Practice Guide 29 – Registration of legal charges and deeds of variation of charge
Updated: June 2014
This edition of the guide replaces the April 2014 edition. Sections 4, 5, 10 and 13 have been amended due to a change in policy for applications which are not first registrations, under which we will need only certified copies of deeds or documents you send to us with Land Registry applications. Other than the exceptions set out below, all documents submitted, including originals, will be scanned and destroyed.
Scope of this guide
This guide gives advice on the registration of legal charges and deeds of variation of the terms of a registered charge at Land Registry. It is aimed at conveyancers. Land Registry staff will also refer to it.
1 Abbreviations and terms used
In this guide:
‘charge’ means a legal mortgage or charge over land
‘conveyancer’ means an authorised person within the meaning of s.18, Legal Services Act 2007 who is entitled to provide the conveyancing services referred to in paragraphs 5(1)(a) and (b) of Schedule 2 to that Act, or a person carrying out those activities in the course of their duties as a public officer. It also includes an individual or body who employs or has among their managers such an authorised person who will undertake or supervise those conveyancing activities (r.217A, LRR 2003)
‘CA 2006’ means the Companies Act 2006 as amended
‘LRA 1925’ means the Land Registration Act 1925
‘LRR 1925’ means the Land Registration Rules 1925
‘LRA 2002’ means the Land Registration Act 2002
‘LRR 2003’ means the Land Registration Rules 2003
‘overseas company’ means a company not registered in the UK
‘unapproved charge’ means a charge not previously approved by the Commercial Arrangements Section at Land Registry Head Office.
A charge may be made in form CH1 in accordance with r.103, LRR 2003. This form is not prescribed and lenders may use charges tailored to their own particular requirements. Appendix A in this guide contains a link to form CH1.
3 Approved forms of charge
Lenders may have all their forms of charge approved by the Commercial Arrangements Section at Land Registry Head Office. Approval of charges carries the following benefits.
No separate form RX1 is needed to register a standard restriction applied for in the charge.
No separate form CH2 is needed to register an obligation to make further advances that is applied for in the charge.
We will create computer codes for lenders with approved forms of charge which will ensure that their agreed name and address(es) for service and appropriate restrictions and obligation entries are always entered accurately in the register.
Please see Practice Guide 30 – Approval of mortgage documentation for details of the approval process.
4 Application to register a charge
To register a charge you need to send us:
application form AP1
certified copy form CH1, or the lender’s own form of charge (see section 10 Application form AP1 regarding retention of documents submitted with applications)
the prescribed fee.
You do not need to lodge any mortgage documents incorporated by reference in the charge itself (for example, rules of a building society, mortgage conditions, or an agreement for loan).
Registered charges rank, as between themselves, according to the order in which they are entered in an individual register (s.48(1), LRA 2002, r.101, LRR 2003). However, this is subject to “an entry in the individual register to the contrary”. If you wish us to make an entry when registering a charge to the effect that the charge has priority over an existing registered charge, you should make clear in the application (ideally in form AP1) that you are seeking such an entry as part of the application. The following is an example of when you might want such an entry to be made.
- Charge A is created before charge B (so charge A has priority over charge B, as first in time – s.28(1), LRA 2002).
- Notice is entered in the register in respect of charge A.
- Subsequently, charge B is completed by registration – at this stage the effect of charge A being noted is that its priority is protected as against charge B (s.29(2)(a)(i), LRA 2002).
- Later, charge A is also completed by registration.
It is arguable that retaining the notice in respect of charge A constitutes “an entry in the register to the contrary”, and so allows for charge A to retain its priority over charge B. But you may also wish, when applying to register charge A, to seek an entry that expressly provides for charge A to have priority over charge B1. It is likely that we will serve an objection notice on the proprietor of charge B before making any such entry.
1 We will not automatically remove the notice in respect of a charge when subsequently completing the grant of that charge by registration, but it would still be advisable to make clear, when applying to register the charge, that the notice is to remain in the register, so that this is done; see Practice Guide 19 – Notices, restrictions and the entry of third party interests in the register – 3.8.4 Notice in respect of a charge that is subsequently completed by registration.
5 Charges by UK companies and limited liability partnerships
For charges created by UK companies and limited liability partnerships on or after 6 April 2013, and where the application is lodged by a conveyancer, in addition to the application form AP1 you must also lodge:
- a certified copy of charge. It must not be redacted in any way
- a copy of the certificate of registration issued by Companies House. This will be an electronic copy if the application is lodged through e-DRS (electronic Document Registration Service) or a paper copy when sent by post. A paper copy does not need to be certified
- written confirmation or a certificate by the company, lender or a conveyancer that the charge lodged for registration is:
- a certified copy of the original charge of which a copy (or a redacted copy under section 859G, CA 2006) has been filed at Companies House
- a certified copy of the charge to which the accompanying certificate of registration relates.
If you do not lodge the appropriate certificate of registration at Companies House, we will make a note to the entry in the register stating that the charge is subject to the provisions of s.859A, CA 2006 (r.111, LRR 2003).
If the application is not lodged by a conveyancer then we will also require a Companies House generated copy of the charge, bearing the unique identifier code for the charge, which should correspond with the code on the certificate of registration.
5.1 Charges which contain plans
If the charge contains a plan, Companies House will only accept an A4 sized plan for filing electronically. Where the plan is larger you will have to reduce the size of the plan annexed to the copy charge filed at Companies House. In these circumstances you can amend your written statement or certificate to say that the charge lodged for registration is:
- a certified copy of the original charge of which a copy (or a redacted copy under s.859G, CA 2006) has been filed at Companies House, save that the plan filed has been reduced in size to meet Companies House electronic filing requirements
- the charge to which the accompanying certificate of registration relates.
5.2 Charges which are exempt from registration at Companies House
The requirement for registration at Companies House does not apply to:
- a charge in favour of a landlord on a cash deposit given as security on the lease of land
- a charge created by a member of Lloyd’s (within the meaning of the Lloyd’s Act 1982) to secure its obligations in connection with its underwriting business at Lloyd’s
- a charge excluded from the application of s.895A, CA 2006 by or under any other Act.
(Note: Charges created by overseas companies on or after 1 October 2011 do not have to be registered at Companies House nor will the provisions of r.111A, LRR 2003 apply.)
6 Application to enter a restriction
You must make an application for a restriction in form RX1 unless the application is for a standard form of restriction and is made in panel 8 of form CH1, or it is for a standard form of restriction made in an approved form of charge (r.92, LRR 2003). Appendix B in this guide contains a link to form RX1. No fee is payable in respect of the restriction if application for its entry accompanies the application to register the charge to which it relates.
7 Application to note in the register a lender’s obligation to make further advances
You must make an application to note an obligation to make further advances in an unapproved charge, in form CH2 or panel 8 of form CH1 (r.108, LRR 2003). Appendix C in this guide contains a link to form CH2. No fee is payable if the application to note a lender’s obligation accompanies an application to register the charge to which it relates.
8 Application to note agreed maximum amount of security
Under r.109, LRR 2003, you may make an application to note in the register an agreement for the maximum amount secured by a charge.
Even if such an amount is stated in the charge itself, irrespective of whether or not the charge has been previously approved by us, or in a subsequent deed of variation, you must make an application to note the maximum amount in form CH3. Appendix D in this guide contains a link to form CH3.
If a later agreement is made to amend the amount of maximum security stated in the register, you can lodge a further application in form CH3, accompanied by the appropriate fee. We will make an additional entry in the register in respect of the new amount, but the original entry will remain in the register.
9 Consolidation of a charge
If a charge contains a right of consolidation with another specific charge, we will not make an entry in the register, unless you make a specific application using form CC in accordance with r.110, LRR 2003. Appendix E in this guide contains a link to form CC.
10 Application form AP1
You should complete this form in the normal manner, but you should note the following points.
You should complete panel 5 as to the documents you are lodging with the application. We will need only certified copies of deeds or documents you send to us with Land Registry applications. Once we have made a scanned copy of the documents you send to us, they will be destroyed. This applies to both originals and certified copies.
Complete panel 10 with the following.
The lender’s full name and address, including its postcode. If we have approved the form of charge and agreed an address for service with the lender, we will use that address. Up to three addresses for service are allowed. One of these must be a postal address, but it does not have to be within the United Kingdom. If required, you may give a second and third address, which may be additional postal addresses within or outside the United Kingdom; a document exchange box number within the United Kingdom; or an electronic address.
If the lender is a company, its company registration number.
If the lender is a limited liability partnership, its registered number.
If the lender is an overseas company, unless an arrangement has already been made with us, you must state the territory of incorporation, registered number in the UK including any prefix and a copy of the company’s constitutional documentation must accompany the application. You must supply a translation if this documentation is not in English or Welsh. Alternatively you may send us a certificate in Form 7 given by a qualified lawyer practising in the territory of incorporation.
A fee is payable under the current Land Registration Fee Order.
No fee is payable if the charge is lodged at the same time or before the completion of certain types of applications where a fee has already been paid. Further information about this is contained in the Land Registration Fee Order.
12 Documents issued on completion
The only documents that we will issue on completion of an application to register a charge are:
an official copy of the register showing the entries that exist in the register on completion of your application, and
a ‘title information document’ which confirms that your application has been completed and explains how to obtain further copies of the official copy in the future.
13 Deeds of variation of a registered charge
You should make an application to register a deed of variation under cover of an application form AP1, enclosing a certified copy of the deed.
Our Commercial Arrangements Section at Land Registry Head Office will approve deeds of variation on request. Please see Practice Guide 30 – Approval of mortgage documentation for further information.
You cannot apply in a deed of variation for a restriction or for an entry to show that a lender is under an obligation to make further advances. If you require these entries, you must make separate applications in forms RX1 and CH2 respectively.
Although the borrower must execute the deed of variation, there is no requirement for the lender to do the same. We will accept that the lender will be bound by the terms of the variation if the deed is either lodged by the lender or a practitioner acting on behalf of the lender.
R.113, LRR 2003 requires that you must make an application to register a deed of variation with the consent of the proprietor of any registered charge (and the proprietor of any sub-charge derived directly or indirectly from such a charge) of equal or inferior priority to the charge being varied, if the other lender is adversely affected by the terms of the variation, unless that proprietor has executed the deed itself or its consent is not required under the terms of its charge or sub-charge.
Our view is that alterations of the following types do not adversely affect a charge (and sub-charge thereof) with equal or inferior priority.
A reduction in the interest rate.
A reduction in the capital debt.
However, we consider that any alterations that either:
increase the interest rate
increase the capital
extend the term of the earlier charge
create an obligation to make further advances, to be such as may adversely affect any charge (and any sub-charge thereof) with equal or inferior priority.
In these circumstances, the proprietor of any charge (and sub-charge) adversely affected must (unless their consent is not required under the terms of their charge or sub-charge) execute the deed; or give their written consent to the registration of the deed of variation. You must lodge the consents, or a certificate by a conveyancer that they hold the requisite consents, with the deed of variation application.
Alternatively, the proprietor of any such charge (or sub-charge) may supply a letter confirming that it does not consider its charge (or sub-charge) to be adversely affected by the terms of the variation and, consequently, feels that it does not need to execute the deed nor lodge a consent. However, in the absence of any evidence we will not raise a requisition. Instead, we will make a non-guaranteed entry in the following form in the register:
"A Deed dated ______________ made between ___________________ is expressed to alter the terms of the Charge dated ___________ referred to above.
NOTE: Copy filed".
A fee is payable under the current Land Registration Fee Order.
14 Enquiries and comments
This guide only includes basic information. If you have a particular concern that is not covered, please contact us in advance of the transaction – see Contact details. If the transaction is particularly complex, it may be better if you make your enquiry in writing at the Land Registry office that will process your application.
If you have any comments or suggestion about our guides, please send them to:
Central Operations Group
1 Bedford Park
(DX 8888 Croydon 3)
You can obtain further copies of this and of all our guides free of charge from Customer Support (see Contact details) or you can download them from our website.
15 Appendix A
16 Appendix B
17 Appendix C
18 Appendix D
19 Appendix E
Land Registry advisory policy
We offer advice to our customers through our publications and Customer Support information and through the day-to-day handling of applications.
We provide factual information including official copies of registers, title plans and documents, searches and details of our forms and fees.
We provide procedural advice to explain how the land registration system works and how to make applications correctly. This includes:
- advice in advance of an application, where this is requested
- where an application is defective, advice as to the nature of the problem and what options, if any, are available to put it right
- an approval service for estate layout plans and certain other land registration documents.
There are limits to the advice that we will provide. We will not provide legal advice.
This means that:
- we will not approve the evidence to be produced in support of a registration application before we receive the application
- apart from procedural advice, we will not advise on what action to take
- we will not recommend a professional adviser but can explain how to find one.
We provide advice only about real cases, not about theoretical circumstances. We will not express a view on questions where the law is complex or unclear except where the question arises on a live registration application.
In providing this factual information and procedural advice we will:
- be impartial
- recognise that others may be affected by what we say
- avoid any conflict of interest.
For customer enquiries and to request this publication in an alternative format please contact Customer Support at firstname.lastname@example.org or telephone 0844 892 1111, or 0844 892 1122 for a Welsh-speaking service, from Monday to Friday between 8am and 6pm. Calls cost 3p a minute on a BT standard tariff, in addition to the current set up/connection charge. Calls from other tariffs, service providers and mobile phones may cost more. We do not receive any revenue from these calls.
To obtain copies of this and all our other guides, free of charge:
- view/download guides in English and Welsh at www.landregistry.gov.uk
- contact Customer Support.
Information in this guide
The information in this publication is for the purpose of providing general guidance about Land Registry's procedures and policies. It is intended only as a guide and does not cover every situation that may arise. It also does not limit Land Registry's ability to use its discretion when appropriate to do so, within the land registration legislation.
Is the charge in a form approved by us?
If the answer is no, and the charge is not in form CH1:
should your application also contain a form RX1 to enter a restriction?
should your application also contain a form CH2 to note an obligation to make further advances?
have panels 5 and 10 on the application form AP1 been completed, and if appropriate, does your application included a copy of the lender constitution in English or Welsh?
If an entry is required on the register to note an agreed maximum amount of security, have you enclosed a form CH3?
If your application includes a deed of variation, have all the required parties executed the deed or have you included the necessary consents?
Have you enclosed the appropriate fee?
Please note that Land Registry may be unable to process applications that are incomplete or defective and your application will risk losing its priority if we have to return it to you – see Practice Guide 49 – Return and rejection of applications for registration for more information.
Chief Land Registrar
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Not to be reproduced without permission from The Forms Unit, Land Registry (under the delegated authority from the Controller of HMSO), Trafalgar House, 1 Bedford Park, Croydon CR0 2AQ