Define: Investigation Of Title

Investigation Of Title
Investigation Of Title
Quick Summary of Investigation Of Title

The process of investigating title is usually much more involved when land is concerned than moveable possessions. There are two main reasons for this. First, land is expensive, so the consequences of error are likely to be severe. Second, all manner of encumbrances can be attached to titles to land. Very few personal possessions, however expensive, impose duties on their owners outside of those arising from their use. Even if I buy, say, a frighteningly expensive car, it won’t create an obligation to maintain the garage. Nor can an agreement I make with my next-door neighbour over the use of the car be binding on someone to whom I later sell it. Title to land is often accompanied by obligations of this form.

In earlier days, and occasionally even today, the investigation of title to land constituted an analysis of the title deeds. This analysis was expected to reveal the presence of adverse interests that needed to be followed up on. Because equitable interests could only be enforced against the purchaser if he had notice of them (see: doctrine of notice), courts of equity expected the purchaser of land to exercise reasonable prudence before accepting a conveyance of title. Legal (rather than equitable) interests were and are subject to the statutory limitation on claims (currently set out in the Limitation Act of 1980), but no such limitation exists for equitable claims. This means that the prospective purchaser can assume that if the current owner has been in ownership for more than 12 years, then his title is outside the reach of legal claims, and he can safely transfer it. Traditionally, equitable interests had to be traced back much further than this: historically, a duration of 60 years was expected, but this was reduced by statute gradually over the years and now stands at 15 years. Of course, if the buyer needs to search back further than this to check, for example, whether the seller’s original purchase was sound, then he must do so.

Although it is still sometimes necessary to investigate title this way, a large proportion of land is now registered in the land registry, and investigation of title constitutes a search of the registry’s records and, if the buyer is prudent, a physical inspection of the land itself.

What is the dictionary definition of Investigation Of Title?
Dictionary Definition of Investigation Of Title

An investigation of title refers to the process of examining and verifying the legal ownership and rights associated with a piece of real property. This investigation is typically conducted by a title company, attorney, or real estate professional during the sale or transfer of property to ensure that the seller has a valid and marketable title that can be transferred to the buyer free from any encumbrances, liens, or defects. The investigation of title involves a comprehensive review of public records, including deeds, mortgages, liens, easements, and other documents affecting the property’s ownership and rights. The goal of this process is to identify any issues or discrepancies that may affect the buyer’s ability to obtain a clear and marketable title to the property. Once the investigation of title is complete and any issues have been resolved or addressed, the parties can proceed with the transfer of ownership, confident that the buyer will receive a good and marketable title to the property.

Full Definition Of Investigation Of Title

The investigation of title is a critical process in the conveyancing of real property, ensuring that the purchaser acquires a clear and marketable title. This overview aims to provide a detailed examination of the investigation of title within the context of British law, covering its purpose, procedures, legal requirements, and implications. We will delve into the roles of solicitors, the significance of title deeds, and the various searches and inquiries necessary to ascertain the validity of the title. This document is intended for legal professionals, law students, and individuals interested in understanding the intricacies of property transactions in the UK.

Purpose of Title Investigation

The primary purpose of the investigation of title is to ensure that the buyer obtains a title to the property that is free from defects, encumbrances, or legal disputes. This process protects the buyer from potential future claims or legal issues that could affect their ownership and use of the property. A thorough investigation provides the following assurances:

  • Verification of Ownership: Confirms that the seller is the property’s legitimate owner.
  • Identification of Encumbrances: Discovers any mortgages, charges, liens, or other encumbrances that might affect the property.
  • Compliance with Legal Requirements: Ensures the property complies with local planning and building regulations.
  • Clarity of Rights: Clarifies rights of way, easements, or restrictive covenants affecting the property.

Role of the Solicitor in Title Investigation

In the UK, the role of the solicitor in the investigation of title is paramount. The solicitor acts on the purchaser’s behalf to thoroughly examine the property’s title. Their responsibilities include:

  • Reviewing Title Deeds: Assessing historical and current title deeds to confirm ownership and identify any issues.
  • Conducting Searches: Performing necessary local authority, land registry, and environmental searches.
  • Raising Enquiries: Asking the seller or their solicitor specific questions regarding the property’s status and history.
  • Advising Clients: Providing legal advice based on the findings and suggesting appropriate actions.
  • Drafting and Reviewing Contracts: Ensuring that the contract of sale reflects the agreed terms and includes necessary safeguards for the purchaser.

Title Deeds and Documentation

Title deeds are the legal documents that prove ownership of a property. The solicitor’s task involves reviewing these documents to establish a clear chain of ownership. Important aspects include:

  • Abstract of Title: A summary of the title deeds and documents affecting the property over a specified period.
  • Epitome of Title: A detailed schedule of all relevant documents, typically used when the property is registered.
  • Conveyance and Transfer Deeds: Documents that detail previous transfers of ownership.
  • Mortgage Deeds: Documents evidencing any loans secured against the property.

Types of Searches and inquiries

Various searches and enquiries are conducted to uncover potential issues affecting the property. These include:

Local Authority Searches

Local authority searches are crucial in revealing information about the property that is held by the local council. They typically include:

  • Planning Permissions and Building Regulations: Ensures that any alterations or extensions to the property have the necessary approvals.
  • Highways Information: Identifies whether roads serving the property are maintained by the council.
  • Environmental Concerns: Checks for any contamination or pollution issues affecting the property.

Land Registry Searches

Land registry searches confirm the legal ownership of the property and provide details of any registered charges or restrictions. Key searches include:

  • Official Copy of the Register: Provides current ownership details and notes any charges or restrictions.
  • Title Plan: A map outlining the property’s boundaries.
  • Index Map Search: This ensures no additional titles or interests affect the property.

Additional Searches

Depending on the property’s location and characteristics, additional searches may be necessary.

  • Flood Risk Search: Identifies if the property is in an area prone to flooding.
  • Mining Search: Properties must be checked for subsidence risks in former mining areas.
  • Water and Drainage Search: Confirms the property’s connection to public water and sewer systems.

Raising Enquiries

After reviewing the title deeds and search results, solicitors will raise enquiries with the seller or their solicitor. These inquiries seek to clarify issues or obtain further information about the property. Common enquiries include:

  • Boundaries and Disputes: Clarification on boundary lines and any existing disputes with neighbours.
  • Occupier Information: Details of any tenants or other occupiers.
  • Service Charges and Ground Rent: For leasehold properties, information on service charges and ground rent obligations.
  • Utilities and Services: Confirmation of the property’s connection to essential utilities.

Reviewing and Advising on Search Results

Once all searches and enquiries are complete, the solicitor must review the results and advise their client accordingly. This involves:

  • Identifying Issues: Highlighting any adverse findings that could affect the property’s value or usability.
  • Assessing Risks: Evaluating the severity of any issues and potential impact on the client.
  • Proposing Solutions: Suggesting ways to resolve identified problems, such as requesting indemnity insurance or negotiating with the seller.

Resolving Title Issues

If issues are found during the investigation, several steps can be taken to resolve them:

  • Rectification of Documents: Amending or correcting title deeds where possible.
  • Indemnity Insurance: Obtaining insurance to cover potential future claims or defects in title.
  • Negotiation: Engaging with the seller to rectify issues or renegotiate the purchase price.
  • Legal Action: In rare cases, taking legal action to resolve disputes or defects.

Completion and Post-Completion Matters

Upon resolving any title issues, the transaction can proceed to completion. The solicitor’s role at this stage includes:

  • Preparing Completion Statements: Detailing the financial aspects of the transaction.
  • Executing Transfer Deeds: Ensuring the legal transfer of ownership is properly documented.
  • Registering the Title: Submitting the necessary documents to the Land Registry to update the ownership records.
  • Storing Documents: Safekeeping the original title deeds and related documents.

Legal Framework and Statutory Provisions

The investigation of title is governed by various statutes and legal principles in the UK. Key legislative references include:

  • Law of Property Act 1925: Establishes the framework for property ownership and transfer.
  • Land Registration Act 2002: Governs the registration of land and property in England and Wales.
  • Building Act 1984: Regulates building standards and compliance.
  • Town and Country Planning Act 1990: Governs planning permissions and land use.

Recent Developments and Trends

Recent trends in the investigation of title include:

  • Digital Conveyancing: Increasing use of electronic conveyancing processes and digital signatures.
  • Automated Searches: Utilisation of technology to expedite searches and reduce manual errors.
  • Environmental Considerations: There is greater emphasis on environmental searches due to rising awareness of climate change and sustainability issues.


The investigation of title is a fundamental aspect of property transactions, ensuring that purchasers acquire a valid and marketable title free from legal defects. This comprehensive legal overview has outlined the key steps, from reviewing title deeds and conducting searches to raising enquiries and resolving issues. Solicitors are crucial in guiding clients through this complex process, leveraging their expertise to protect the buyer’s interests and facilitate a smooth transaction. As the conveyancing landscape evolves, staying informed about legal developments and embracing technological advancements will be essential for maintaining the integrity and efficiency of title investigations.

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This site contains general legal information but does not constitute professional legal advice for your particular situation. Persuing this glossary does not create an attorney-client or legal adviser relationship. If you have specific questions, please consult a qualified attorney licensed in your jurisdiction.

This glossary post was last updated: 12th June 2024.

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