How to Verify Property Ownership for Probate and Inheritance

Verifying Property Ownership for Probate

When someone dies, their personal representatives (executors or administrators) need to identify all property assets as part of the probate process. The Land Registry is the definitive source for this information.

Why Land Registry Searches Matter for Probate

You need a complete list of the deceased's property assets for the Inheritance Tax return (IHT400)

Each property must be valued and included in the estate

Title registers confirm whether the deceased was the sole owner or a joint owner

Charges and mortgages on the properties are debts of the estate

How to Find All Properties

**If you know the addresses**: Search for each property by address and purchase the title register to confirm the deceased is the registered proprietor.

**If you're not sure of all properties**: Use the ownership search to find all titles registered in the deceased's name. This searches across the CCOD/OCOD data which covers registered proprietor names.

**For company-owned properties**: If the deceased owned properties through a company, search by company number to find those titles.

Joint Ownership and Survivorship

If the property was owned jointly, check the title register for:

**Joint tenants**: The surviving owner automatically inherits the deceased's share (right of survivorship). The property does not form part of the estate for distribution purposes.

**Tenants in common**: The deceased's share passes under their will or intestacy rules. A restriction in Section B (such as "no disposition by a sole proprietor") usually indicates tenancy in common.

Updating the Register After Death

Once probate is granted:

For solely owned property: The personal representatives can transfer the property to the beneficiary

For joint tenancy: The surviving owner applies to remove the deceased from the register

The death certificate and grant of probate/letters of administration are required

Getting Started

Search for the deceased's properties by name or address on Online Land Registry.