal asset and can create tax obligations, lender complications, and title restrictions that are difficult to unpick once a deed has been executed incorrectly.

What a regulated conveyancer actually does in these situations goes beyond form-filling. They check the title register for restrictions you may not have noticed, negotiate with the lender on your behalf, calculate SDLT exposure before the deed is signed, file the HMRC return within the 14-day deadline, and return your original documents safely. The SRA and CLC regulation frameworks mean the firm carries professional indemnity insurance and is accountable to a regulatory body if something goes wrong. That accountability is the practical difference between instructing a regulated firm and attempting a complex transfer alone.

For anyone facing a mortgaged transfer, a divorce settlement, or a family gift where SDLT may apply, the cost of regulated help is almost always lower than the cost of correcting an error.

Get an instant quote from a regulated conveyancing firm

Changing a house title with a mortgage, a family transfer, or an SDLT consideration involved is exactly where professional help pays for itself. Conveyancing-solicitor connects you with SRA- and CLC-regulated conveyancing firms across the UK, offering instant fixed-fee quotes with no hidden extras. The network covers transfers of equity, name changes, probate transfers, and divorce-related conveyancing, with firms experienced in lender liaison and SDLT filing. Clients can save substantially on legal fees compared with standard high-street rates. To see what your title change would cost with a vetted, regulated firm, request your instant quote now.

Useful sources

Get Your Free Conveyancing Quote

Compare prices from trusted local solicitors. No obligation, no hidden fees.

Get Free Quotes Now