Land paperwork, step by step

1. Two records

The same land is described in two records, and they often disagree.

1. The plan shows the land — Where the land is, its shape and approximate area. In the UK and Ireland that's the title plan or registry map, usually showing general boundaries only; in the US the deed's legal description, the plat and a survey.
2. The register says whose it is — The title register (a folio in Ireland) or the recorded deeds show the owner and the burdens. What is registered or recorded counts against third parties.
3. When they disagree — For ownership, the register or recorded title counts. A tax bill, an assessor's map or a listing on its own doesn't prove who owns the land.
4. Online view and official copy — Look at the land online first, where a service exists. For a contract, a mortgage or court you need official copies (UK, IE) or a professional title search (US).

Why: The ownership record says who owns the land and what burdens it carries; the plan or survey shows where it is on the ground. They were made for different purposes, so one may show a different boundary or area. If you know that, you don't pay a deposit on the strength of the wrong paper.

• In the US there is no single state register: deeds are recorded at the county, and buyers rely on a title search and title insurance.
• Office names change, and rules differ between England and Wales, Scotland, Northern Ireland, Ireland, each US state and each province. Check with the relevant authority.

2. How to read a title

A title looks like a pile of numbers and legal phrases; once you know where everything sits, you can read it in five minutes.

1. Title number — In the UK the title number, in Ireland the folio number, identifies one registered title; one farm can be made of several titles. In the US the land is identified by the deed's legal description and the parcel number.
2. A: property register — Describes the land, refers to the title plan and lists rights that benefit it, such as a right of way over a neighbour's track. Check that the land and area match the contract.
3. B: proprietorship register — Who owns it, the class of title and any restrictions on selling. Several owners means all of them must sign to sell the whole property.
4. C: charges and a fresh search — Mortgages (charges), restrictive covenants, easements and other burdens. A short charges register is a good sign. Your lawyer updates the search just before completion and before any payment.

Why: The principle is the same everywhere: description, owner, burdens. The things that matter most — co-owners, a deceased owner, a mortgage — show up in the B and C parts. An official copy or search is only true on the day it is issued.

• A US parcel number (APN or PIN) is the assessor's tax number. What the deed actually transfers is the legal description.
• In the US a title commitment shows the current owner and lists the exceptions: mortgages, liens, easements and covenants the title insurance won't cover.

3. Boundaries on the ground · Locked

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4. Buying · Locked

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5. Inheritance and easements · Locked

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6. Land use and permissions · Locked

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