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Please telephone 0161 866 8999 for additional information

Manchester Conveyancing Solicitors Property Lawyers | Ford Banks Irwin Solicitors in Manchester on Fees for Selling / Buying a House / Flat / Apartment. 

 
Please note: Not to be used or relied upon without legal advice. These notes are for illustration purposes ONLY

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Solicitors Fees for Buying / Selling a House / Apartment / Flat
 
Buying a House / Flat off Plan from Property Developers / Estate Agents - New Builds

Land Registry maintains a map that records whether any registered title (other than a relating franchise or lordship) affects a parcel of Land - section 68 Land Registration Act 2002. This map is based on the Ordnance Survey map and is called the index map - rule 10(a) Land Registration Rules 2003.

Each individual registered title has a title plan. Its purpose is to provide a plan of the Property included in the Property Deeds and the extent of Property affected by entries on that individual set of Property Deeds. It should always be viewed in conjunction with the worded description in the Deeds. The title plan used to be known as the filed plan and Property Lawyers and Conveyancing Solicitors still describe it this way.

The only types of registered Property Deeds that do not have title plans re relating to franchises and lordship titles. A verbal description of these registrations is held in the index of relating franchises and manors.

As the title plans are based on the Ordnance Survey map (rule 5(a) Land Registration Rules 2003) an insight into its conventions and accuracy is contained in section: Land Registry plans based on Ordnance Survey map.

In the majority of Property Deeds the title plan only establishes the general boundary of the Property. This is an approach that allows Property to be registered and dealt with while avoiding the need for extensive enquiry into the exact line of a boundary (which may give rise to a dispute).

One of the factors that Land Registry takes into account when preparing a title plan is the plan lodged with an application. It is in the applicant's interest that the plan lodged with the application or used in a Deed meets basic standards of accuracy.


Plans based on the Ordnance Survey map

Ordnance Survey base map:

Until quite recently, Land Registry title plans and the index map were based on the large scale paper maps published by Ordnance Survey.

These maps were published in the following scales:
1/1250 scale (1cm=12.5m) in urban areas
1/2500 scale (1cm=25m) in rural areas
1/10000 scale in mountain and moorland areas.

Land Registry title plans are now produced using Ordnance Survey definitive large scale digital map data. This is supplied and maintained in a single consistent format but is surveyed and digitilised at different scales according to location.

The index map has also been converted into an electronic map format using the Ordnance Survey digital map as its base.


Scale and Accuracy

Perfect accuracy in survey measurement and the drawing of features on a plan is unattainable even when using the highest order of survey techniques Ordnance Survey plans are therefore subject to specified accuracy tolerances. This will mean, for example, that measurements scaled between features shown on the Ordnance Survey plan will not exactly match the actual distance measured between the same features on the ground. Different levels of accuracy apply dependent on the scale of the map and the original method used to create it. Ordnance Survey publishes expected confidence levels in the accuracy of their plans in terms of absolute and relative accuracy.

The copying, reducing or enlarging of any plan is likely to distort its accuracy.

Feature representation on Ordnance Survey plans

The Ordnance Survey plan shows permanent physical features, normally at ground level, together with a variety of descriptive information and symbols. Generally, the Ordnance Survey plan shows features over 0.3m high by firm black lines and those less than 0.3m high by dotted lines. Within private gardens the only features the Ordnance Survey plan shows are permanent buildings over 12 sq meters in area, roads and tracks over 100m long and other continuous features such as streams and features that mark the line of an administrative boundary. 

 

(All italics in this page are Crown Copyright and reproduced here for your information with permission from HM Land Registry)

. . . continued on page 2 (Manchester Conveyancing Solicitors Property Lawyers on Fees for Buying / Selling a House / Apartment / Flat 2)

Please telephone Paul on 0161 866 8999 if you require any further information.

                       
    

Contact Us

Ford Banks Irwin Solicitors
50 Stothard Road
Stretford
Manchester
M32 9HB


Tel: 0161 866 8999
Fax: 0161 866 8333
E-mail: info@FordBanksIrwinSolicitors.co.uk

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Manchester City Centre Serviced Office - Conference rooms are also available by prior appointment at:
Manchester Conveyancing Solicitors | Ford Banks Irwin Solicitors 
Pall Mall Court 
King Street
Manchester
M2 4PD

Tel: 0161 866 8574

 

Please telephone 0161 866 8999 for a free quote. 

 

   
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