A requisition for the same thing again
A registration comes back from HM Land Registry with a requisition: the name on the transfer does not match the name on the mortgage deed, or a consent from a management company is missing, or the discharge of the seller's mortgage has not been evidenced. The post-completion team has seen the same requisition dozens of times this year.
Replying means finding the file, working out what is needed, chasing someone outside the firm and getting the answer back before the response date. Meanwhile the spreadsheet of open requisitions grows.
Why requisitions keep happening
Most requisitions come from a handful of recurring gaps. Documents are prepared by different people at different stages, and nobody compares them side by side before the application is lodged. The post-completion team often receives a pack assembled by the case handler weeks earlier.
After a requisition is raised, tracking it is manual. Response dates are noted in a spreadsheet or calendar, chasers to lenders, management companies or other firms go by email, and the answer may land in someone else's inbox.
| Common gap | Where it starts |
|---|---|
| Names or addresses inconsistent across documents | Documents drafted at different times |
| Missing third-party consent or certificate | Restriction on the title not actioned before completion |
| Seller's charge not evidenced as discharged | Redemption confirmation not yet received |
| Execution problems on deeds | Signing and witnessing not checked on return |
What requisitions cost
Each requisition is time spent twice: once preparing the application and again fixing it. Registrations take longer, which leaves buyers and lenders waiting for their titles to be updated, and lenders do chase firms about unregistered charges. If a response date is missed, the application can be cancelled, and the firm then has to start again, potentially losing priority.
The spreadsheet itself becomes a risk: one missed line is one cancelled application.
How we build pre-submission checks and a tracker
- Read the pack: before lodging, the tool reads the application pack (transfer, mortgage deed, discharge evidence, consents, certificates) and the title register.
- Cross-check: it compares names, addresses, title numbers and dates across the documents, and checks the register for restrictions that need a consent or certificate.
- Flag gaps: anything missing, inconsistent or unsigned is flagged to the post-completion team with the document and field shown.
- Requisition log: when HM Land Registry raises a requisition, it is logged against the matter from the correspondence, with its response date and the item required.
- Chasers and replies: letters or emails to third parties are drafted from templates, reminders run ahead of the response date, and the reply is filed against the requisition.
- Patterns: a monthly view shows the most common requisition types, so the firm can fix the stage where the gap starts.
The case handler still reviews each application and decides how to respond to requisitions. The tool catches the routine gaps and keeps dates in view.
What post-completion looks like afterwards
Applications leave the firm with fewer avoidable gaps, because they were cross-checked first. Requisitions that do arrive are logged with their dates and chased on time, and nobody depends on a spreadsheet. Partners can see which kinds of requisition keep coming back and deal with the cause earlier in the file.
Lenders asking about unregistered charges can be given a clear status for each file.
Signs you need this
- The same requisitions come back again and again.
- Open requisitions are tracked in a spreadsheet.
- Response dates have been missed or nearly missed.
- Third-party consents are only chased after a requisition.
- Lenders chase you about registration of their charges.