GLOSSARY
If you're buying or selling property in England or Wales, you'll need to understand the TR1 form. This legal document officially transfers property ownership from one person to another. Getting the TR1 form right is essential for a smooth property transaction, as mistakes can cause delays that cost time and money.
This guide explains what a TR1 form is, when you need it, and how to complete it correctly using simple, clear language. Whether you're a first-time buyer or an experienced property investor, understanding this form helps you navigate the property transfer process with confidence.
A TR1 form is the official document used by HM Land Registry to transfer the whole of a property from one owner to another. The form creates a legally binding transfer deed that records the agreement between the seller (called the transferor) and the buyer (called the transferee). Once completed and registered, the TR1 form gives the new owner full legal rights to the property.
The form was designed to make property transfers simpler and more consistent across England and Wales. It replaced older, more complicated transfer documents with a clear, standardised format. Every property sale, gift, or ownership change involving the whole property uses this same form, making the process more straightforward for everyone involved.
According to GOV.UK guidance, the TR1 is appropriate whenever you're transferring all of the property in one or more registered titles. It's the most commonly used transfer form in UK conveyancing and applies to residential properties, commercial buildings, and land transfers. The form works for both registered properties (already recorded with Land Registry) and properties being registered for the first time.
You need a TR1 form whenever you're buying or selling a complete property, including houses, flats, commercial premises, and plots of land. The form must be completed as part of the conveyancing process and signed by both the seller and buyer at completion. Your solicitor or conveyancer will usually prepare the form based on the agreed sale terms.
The TR1 form is also used when transferring property as a gift, adding or removing someone from the property title, or transferring property through inheritance. Most property transactions in England and Wales require this form at some point. It serves as the legal record of the ownership change and must be submitted to Land Registry for the transfer to be officially registered.
If you're only transferring part of a property rather than the whole thing, you cannot use a TR1 form. Instead, you need a TP1 form, which is designed specifically for partial transfers. This applies when splitting land, selling part of a garden, or transferring a section of a larger property to someone else. The distinction between TR1 and TP1 is important because using the wrong form can cause your Land Registry application to be rejected.
The TR1 form starts by recording the property's title number, which is Land Registry's unique reference for that property. If the property isn't registered yet, this section can be left blank. The form also requires the full postal address including postcode, which must match Land Registry records for registered properties.
Panel 4 records full details of the transferor (the person selling or giving the property), which must match the names on the current title register exactly. Panel 5 records the transferee's details, with up to four transferees allowed on one form. Each person must provide their full name and correspondence address where Land Registry can send important notices.
Panel 8 records the consideration (what the buyer is paying), whether that's a purchase price or a gift. This information is important for calculating Stamp Duty Land Tax. Panel 9 covers title guarantees, which are promises the seller makes about the property. Full title guarantee means the seller confirms no undisclosed problems exist, while limited title guarantee is more restricted.
Before completing a TR1 form, gather all necessary documents including the property's title register, proof of identity for all parties, details of any mortgages being paid off, and copies of any restrictions. Check whether the property has any restrictions that require special certificates or consents from other parties, as identifying these early prevents delays.
Start by inserting the title number in panel 1 if registered. Panel 2 requires the property description (full postal address). Panel 3 is for the completion date, filled in only after execution. Panel 4 needs full transferor names matching the register exactly, while panel 5 records transferee names (maximum four). Panel 6 captures correspondence addresses, and panel 7 contains the standard transfer statement.
Panel 10 handles declarations of trust for multiple transferees, determining whether joint owners hold the property as joint tenants or tenants in common. Panel 11 is for additional provisions or covenants. All transferors must sign in panel 12 with an independent witness, who cannot be another party to the transfer. If panels 10 or 11 are completed, transferees must also sign.
Missing signatures or witnesses cause Land Registry to reject applications. Incorrect names that don't match Land Registry records exactly also create problems. Ticking the wrong boxes in the declaration of trust section can have serious long-term consequences. Another frequent problem is failing to provide required supporting documents like identity verification for property transactions or consent certificates.
After signing the TR1 form, you must verify the identities of all parties to prevent fraud. Land Registry requires evidence of identity through ID1 forms (if verified by a conveyancer) or ID3/ID4 forms. Digital platforms now make this process faster and more secure than traditional paper-based methods.
Once signed and identity evidence is ready, submit everything to Land Registry with form AP1 (for registered property) or FR1 (for first registration), plus proof of Stamp Duty Land Tax payment if applicable. Modern digital signature solutions like Qualified Electronic Signatures (QES) are now accepted, making the process more efficient. Land Registry typically processes straightforward applications within two to three weeks.