If you’ve recently bought a property or remortgaged your home in Wales or England, you may have been told that your registration is still being processed by HM Land Registry, weeks or even months after your transaction was completed.
You’re not alone, and you’re not doing anything wrong. Registration delays are one of the most common questions we receive at Dudden Law, and understanding what’s happening can make the wait a lot less stressful.
Here’s what you need to know.
What is HM Land Registry and why does it matter?
HM Land Registry (HMLR) is the government body responsible for recording who owns land and property in England and Wales. When you buy a home, remortgage, or transfer ownership, your solicitor submits an application to HMLR to update the official register in your name.
Until that registration is complete, the title deeds haven’t formally moved into your name on the public record. It doesn’t mean your ownership is in doubt — but it does mean the process isn’t quite finished yet.
Why are there delays right now?
The current backlog has been building for several years. The COVID-19 pandemic triggered a surge in property transactions following the Stamp Duty Land Tax holiday, which overwhelmed the system. Staffing shortages and the shift to remote working compounded the problem, and complex applications, such as new leases, first-time registrations, and subdivisions, have added further pressure.
HMLR processes around 1.8 to 2 million applications each month, and while straightforward updates move quickly, complex applications continue to face significant delays. The most time-consuming cases include first registrations of unregistered land, transfer of part applications, and lease variations, all of which require manual caseworker involvement.
The good news is that things are improving. HMLR set a goal of processing 95% of applications within 12 months by March 2025, and reportedly surpassed that target ahead of schedule, a significant improvement from the peak backlog of 20 months. But challenges remain, and many applicants are still waiting longer than expected.
Is my ownership at risk while I’m waiting?
This is understandably the most pressing concern for most people, and the reassuring answer is no. Your legal ownership rights are secured from the moment HMLR receives your application, not at the point it is processed and completed. Every application protects the transaction from the day it is received, provided it is in order and capable of registration.
In practical terms, this means your ownership is legally protected even if it takes months for the register to be updated. Your solicitor will have provided you with written confirmation that the application has been lodged — if you’re unsure, just ask them for a copy.
What if my transaction is genuinely urgent?
If a delay is causing real problems, for example, a mortgage offer is expiring, you’re trying to sell the property, or you’re stuck in a chain, you can request that HMLR expedite your application. Most expedited applications are processed within 10 working days, provided all documentation is in order, and the service is free of charge.
To qualify, you’ll need to provide evidence of the urgency, for example, an estate agent’s memorandum of sale if you’re selling, or your lender’s mortgage offer if you’re remortgaging. Your solicitor can handle this request on your behalf.
It’s worth noting that even after expediting, HMLR may raise requisitions, requests for further information or documents, before the registration can be completed. This is normal and not a sign that something has gone wrong.
What is being done to fix the problem?
HMLR is actively investing in improvements. From autumn 2025, HMLR began rolling out enhanced automated checks to help identify common administrative errors before submission, to reduce requisitions and corrective follow-ups — changes estimated to save applicants over 300,000 hours annually. Firms are also being given access to data dashboards and free training to help improve submission accuracy and speed up processing times.
Progress is being made, but in the meantime, patience and clear communication with your solicitor are the best tools available to you.
How Dudden Law Can Help
At Dudden Law, our conveyancing team handles post-completion registrations as part of every property transaction. We monitor the status of applications on your behalf and will chase HMLR where necessary, including submitting expedited requests if your circumstances require it.
If you’ve completed a purchase or remortgage and are concerned about the status of your registration, or if you’re looking for a conveyancing solicitor in Cardiff or South Wales who will keep you informed every step of the way, we’d love to hear from you.
If you have questions about your property registration or are looking for conveyancing solicitors in Cardiff, our team is here to help. We offer a free first consultation so you can get clear, straightforward advice with no obligation.
Based in Cardiff and serving clients across South Wales and the UK, we’re ready to support you. Get in touch today, call us on 02921 320 150 or email property@duddenlaw.co.uk.
Insight by Molly Davies
