How to fill in form TR1 — transferring a whole registered title after a death
Form TR1 is HM Land Registry's prescribed form for transferring the WHOLE of a registered title — used when personal representatives sell the deceased's property to a third-party buyer, or transfer it for value to one beneficiary who is buying out the others.
It is the sale/transfer-for-value sibling of AS1: where AS1 vests a property in a beneficiary for nothing, TR1 is for a genuine sale, at whatever price the parties agree.
This walkthrough covers each of the 12 panels in order, the declaration-of-trust default HM Land Registry applies if it's left blank, the title-guarantee choice, and the execution rules that make TR1 a deed, not just a form.
✓ Official source checked 23 August 2026 · GOV.UK last revised this form 23 January 2024TR1 on GOV.UK ↗
Free
United Kingdom·Informational, not legal or financial advice·Official source: GOV.UK
✓Official form · always current
This is the same official TR1 file HM Land Registry publishes on GOV.UK — the link below fetches the current version live from GOV.UK the moment you click it, so it can never go out of date.
Current version: January 2024 · confirmed on GOV.UK 23 August 2026
This walkthrough takes TR1 field by field, in plain English. Selling the deceased's house looks like any other conveyance; the estate-specific traps sit further in — names that don't match the register, a declaration-of-trust panel left blank, and the line between a genuine sale and what should have been an AS1 assent instead.
The thing most people get wrong
Choosing 'gift' or nil consideration in Panel 8 when the transaction is actually a sale at market value to a beneficiary — or the reverse.
A nil-consideration transfer from personal representatives to a beneficiary should generally be made on form AS1, not TR1. Getting this wrong has SDLT/LTT and Land Registry fee consequences, on top of using the wrong form for the transaction from the outset.
The form, in summary
Valoren
TR1·4 pages·24 fields guided
With Valoren20 minutes
Without Valoren45 minutes
to complete TR1 itself, once the sale price, title guarantee and any declaration of trust are settled — allow longer for the accompanying AP1, SDLT/LTT return and ID verification forms
Deadline
No deadlinebut OS1 priority runs 30 working days
Who Files
Executorsselling or transferring for value, not gifting
TR1 is HM Land Registry's prescribed form for transferring the WHOLE of a registered title — never part of one; splitting off part of a title uses form TP1 instead.
In an estate context, TR1 is the sale/transfer-for-value sibling of AS1: it's used once the personal representatives hold a Grant of Probate or Letters of Administration and are selling the deceased's property, either to a third-party buyer or to one beneficiary buying out the others. Where the transfer is instead a nil-consideration assent to a beneficiary, the correct form is AS1, not TR1; a surviving joint proprietor removing a deceased co-owner uses DJP, not TR1 either.
The executed TR1 does not, by itself, complete registration. It is lodged alongside form AP1 (registered property) or FR1 (first registration), an SDLT/LTT certificate where one is due, and identity-verification forms — ID1/ID2 for conveyancers acting, ID3/ID4 for unrepresented individuals.
·Who Files — The personal representatives — executors under a will, or administrators under intestacy — once they hold a Grant of Probate or Letters of Administration, where the deceased's property is being SOLD or transferred for value, including a sale to a beneficiary at market value. Where the PRs are instead assenting the property to a beneficiary for no consideration, the correct form is AS1, not TR1; a surviving joint proprietor removing a deceased co-owner uses DJP, not TR1.
·4 pages · 24 fields guided
·Draws from your Estate File — Property Folio, Legal Instruments
Section01
§11
Section 1
Before you use TR1 — is this the right form
TR1 sits beside three other Land Registry forms that look similar at a glance. Confirm this is the right one before completing a single panel.
01
TR1 always transfers the WHOLE title
TR1 transfers all of the registered title in one go.
Splitting off part of it — a garden, a plot — uses form TP1, not TR1.
02
Sale or transfer for value, not a gift to a beneficiary
If the personal representatives are assenting the property to a beneficiary for no consideration, under the will or intestacy rules, the correct form is AS1.
TR1 is for a genuine sale, or a transfer for value — including a beneficiary buying out the others at market value.
03
Not a surviving joint tenant removing a deceased co-owner
Where the property was held as joint tenants and passes to the survivor automatically by survivorship, that's DJP, not TR1 — no sale, and no need for probate first.
04
Who can sign — the personal representatives, with a grant
The executors under a will, or administrators under intestacy, sign as transferors — once they hold a Grant of Probate or Letters of Administration.
If their names differ from the registered proprietor (which they usually will, since the proprietor has died), HM Land Registry expects supporting evidence — a death certificate, and the grant itself — attached to the application.
TR1 sits beside three other Land Registry forms that look similar at a glance. Confirm this is the right one before completing a single panel.
HM Land Registry · TR1❦
Section02
§22
Section 2
Panels 1–6 — the title, the property and the parties
The first six panels identify what's being transferred, when, and by and to whom. Panel 3's date is the one to leave alone until completion actually happens.
01
Panel 1 — Title number(s)
The registered title number(s) of the property being transferred. Leave this blank only where unregistered land is being registered for the first time.
02
Panel 2 — Property
A brief description, including the postcode, matching the postal address shown on the Property Register.
03
Panel 3 — Date
Leave this blank until AFTER the deed has been executed. The form is explicit about this: the date is the completion date, not the date you're filling the form in.
04
Panel 4 — Transferor(s)
Full names, including all middle names, of everyone transferring the property — matching the register exactly.
Where the names don't match (commonly because the registered proprietor has since died), HM Land Registry wants supporting evidence — a death certificate, and the grant of probate or letters of administration — attached to the application.
05
Panel 5 — Transferee(s)
Full names of up to four people receiving the property. A sole registered owner transferring to several people, including themselves, can't use this panel alone to carve off just a share.
06
Panel 6 — Address
Each transferee's UK or overseas correspondence address, with room for up to two more contact addresses — postal, email, or a DX box.
The first six panels identify what's being transferred, when, and by and to whom. Panel 3's date is the one to leave alone until completion actually happens.
HM Land Registry · TR1❦
Section03
§33
Section 3
Panels 7–9 — the transfer statement, the price, and the title guarantee
Panel 8 is the box that, in an estate, most often reveals whether TR1 was even the right form to begin with.
01
Panel 7 — Transfer statement
Standard prescribed wording. HM Land Registry's guidance is explicit: don't add to it or amend it.
02
Panel 8 — Consideration
The purchase price, a tick for 'gift'/no monetary consideration, or a third box for other consideration with details.
This is the box that most often distinguishes a genuine TR1 sale from a transfer that should have been an AS1 assent — a nil-consideration transfer between personal representatives and a beneficiary is generally an AS1 matter, not a TR1 one.
03
Panel 9 — Title guarantee
Full Title Guarantee, or Limited Title Guarantee — the latter more common where personal representatives are transferring, since they may not be able to warrant against defects arising before they had any knowledge of the estate.
HM Land Registry's own guidance flags this choice as complex and recommends professional advice rather than a DIY decision.
Panel 8 is the box that, in an estate, most often reveals whether TR1 was even the right form to begin with.
HM Land Registry · TR1❦
Section04
§44
Section 4
Panels 10–11 — declaration of trust and additional provisions
Only relevant with more than one transferee — but leaving Panel 10 blank doesn't leave the ownership question open. HM Land Registry decides it for you by default.
01
Panel 10 — Declaration of trust
With multiple transferees: joint tenants for themselves alone, equal tenants-in-common shares, or unequal/mixed shares referring to a separate deed or will.
Leave this panel and the separate Form JO both blank, and HM Land Registry will register a Form A restriction by default — which may not match what the family actually intended for the ownership split.
02
Panel 11 — Additional provision
Any covenants or agreements between the parties. These remain binding on whoever gave them even after the transfer completes.
Only relevant with more than one transferee — but leaving Panel 10 blank doesn't leave the ownership question open. HM Land Registry decides it for you by default.
HM Land Registry · TR1❦
Section05
§55
Section 5
Panel 12 — execution, and what happens after you sign
TR1 is a deed, not just a form — the signing formalities matter, and signing it doesn't by itself finish the job.
01
Every transferor signs as a deed
The exact prescribed wording — 'Signed as a deed by [name] … in the presence of …' — with each signature independently witnessed.
If Panel 10 or Panel 11 was completed, the transferees must also sign and be witnessed.
02
Who can't witness
A party to the transfer cannot witness another party's signature.
A spouse, civil partner or cohabitee can witness if they aren't themselves a party — though the guidance says this is best avoided where another witness is available.
03
Attorneys and companies sign differently
Different wording applies where a transferor signs by an attorney, or where a party is a company — covered in HM Land Registry's separate Practice Guide 8, not on the TR1 form itself.
04
Signing TR1 doesn't finish the job
The executed TR1 is lodged alongside form AP1 (registered property) or FR1 (first registration), an SDLT/LTT certificate where one is due, and identity-verification forms — ID1/ID2 for conveyancers acting, ID3/ID4 for unrepresented individuals.
TR1 on its own does not update the register.
TR1 is a deed, not just a form — the signing formalities matter, and signing it doesn't by itself finish the job.
HM Land Registry · TR1❦
Many people file TR1 themselves — that is what this walkthrough is for. If the situation behind it has stopped being simple — beyond what a careful person can safely do alone — Signum, Valoren’s own specialist desk, can take it on, and we say so plainly: it starts with a free intake, and if you do not need us, we will tell you. Prefer an independent adviser? STEP and the Chartered Institute of Taxation both keep public member directories, and neither pays Valoren a referral fee.
FAQ
TR1 questions, answered.
TR1 transfers the WHOLE of a registered title — used when the property is being sold, or transferred for value, rather than given away for nothing.
In an estate, that means personal representatives selling the deceased's house to a buyer, or to one beneficiary who is buying out the others.
TR1 is for a sale or any transfer for value. AS1 is for an assent — vesting the property in a beneficiary for no consideration, under the will or intestacy rules.
The estate/beneficiary situation is exactly where the two get confused: a nil-consideration transfer to a beneficiary should generally be an AS1, not a TR1.
DJP is for removing a deceased joint TENANT from the title, where the survivor already owns the whole property automatically by survivorship — no sale, no probate.
TR1 is for an actual sale or transfer for value, and needs the PRs to hold a Grant of Probate or Letters of Administration first.
TR1 always transfers the WHOLE of the registered title. Transferring part of it uses a different form, TP1, not TR1.
With more than one transferee, Panel 10 records whether they hold as joint tenants, equal tenants-in-common shares, or unequal shares.
Leave it blank — and don't complete a separate Form JO either — and HM Land Registry will register a Form A restriction by default, which may not match what the family actually intended.
Every transferor signs as a deed, independently witnessed. A party to the transfer cannot witness another party's signature.
A spouse, civil partner or cohabitee can witness if they are not themselves a party to the transfer — though the guidance says this is best avoided where a different witness is available.
No. The executed TR1 is lodged alongside form AP1 (or FR1 for a first registration), an SDLT/LTT certificate where one is due, and identity-verification forms — ID1/ID2 for conveyancers acting, ID3/ID4 for unrepresented individuals.
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Where this fits
TR1 is one form. The file behind it is the rest.
A TR1 sale depends on the title number and registered names matching exactly, and on knowing whether the family's intended split is joint tenants, equal shares, or something else entirely.
The Property Folio record holds the title number and registered-proprietor detail; Legal Instruments holds the grant of probate or letters of administration HM Land Registry needs when the personal representatives' names differ from the register.
HM Land Registry·24 fields·No separate HM Land Registry fee for TR1 itself — the fee is paid via the accompanying AP1 application, on a scale tied to the property's value or the consideration given. Valoren has not pulled today's exact fee scale for this walkthrough — check HM Land Registry's current fee calculator before relying on a figure.·20 minutes with Valoren
Goes in together
TR1 is the transfer deed. AP1 is the application asking HM Land Registry to register it — the two are lodged together.