Understanding Land Registry Title Plans: colours, lines and markings

A title plan is an official document that provides a visual representation of a property, and supports the description of the property found in the register of the property deeds - but what exactly does it tell you?

When looking at one for the first time, you will likely notice different colours and symbols that may have been used, and this can be confusing. These elements of the plan are called references, and reading those references should always be done in conjunction with the title register, which will detail what they denote.

If you don't have access to the register, however, there are some general rules that tend to be followed. Today we are taking a closer look at how to read a Title Plan.

What do the colours on a Title Plan mean?

There are a number of different colours that can be used on title plans in the form of coloured lines and areas of shading. These are not necessarily the same from one title plan to another; the specifics of the colouring should be explained in the title register. Any colours can be used on the plan, but there are certain conventions as to what specific colours are generally used for.

Red

On a title plan, Red lines show the extent of the land in a registered title. This edging forms a visual representation of the general boundary of a property or piece of land that has been, or is being, registered.

It's important to note that this is an approximate boundary, and doesn't necessarily show the the exact legal boundary, as this is not the purpose of title plans. This is why it is particularly important to read the plan together with the title register.

Blue

A blue coloured line tends to be used for rights of way affecting the property, for example those for neighbouring owners that cross into the land included in the title in some way.

A shaded blue section can be used where a building is divided into separate flats or apartments, to show the footprint of an area that isn't owned in its entirety.

Brown

Brown is the colour that you may find used on a title plan to show rights of way that benefit the property, where the owners may cross into land that belongs to another title.

Green

An area on a title plan outlined in green is often used when land has been removed from the property, and may perhaps now be a part of another title. For example, if some of the land that was part of the title when it was originally registered has now been sold, this area may be shown with a green line.

Green can also be used to show communal areas, such as if the property is part of a single building but includes access to these areas.

Pink

A pink outline on a title plan tends to be used for areas which are subject to covenants. These are a type of rule that limits what can or cannot be done on a property, or how it can be used. When this shade is used, the details surrounding the covenant should be found in the title deeds.

What do the line types on a title plan mean?

It's not only different colours you might notice on your title plan - there are also different kinds of lines used for the areas outlined.

Solid lines

Where a solid line has been used, this is generally because there is a physical feature that aligns with where the boundary of the property - or the boundary of the right of way or other element being shown - is. These physical features are things like walls and fences, where the building or area has tangible features that show the extent.

Broken, dotted or dashed lines

Where a broken, dashed or dotted line is used in a title plan, there is likely a boundary without any physical feature to define it. It may for example cut across the middle of an area that looks like 'one' since there is no tangible feature dividing it. In these situations, the boundary does not follow a physical one that is shown on an ordnance survey map, but it still exists legally.

Marks and symbols on title plans

You may also come across various marks, symbols or abbreviations on a title plan. These can vary, but there are a few common ones:

What does T mean on a title plan?

A 'T' shape on a title plan indicates who owns a given boundary structure. The base of the T will often touch the line on the plan that represents the boundary, so it will fall 'in' to the side of the owner's property. This is commonly how fence ownership is signified, since this can be a subject of contention and confusion amongst neighbours.

What does RP mean on a title plan?

You may see the ownership status of the property detailed on the title plan, and this will sometimes be done using 'RP', for 'Registered Proprietors'.

Scale or measurements

Some title plans show measurements, but the plan should still only be seen as a general boundary rather than an exact one. Likewise, there may be a scale noted on your title plan, and while this will generally be accurate, because the boundaries are not exact, it is not to say that scaling up directly will confirm the exact extent of the property.

Get a Land Registry compliant Title Plan

If your title plan is outdated, incorrect or not Land Registry compliant, contact Lease Planners for help. Our expert team have a thorough understanding of Land Registry guidelines and many years of experience, so we pride ourselves on getting it right first time.