A long-term squatters' rights to property
A long-term squatter can become the registered owner of property or land they’ve occupied without the owner’s permission.
Who can apply?
A long-term squatter can apply if he/she can prove:
- He/she, or a succession of squatters, has occupied the property continuously for 10 years (12 years if it’s not registered with HM Land Registry);
- He/she (or his/her predecessors) acted as owners of the property for the whole of that time;
- He/she (or any of his/her predecessors) did not have the owner’s permission, for example the property was not originally rented to a squatter.
2 options:
If the property’s registered:
Fill in a form for adverse possession.
Complete and sign a written ‘statement of truth’, or get a solicitor to prepare this for you.
Send your form and statement to the HM Land Registry Citizen Centre.
HM Land Registry will decide if your application is valid and will let the property owner know. The owner has 65 days to object -‐ your application will usually be automatically rejected if they do.
You’ll be registered as the owner of the property if there’s no objection.
You can apply again after 2 years if:
- the owner has not tried to remove you;
- the property has not been reclaimed;
- you’re still in possession of the property;
- HM Land Registry will usually then register you as the owner.
If the property’s unregistered:
Complete and sign a written ‘statement of truth’, or get a solicitor to prepare this for you.
Apply for first registration -‐ include your statement with your application.
HM Land Registry will:
- inspect the property -‐ you must pay a fee for
this; - decide if your application is valid;
- let the property owner know, if they have their details.
You can try to come to an agreement with the owners if they object. HM Land Registry will arrange a tribunal to decide who owns the property if you cannot agree or do not want to.
You may have to pay the costs of the owner, such as their reasonable legal fees, no matter what the outcome.
Squat Solutions helps you out of this complicated situation
Stop squatters legally possessing property
HM Land Registry will tell you if squatters apply for legal ownership of your property if it’s registered -‐ you must take action if you want to keep it.
Get legal advice from a conveyancer or solicitor if squatters try to claim your property.
How you block an application depends on whether your property is registered with HM Land Registry or not.
2 options:
If the property’s registered:
You’ve 65 days to object to an application - HM Land Registry will tell you what you need to do.
HM Land Registry will reject the squatters’ application if you’ve got a valid objection.
You must take action to remove the squatters and reclaim your property once the squatters’ claim is rejected.
You will not be able to object again if you’ve done nothing within 2 years of the original application and the same squatters reapply.
If the property’s unregistered:
You can object to a squatter’s application. HM Land Registry will tell you what you need to do.
HM Land Registry may not be able to contact you if your property is not registered.
HM Land Registry will decide if your objection is valid - if it is they’ll ask if you want to negotiate with the squatters, for example offer to sell them the property. You’ll be given time to do so.
A tribunal will decide who owns the property if you cannot agree - HM Land Registry will arrange this.