Lost Your Property Deeds? What to Do Next

Losing your house deeds feels alarming, but it is often not a problem at all. For most homes in England and Wales, the official record of ownership is held online by HM Land Registry.

So this guide explains how to check where you stand, what replacements cost, and when lost deeds do cause trouble. Our full set of guides covers the rest of the ID1 process.

The short answer

If your property is registered, the paper deeds no longer prove who owns it. Instead, the register at HM Land Registry does, and you can download a copy for £7.

However, if your property has never been registered, the deeds are the proof of ownership. In that case, losing them is more serious, and registering the land usually means proving your identity with an ID1.

Step 1: check whether your property is registered

First, start with the free search on GOV.UK. Enter the address, and it shows a free summary if the property is on the register.

In fact, most homes are registered by now. Since 1990, every sale in England and Wales has had to be registered. So if your home has been sold since then, it is almost certainly on the register.

Properties that have stayed in one family for decades are the main exception. For example, a house bought before 1990 and never sold or remortgaged may still be unregistered.

If your property is registered

Good news: you do not need the old deeds. The register shows who owns the property, any mortgage on it, and any rights or covenants.

Also, HM Land Registry does not store original paper deeds. So there is nothing for it to send back to you.

What you need	How to get it	Cost
Title register	Download from GOV.UK	£7
Title plan	Download from GOV.UK	£7
Official copy, to prove ownership	Order from HM Land Registry	£11 per document
Copy of an old deed mentioned on the register	Deeds request form, if HM Land Registry holds a scanned copy	£11 per document

In practice, a downloaded copy is fine for checking your details. But if you need proof of ownership, for example in a court case, order an official copy instead.

When you sell, your conveyancer uses these official copies. Therefore a registered property can be sold even if the paper deeds are long gone.

Before you assume they are lost

Deeds often turn up in places people forget. So it is worth a few phone calls before you go further.

• Your current or former mortgage lender, which may have kept them.
• The solicitor who handled your purchase, which may still store them.
• Your bank, if you ever used a safe deposit service.
• Family papers, especially after a parent’s death.

If your property is not registered

This is where lost deeds matter. Without them, you cannot prove ownership in the usual way. As a result, HM Land Registry treats a first registration with lost deeds as a higher fraud risk.

So the application needs more evidence than normal. In general terms, that means:

• A signed statement explaining what happened to the deeds.
• Any copies or older papers that show the history of the title.
• Evidence that you live in or control the property, such as council tax bills.
• Evidence of your identity, which means an ID1 if you apply without a conveyancer.

In most cases, HM Land Registry then grants possessory title rather than absolute title. However, you can apply to upgrade the title later if new evidence turns up.

Because this application is more involved, many people use a conveyancer for it. Our guide to first registration of unregistered land explains when the ID1 applies in more detail.

Where an ID1 fits in

You only need an ID1 for lost deeds if you apply to HM Land Registry yourself. If a conveyancer applies for you, they check your identity as part of their work.

If you do apply yourself, an ID1 can be verified by video. Each ID1 verification is a fixed £79 per person, which includes the ID5 video verification. Our ID1 form verification online page explains how it works.

Protect your property once it is sorted

HM Land Registry runs a free service called Property Alert. Once you sign up, it emails you if someone applies to change the register for a property you are watching.

Admittedly, it does not stop an application on its own. Still, it gives you an early warning, which matters most for empty, rented or inherited homes.

Frequently asked questions

What happens if I lose my house deeds?

If your property is registered, usually nothing. The register at HM Land Registry is the proof of ownership, and you can download a copy for £7.

How much does it cost to replace lost property deeds?

For a registered property, a downloaded title register costs £7. An official copy, which counts as proof of ownership, costs £11 per document.

Can I sell my house without the deeds?

Yes, if it is registered. Your conveyancer uses official copies of the register instead. If it is unregistered, the land usually needs registering, which takes longer.

Does HM Land Registry keep my original deeds?

No. HM Land Registry does not store original paper deeds. It holds the register, and sometimes scanned copies of deeds mentioned on it.

How do I know if my property is registered?

Search for the address on GOV.UK. If it is registered, you will see a free summary and can download the title register.

Who might have my deeds?

Try your mortgage lender, the solicitor who handled your purchase and your bank. Also check family papers, especially after a death in the family.

Do I need an ID1 if I have lost my deeds?

Not for a registered property. But if the land is unregistered and you apply to register it yourself, you will usually need an ID1.

Can I get my title deeds online?

You can download the title register and title plan online for £7 each. Copies of older deeds are only available if HM Land Registry holds a scanned copy.