I want to sell part of my land to a neighbour. How do I get new plans drawn up to submit to Land Registry?

I want to sell part of my land to a neighbour. How do I get new plans drawn up to submit to Land Registry? With the right plan and a clear process, this can be straightforward. Below is a practical guide to creating a Land Registry-compliant plan (often called a “deed plan”) and getting the transfer registered without delays.

Why a Land Registry-compliant plan matters

When selling part of your title, Land Registry relies on the deed plan attached to your transfer (TP1). However, an unclear or non-compliant plan can mean your application is delayed or even rejected. A compliant plan precisely defines the land, any new boundaries, and rights like access or services. At Bury Associates, we prepare precise plans using Ordnance Survey MasterMap and survey measurements tied to the national grid, helping to avoid ambiguity and post‑sale boundary disputes.

What the plan must include

Land Registry’s requirements are set out in Practice Guide 40. In plain terms, your plan should be clear, and scaled, as well as unambiguous. Typically it includes:

• A clear scale (for example 1:1250 in urban areas or 1:2500 in rural) with a scale bar and a north point.
• Base mapping with sufficient surrounding detail (roads, buildings) to locate the parcel accurately.
• The land being transferred clearly edged or tinted (commonly red), with any land retained by the seller, if needed, edged/tinted differently (commonly blue), and a simple legend.
• Dimensions for new boundaries and tie‑ins to permanent features (for example, distances from building corners, walls, or kerb lines).
• Any rights of way or access routes shown with their width; and service corridors if relevant.
• Property address/title number, plan date, plan size (usually A4), and the preparer’s details.

Common rejection triggers include no north arrow or scale bar; fuzzy, low‑resolution images; Google or estate‑agent plans; boundaries defined by “a fence to be erected” without measurements; plans that don’t match the wording in the deed; and missing widths for access routes. Using a professional avoids these pitfalls.

How boundaries are shown and measured

New boundaries should show against permanent features and dimensioned to avoid ambiguity. We survey with total stations and GNSS tied to the British National Grid and as a result your plan is both accurate and reproducible. Where helpful, a focused topographical survey captures fences, walls, buildings, kerbs and level changes to make boundary definition crystal clear. Learn more about our positioning approach on our GPS surveys page.

Simple transfers vs more complex land divisions

For the most part, a simple strip of garden with no access changes is usually quick to map and define. Complex divisions - multiple plots, new driveways, shared parking, or retained rights benefit from a measured survey and a carefully drafted master plan. If services are shared or need rerouting, it’s wise to map buried utilities so your deed can grant or reserve the right to lay, use and maintain them on defined routes. Our combined underground services tracing and topo surveys help prevent future conflicts.

Who can prepare the plan-and why use a professional surveyor

In theory, anyone can draw a plan, but Land Registry expects it to meet strict mapping standards. A professional surveyor:

- Uses licensed Ordnance Survey MasterMap and correct cartographic conventions.
- Collects accurate on‑site measurements and ties new boundaries to reliable features.
- Shows rights of way and services with correct widths and labelling.
- Produces a clean, A4 plan your conveyancer can attach to the transfer.

If buildings form part of the transfer, we can also provide precise CAD outputs—see our overview of CAD measured surveys and this quick guide to CAD drawings.

Access, rights of way and shared services

Where the buyer needs access across retained land, the plan must show the route and its width, and the deed must grant that right. The same applies to drains, water, electricity or telecoms - define the route and right to connect, use and maintain. If a new driveway or gate will be built later, fix its position and width with measurements now; don’t rely on “to be agreed” wording.

Step‑by‑step: from idea to registration

1. Agree the area to sell in principle with your neighbour and instruct your conveyancer.
2. Commission a survey/plan. For clarity and speed, many clients choose a topographical survey; costs vary by site size and complexity - see our guide to topographical survey costs.
3. We draft a Land Registry-compliant deed plan showing the new boundary, dimensions, access and services. You and your neighbour review and confirm.
4. Your solicitor prepares the transfer deed (TP1) with the plan attached and any rights and covenants clearly described.
5. Parties sign; the solicitor lodges the application (AP1) with Land Registry and pays the fee.
6. Land Registry processes the application. If urgent (for a related sale), your solicitor can request expedition with evidence.
7. Registration completes and Land Registry issues updated titles showing the change.

How long does it take?

Survey and plan preparation is often 1-2 weeks from instruction (faster for simple cases). Equally, Land Registry times vary by workload and complexity; a straightforward transfer of part commonly takes 4-12 weeks from submission, though it can be quicker or longer. Above all, clear, compliant plans help keep things moving.

Reassurance: getting it right first time

With the right plan and wording, selling part of your land can be smooth. Bury Associates produces Land Registry-compliant plans grounded in precise survey data, so your solicitor can submit a clean application. Explore our FAQ, or tell us about your site for a fast proposal using our quote form. We’ll make sure everything is compliant, accurate and legally acceptable, so you can complete with confidence.