Mapping

Question 1

What is the purpose of a Land Registry title plan?

Answer 1

visually defines the general boundaries (outlined in red) and extent of a registered property.

Question 2

What information is typically shown on a Land Registry title plan?

Answer 2

Property Extent (Red Edging): that outlines the legal extent of the property.

Unique Title Number

Ordnance Survey Mapping: The plan is based on OS maps, showing surrounding features such as roads, buildings, and rivers to provide context.

Boundary Details: It indicates the “general boundary” of the property, typically following physical features like walls, fences, or hedges.

Color-Coded References (Tints and Hatching): Other colors may be used to identify areas affected by specific entries in the register, such as:

Blue/Brown: Often indicates rights of way or easements.

Green: Often indicates land that has been removed from the title.

Question 3

How can title plans be obtained from HM Land Registry?

Answer 3

online gov.uk £7 charge

Complete Form OC1 (Official copies of register or plan) and send it to the Land Registry Citizen Centre.£11 per document.

Question 4

What search methods can be used to locate title information on the Land Registry system?

Answer 4

post code, address, title number or index map

Question 5

Why is it important to review ownership and boundary information at an early stage of a development project?

Answer 5

prevent, or identify, discrepancies between legal titles and physical boundaries, which can cause significant delays, legal disputes, and additional, often substantial, costs

Question 6

What are the limitations of Land Registry title plans when identifying site boundaries?

Answer 6

General Boundaries Rule: Under the Land Registration Act 2002, the red line is indicative;

Scale and Accuracy: Plans are generally 1:1250 or 1:2500,

Lack of Detail: They do not always show specific physical boundary features (e.g., hedges, walls) and may show two features as one.

Two-Dimensional: They lack vertical information, which is crucial for split-level properties or high-rise ownership.

No Ownership Details: They rarely define who owns specific fences or walls.

Non-Binding: The thick red line itself has no legal thickness, and the actual boundary often lies somewhere within that line.

Question 7

Why is a site visit important when confirming the extent of land ownership?

Answer 7

confirming the extent of land ownership because it validates that the physical, on-the-ground reality matches the legal documentation

Question 8

What additional information can a site visit provide that is not evident from a title plan alone?

Answer 8

Verifying Boundary Markers (Beacons): A site visit allows you to confirm that physical boundary beacons are in place and intact, and to ensure that fences, walls, or hedges match the survey plan.

Identifying Encroachments:
Uncovering Hidden Easements or Rights of Way:

Validating Land Features:

Checking Access and Utilities

Question 9

Why are a north point and scale bar required on location plans submitted with planning applications?

Answer 9

validation requirement.

Scale Bar (Measurement Accuracy): A scale bar is crucial because it remains accurate even if a plan is copied or reduced in size. It allows planning officers to verify measurements of the development relative to site boundaries.

North Point (Orientation): The north point indicates the orientation of the site, which is essential for understanding solar gain, overshadowing, and the impact of the proposal on neighbouring properties.

Question 10

How do accurate location and boundary plans help to de-risk planning and development proposals?

Answer 10

Define Legal Boundaries: avoid legal disputes, boundary overlaps, and unintentional inclusion of third-party land.

Confirm Access and Context: They confirm necessary access to the highway, identifying potential ransom strips or issues with third-party land early in the process.

Support Legal/Title Certainty

Question 11

Relevant Guidance and Professional Statements

Answer 11

Use of GNSS (Global Navigation Satellite System) in land surveying and mapping (2023)

RICS Guidance Note Boundaries Procedures for boundary identification, demarcation and dispute resolution (2021)

Question 12

What mapping software do you use to achieve building heights and window positions?

Answer 12

AUTOCAD
ArcGIS
Google Earth

Question 13

What is an acceptable level of tolerance when using mapping software?

Answer 13

Use of GNSS in land surveying and mapping (3rd Edition 2023).

Between 67% and 90%.

Question 14

How would you deal with a discrepancy between various maps.

Answer 14

Consider age of map. Corroborate with a site visit. Instruct a new map to be produced by a competent practitioner.

Question 15

What is LIDAR?

Answer 15

Laser mapping.

Question 16

What is IFSAR?

Answer 16

Radar mapping.

Question 17

What are the three main forms of mapping?

Answer 17

(1) general purpose, (2) thematic, and (3) cartometric maps

Question 18

What does GIS stand for?

Answer 18

Geographical information systems
Framework for gathering, managing and analysing geographic/spatial data