PLP EXAM DOCUMENT
Table of Contents
SGS 1 – INVESTIGATING TITLE 3
Property Register 3
Proprietorship Register 5
Charges Register………………………………………………………………………………………………………………..…..7
Overriding Interests…………………………………………………………………………………………………….……11
SGS 2 – LOCAL AUTHORITY CONSENTS, PRE-CONTRACT SEARCHES + STANDARD ENQUIRIES 12
Pre-Contract Searches and Enquiries 12
Analysing the result of Pre-Contract Searches………………………………………………………………………….18
Planning Law 20
GDPO 2015…………………………………………………………………………………………………………………………21
Enforcement Actions of Local Authority…………………………………………………………………………..24
Exam Structure For Big Title Question………………………………………………………………………..26
SGS 3 – DRAFTING THE CONTRACT ……………………………………………………………………………………………….29
Exam Structure for Drafting the Contract ……………………………………………………………………………….31
Pre-Exchange of Contracts…………………………………………………………………………………………………….39
Mechanics of Exchange (Formula B)…………………………………………………………………………………...41
SGS 4 – COMPLETION + REMEDIES ……………………………………………………………………………………………….43
Drafting the TR1 ………………………………………………………………………………………………………………………45
Buyer’s Pre-Completion Steps………………………………………………………………………………………………48
Seller’s Pre-Completion Steps…………………………………………………………………………………………..50
What happens at Completion………………………………………………………………………………………..52
Issues at Completion + Remedies……………………………………………………………………………….54
Post-Completion Steps……………………………………………………………………………………………57
SGS 5 – PCR IN A PROPERTY CONTEXT………………………………………………………………………………………..…59
Professional Code of Conduct Issues……………………………………………………………………………………………59
FSMA……………………………………………………………………………………………………………………………………….62
MLR 2017…………………………………………………………………………………………………………………………….63
SGS 6 – UNREGISTERED LAND ……………………………………………………………………………………………………….67
Root of Title………………………………………………………………………………………………………………………………….71
Execution of Documents………………………………………………………………………………………………………………..72
Ad Valorem Stamp Duty…………………………………………………………………………………………………………….74
1
, Property + its Benefits……………………………………………………………………………………………………………75
Property + Burdens (CLC)……………………………………………………………………………………………………75
Other Burdens not Registered as CLC………………………………………………………………………………78
Drafting TR1 Unregistered Title…………………………………………………………………………………82
Post Completion Steps…………………………………………………………………………………………...85
LEASEHOLD
SGS 7 - SECURITY OF TENURE……………………………………………………………………………………………………...87
S 26 Tenant Request Exam Structure……………………………………………………………………………………….87
S 25 LL Notice Exam Structure………………………………………………….………………………………………….92
SGS 8 – REPAIR, INSURANCE + LL REMEDIES………………………………………………………………………………..97
Insurance Exam Qu Structure……………………………………………………………………………………………………99
Drafting the repair clause……………………………………………………………………………………………………100
Other repair clauses…………………………………………………………………………………………………………..101
LL Remedies for T Breach of Specific Covenants………………………………………………………………104
Non-payment of Rent Exam Structure………………………………………………………………………….104
Breach of Repairing Covenant Exam Structure…………………………………………………………105
All Other Breaches…………………………………………………………………………………………………107
SGS 9 –ALTERATIONS, USE AND PRE/POST COMPLETION ………………………………………………………….108
Alterations………………………………………………………………………………………………………………………………..109
Alterations Exam Structure…………………………………………………………………………………………………..111
Use (User Clause)……………………………………………………………………………………………………………….113
Change of Use Exam Structure………………………………………………………….……………………………114
Pre-Completion Steps Grant of Lease…………………………………………………………………………..116
Post-Completion Steps Grant of Lease………………………………………………………………………117
SGS 10 – ALIENATION …………………………………………………………………………………………………………………..119
Exam Qu Structure Assignment ………………………………………………………………………………………………..124
Liabilities on Assignment…………………………………………………………………………………………………………126
Documentation needed for Assignment………………………………………………………………………….…..127
Exam Qu Structure Underletting …………………………………………………………………………………….130
Docs required for Underletting………………………………………………………………………………………131
SGS 11 – RENT REVIEW ……………………………………………………………………………………………………………….132
SDLT Consequences Rent Review……………………………………………………………………………………………..135
2
,SGS 1 – COMPLETE A TITLE INVESTIGATION OF A REGISTERED
PROPERTY
Establish who you are acting for (the buyer) and what do they want to do. Look at the OCs
and accompanying documents. This is important due to caveat emptor – buyer beware.
The two main documents are the: 1) Contract 2) Transfer
A)PROPERTY REGISTER:
1.WHAT is the issue?
RIGHT of WAY:
The property Elton Hall, has the benefit of a right of way over Beaufort Lane. This is significant as it is
the ONLY means of access to Elton Hall and we must be satisfied that it can meet RPL’s needs to
enjoy the full ownership of the property.
What type of roads are in question? Use the replies to the CPSEs and the further verification by the
local authority in the CON29 search to confirm this.
CPSE 1.6 (Doc 51): Beaufort Lane is stated by seller to be a private road, this needs to be
verified.
2.1 CON29 Search: seeks to clarify whether roads named in boxes B and C are public
highways. Reply to 2.1 is Phoenix Road. The omission of Beaufort Lane is therefore a private
road.
2.Analysing the ROW to establish any issues:
1.ADEQUACY:
We know that Beaufort Lane is a private road and Phoenix Road is a public highway, necessary to
establish whether the terms of the ROW are adequate for RPL’s needs.
+ Physical Adequacy: Should take advice from its surveyor as to the suitability. Previous
uses may help to suggest whether it would be adequate (a college).
SOLUTION IF INADEQUATE:
RPL would need to negotiate deed of variation of the easement with the owner of Beaufort Lane (to
widen lane for example, if time were restricted to amend that)
☹RPL likely to have to pay owner of burdened land consideration for the deed, as well as their legal
costs.
☹ No guarantee that owner of burdened land would agree to deed of variation
2.ADOPTION:
Advise RPL that due to there being a privately owned lane comprising the ROW (2.1 CON 29),
privately owned roads can be ADOPTED by the local authority and made into public highways.
CON29 2.1(c): There are no current plans by the Local Authority to adopt Beaufort Lane to a public
highway. So currently this does not pose an issue to RPL.
3
, Future issue:
Advise that despite the fact there are no current plans to adopt Beaufort Lane, there always
exists the risk that the Local Authority chooses to adopt the road in the future. T
This would cause problems for the buyer as the costs of bringing up a road to the standard
of a public highway are borne by the “frontagers”.
3.MAINTENANCE:
Are there any maintenance requirements stated in the ROW?
Example: Subject to the owner of EH paying “a fair proportion of the cost of repair and
maintenance” of Beaufort Lane.
Queries must be raised of the seller + inspections:
No indication as to what is fair and reasonable – no amount stipulated.
Raise query with seller about how much has been historically paid, typical to ask of 3 years
worth but if there are none can go back further.
Check CPSEs:
Has seller ever had to make maintenance payments, does anyone else have the use of the road? If
not, more likely to have to foot maintenance requirements.
Physical Inspection: Buyer to visit site and check condition
Where ROW is silent on property register about maintenance – still always ask seller.
4.REGISTRATION:
Check to see if the BURDEN of the ROW has been registered against the burdened land.
2 searches are conducted:
Result of SIM:
Search of property being purchased + neighbouring properties – determines whether land is
registered and whether there are any warnings against first registration.
o Correspond title numbers to show understanding.
Official Copies of burdened land (Charges Reg):
Check that the burden of the ROW is registered against that title in the Charges Register.
o If ROW not there, seller needs to get it registered (term in contract)
In order for right of way to be enforceable by RPL, burdened land needs to be incumbered in this
way
RIGHT TO LAY PIPES FOR WATER/SEWAGE (POINTS ABOVE APPLY) – Water Industry Regulation
2011:
- Private sewers serving more than one property that are connected to public sewerage
system – statutory sewerage undertakers now responsible for maintenance.
- Pipes/drains within a property’s boundary – remain with owner.
EXCLUDED RIGHTS:
Rights can be excluded from the property register (mining/hunting) – only need to be reported to
4
Table of Contents
SGS 1 – INVESTIGATING TITLE 3
Property Register 3
Proprietorship Register 5
Charges Register………………………………………………………………………………………………………………..…..7
Overriding Interests…………………………………………………………………………………………………….……11
SGS 2 – LOCAL AUTHORITY CONSENTS, PRE-CONTRACT SEARCHES + STANDARD ENQUIRIES 12
Pre-Contract Searches and Enquiries 12
Analysing the result of Pre-Contract Searches………………………………………………………………………….18
Planning Law 20
GDPO 2015…………………………………………………………………………………………………………………………21
Enforcement Actions of Local Authority…………………………………………………………………………..24
Exam Structure For Big Title Question………………………………………………………………………..26
SGS 3 – DRAFTING THE CONTRACT ……………………………………………………………………………………………….29
Exam Structure for Drafting the Contract ……………………………………………………………………………….31
Pre-Exchange of Contracts…………………………………………………………………………………………………….39
Mechanics of Exchange (Formula B)…………………………………………………………………………………...41
SGS 4 – COMPLETION + REMEDIES ……………………………………………………………………………………………….43
Drafting the TR1 ………………………………………………………………………………………………………………………45
Buyer’s Pre-Completion Steps………………………………………………………………………………………………48
Seller’s Pre-Completion Steps…………………………………………………………………………………………..50
What happens at Completion………………………………………………………………………………………..52
Issues at Completion + Remedies……………………………………………………………………………….54
Post-Completion Steps……………………………………………………………………………………………57
SGS 5 – PCR IN A PROPERTY CONTEXT………………………………………………………………………………………..…59
Professional Code of Conduct Issues……………………………………………………………………………………………59
FSMA……………………………………………………………………………………………………………………………………….62
MLR 2017…………………………………………………………………………………………………………………………….63
SGS 6 – UNREGISTERED LAND ……………………………………………………………………………………………………….67
Root of Title………………………………………………………………………………………………………………………………….71
Execution of Documents………………………………………………………………………………………………………………..72
Ad Valorem Stamp Duty…………………………………………………………………………………………………………….74
1
, Property + its Benefits……………………………………………………………………………………………………………75
Property + Burdens (CLC)……………………………………………………………………………………………………75
Other Burdens not Registered as CLC………………………………………………………………………………78
Drafting TR1 Unregistered Title…………………………………………………………………………………82
Post Completion Steps…………………………………………………………………………………………...85
LEASEHOLD
SGS 7 - SECURITY OF TENURE……………………………………………………………………………………………………...87
S 26 Tenant Request Exam Structure……………………………………………………………………………………….87
S 25 LL Notice Exam Structure………………………………………………….………………………………………….92
SGS 8 – REPAIR, INSURANCE + LL REMEDIES………………………………………………………………………………..97
Insurance Exam Qu Structure……………………………………………………………………………………………………99
Drafting the repair clause……………………………………………………………………………………………………100
Other repair clauses…………………………………………………………………………………………………………..101
LL Remedies for T Breach of Specific Covenants………………………………………………………………104
Non-payment of Rent Exam Structure………………………………………………………………………….104
Breach of Repairing Covenant Exam Structure…………………………………………………………105
All Other Breaches…………………………………………………………………………………………………107
SGS 9 –ALTERATIONS, USE AND PRE/POST COMPLETION ………………………………………………………….108
Alterations………………………………………………………………………………………………………………………………..109
Alterations Exam Structure…………………………………………………………………………………………………..111
Use (User Clause)……………………………………………………………………………………………………………….113
Change of Use Exam Structure………………………………………………………….……………………………114
Pre-Completion Steps Grant of Lease…………………………………………………………………………..116
Post-Completion Steps Grant of Lease………………………………………………………………………117
SGS 10 – ALIENATION …………………………………………………………………………………………………………………..119
Exam Qu Structure Assignment ………………………………………………………………………………………………..124
Liabilities on Assignment…………………………………………………………………………………………………………126
Documentation needed for Assignment………………………………………………………………………….…..127
Exam Qu Structure Underletting …………………………………………………………………………………….130
Docs required for Underletting………………………………………………………………………………………131
SGS 11 – RENT REVIEW ……………………………………………………………………………………………………………….132
SDLT Consequences Rent Review……………………………………………………………………………………………..135
2
,SGS 1 – COMPLETE A TITLE INVESTIGATION OF A REGISTERED
PROPERTY
Establish who you are acting for (the buyer) and what do they want to do. Look at the OCs
and accompanying documents. This is important due to caveat emptor – buyer beware.
The two main documents are the: 1) Contract 2) Transfer
A)PROPERTY REGISTER:
1.WHAT is the issue?
RIGHT of WAY:
The property Elton Hall, has the benefit of a right of way over Beaufort Lane. This is significant as it is
the ONLY means of access to Elton Hall and we must be satisfied that it can meet RPL’s needs to
enjoy the full ownership of the property.
What type of roads are in question? Use the replies to the CPSEs and the further verification by the
local authority in the CON29 search to confirm this.
CPSE 1.6 (Doc 51): Beaufort Lane is stated by seller to be a private road, this needs to be
verified.
2.1 CON29 Search: seeks to clarify whether roads named in boxes B and C are public
highways. Reply to 2.1 is Phoenix Road. The omission of Beaufort Lane is therefore a private
road.
2.Analysing the ROW to establish any issues:
1.ADEQUACY:
We know that Beaufort Lane is a private road and Phoenix Road is a public highway, necessary to
establish whether the terms of the ROW are adequate for RPL’s needs.
+ Physical Adequacy: Should take advice from its surveyor as to the suitability. Previous
uses may help to suggest whether it would be adequate (a college).
SOLUTION IF INADEQUATE:
RPL would need to negotiate deed of variation of the easement with the owner of Beaufort Lane (to
widen lane for example, if time were restricted to amend that)
☹RPL likely to have to pay owner of burdened land consideration for the deed, as well as their legal
costs.
☹ No guarantee that owner of burdened land would agree to deed of variation
2.ADOPTION:
Advise RPL that due to there being a privately owned lane comprising the ROW (2.1 CON 29),
privately owned roads can be ADOPTED by the local authority and made into public highways.
CON29 2.1(c): There are no current plans by the Local Authority to adopt Beaufort Lane to a public
highway. So currently this does not pose an issue to RPL.
3
, Future issue:
Advise that despite the fact there are no current plans to adopt Beaufort Lane, there always
exists the risk that the Local Authority chooses to adopt the road in the future. T
This would cause problems for the buyer as the costs of bringing up a road to the standard
of a public highway are borne by the “frontagers”.
3.MAINTENANCE:
Are there any maintenance requirements stated in the ROW?
Example: Subject to the owner of EH paying “a fair proportion of the cost of repair and
maintenance” of Beaufort Lane.
Queries must be raised of the seller + inspections:
No indication as to what is fair and reasonable – no amount stipulated.
Raise query with seller about how much has been historically paid, typical to ask of 3 years
worth but if there are none can go back further.
Check CPSEs:
Has seller ever had to make maintenance payments, does anyone else have the use of the road? If
not, more likely to have to foot maintenance requirements.
Physical Inspection: Buyer to visit site and check condition
Where ROW is silent on property register about maintenance – still always ask seller.
4.REGISTRATION:
Check to see if the BURDEN of the ROW has been registered against the burdened land.
2 searches are conducted:
Result of SIM:
Search of property being purchased + neighbouring properties – determines whether land is
registered and whether there are any warnings against first registration.
o Correspond title numbers to show understanding.
Official Copies of burdened land (Charges Reg):
Check that the burden of the ROW is registered against that title in the Charges Register.
o If ROW not there, seller needs to get it registered (term in contract)
In order for right of way to be enforceable by RPL, burdened land needs to be incumbered in this
way
RIGHT TO LAY PIPES FOR WATER/SEWAGE (POINTS ABOVE APPLY) – Water Industry Regulation
2011:
- Private sewers serving more than one property that are connected to public sewerage
system – statutory sewerage undertakers now responsible for maintenance.
- Pipes/drains within a property’s boundary – remain with owner.
EXCLUDED RIGHTS:
Rights can be excluded from the property register (mining/hunting) – only need to be reported to
4
