Pre-contract searches and enquiries - Index map searches

Learning Outcomes

After reading this article, you will be able to explain the purpose and process of index map searches in property transactions, identify when and how to conduct a search, interpret the results, and understand their limitations. You will also be able to advise a client on practical steps if the search reveals issues such as pending applications or cautions, and how index map searches fit within the wider context of pre-contract due diligence for SQE1.

SQE1 Syllabus

For SQE1, you are required to understand the role of index map searches as part of pre-contract due diligence in property transactions. Focus your revision on:

  • The purpose and function of index map searches in conveyancing.
  • When an index map search is required and how it is conducted.
  • How to interpret the results, including registration status, pending applications, and cautions.
  • The limitations of index map searches and their relationship to other pre-contract searches.
  • Advising clients on practical steps if issues are revealed by the search.

Test Your Knowledge

Attempt these questions before reading this article. If you find some difficult or cannot remember the answers, remember to look more closely at that area during your revision.

  1. What is the main purpose of an index map search in a property transaction?
  2. When must a solicitor conduct an index map search as part of pre-contract due diligence?
  3. What information can an index map search reveal about a parcel of land?
  4. What are the limitations of relying solely on an index map search for due diligence?

Introduction

Index map searches are a core part of pre-contract due diligence in property transactions. They allow solicitors to check whether land is registered, identify relevant title numbers, and reveal pending applications or cautions that may affect the property. Understanding when and how to conduct an index map search, and how to interpret the results, is essential for SQE1.

The Purpose of Index Map Searches

An index map search is used to determine whether a parcel of land is registered at HM Land Registry, and if so, to obtain the relevant title number(s). It also reveals pending applications and cautions against first registration. This information is critical for confirming ownership, identifying potential third-party interests, and ensuring that the correct procedures are followed in the conveyancing process.

Key Term: index map search
An official search of the Land Registry's index map to establish whether land is registered, and to identify any pending applications or cautions affecting it.

When Is an Index Map Search Required?

Solicitors must conduct an index map search in the following situations:

  • When acting on the purchase of land that appears to be unregistered.
  • When there is uncertainty about the registration status of land, especially with complex sites or where boundaries are unclear.
  • When mines and minerals are excepted from the title, to check if they are registered separately.
  • When a caution against first registration may exist.

The search is also advisable when dealing with new developments, sales of part, or where the client is acquiring land adjacent to registered titles.

Key Term: caution against first registration
A notice lodged at HM Land Registry by a person claiming an interest in unregistered land, warning of their claim if the land is registered.

How to Conduct an Index Map Search

The solicitor submits a completed Form SIM to HM Land Registry, accompanied by a detailed plan of the land in question. The plan must comply with Land Registry requirements (see Practice Guide 40, Supplement 2). The Land Registry examines the area and provides a report showing:

  • Whether the land is registered or unregistered.
  • The title number(s) of any registered land.
  • Any pending applications affecting the land.
  • Any cautions against first registration.

Key Term: pending application
An application submitted to HM Land Registry that has not yet been completed, which may affect the title to the land.

Interpreting the Results

The results of an index map search may reveal:

  • Registered land: The title number(s) are provided, allowing further investigation of ownership and charges.
  • Unregistered land: No title number is found, so title must be proved by deeds.
  • Pending applications: Indicates that a transaction or change is being processed, which may affect the title.
  • Cautions against first registration: Alerts to a third party's claim over unregistered land, which must be investigated before proceeding.

If the search reveals overlapping titles or discrepancies between the physical boundaries and the registered titles, further investigation is required.

Worked Example 1.1

A solicitor is instructed to purchase a plot of land for a client. The land appears unregistered, but the client is unsure. What steps should the solicitor take?

Answer: The solicitor should submit Form SIM and a compliant plan to HM Land Registry for an index map search. If the land is registered, the title number will be provided. If unregistered, the solicitor must obtain and review the title deeds to prove ownership.

Worked Example 1.2

An index map search reveals a caution against first registration lodged by a neighbour. What should the solicitor do?

Answer: The solicitor should investigate the grounds of the caution, review any supporting documents, and advise the client on the risk. If the caution relates to a boundary dispute or claimed right, the solicitor may need to negotiate with the cautioner or seek indemnity insurance.

Limitations of Index Map Searches

Index map searches have several limitations:

  • They do not reveal unregistered interests such as rights of way or informal arrangements.
  • The index map is based on Ordnance Survey data, which may not reflect recent changes.
  • The search only provides information as at the date of the search; later changes will not be shown.
  • Complex land configurations or historical anomalies may require further investigation.

Revision Tip

Index map searches should always be combined with other pre-contract searches, such as local authority, environmental, and drainage searches, to ensure full due diligence.

Relationship to Other Pre-Contract Searches

An index map search is only one part of the pre-contract due diligence process. It should be used alongside:

  • Local authority searches (to check planning, building regulations, and enforcement notices).
  • Environmental searches (to identify contamination or flood risk).
  • Chancel repair liability searches (for potential church repair obligations).
  • Water and drainage searches (to confirm connections and adoption status).

This combined approach ensures that all relevant risks and interests are identified before exchange of contracts.

Exam Warning

If you rely solely on an index map search, you may miss unregistered interests or recent changes not yet reflected on the map. Always advise clients of the search's limitations.

Key Point Checklist

This article has covered the following key knowledge points:

  • Index map searches confirm whether land is registered and identify title numbers.
  • They reveal pending applications and cautions against first registration.
  • An index map search is required for unregistered land, complex sites, or where registration status is unclear.
  • The search is conducted using Form SIM and a compliant plan.
  • Results must be interpreted carefully, especially if cautions or pending applications are found.
  • Index map searches have limitations and should be combined with other pre-contract searches for full due diligence.

Key Terms and Concepts

  • index map search
  • caution against first registration
  • pending application
The answers, solutions, explanations, and written content provided on this page represent PastPaperHero's interpretation of academic material and potential responses to given questions. These are not guaranteed to be the only correct or definitive answers or explanations. Alternative valid responses, interpretations, or approaches may exist. If you believe any content is incorrect, outdated, or could be improved, please get in touch with us and we will review and make necessary amendments if we deem it appropriate. As per our terms and conditions, PastPaperHero shall not be held liable or responsible for any consequences arising. This includes, but is not limited to, incorrect answers in assignments, exams, or any form of testing administered by educational institutions or examination boards, as well as any misunderstandings or misapplications of concepts explained in our written content. Users are responsible for verifying that the methods, procedures, and explanations presented align with those taught in their respective educational settings and with current academic standards. While we strive to provide high-quality, accurate, and up-to-date content, PastPaperHero does not guarantee the completeness or accuracy of our written explanations, nor any specific outcomes in academic understanding or testing, whether formal or informal.
No resources available.

Job & Test Prep on a Budget

Compare PastPaperHero's subscription offering to the wider market

PastPaperHero
Monthly Plan
$10
Assessment Day
One-time Fee
$20-39
Barbri SQE
One-time Fee
$3,800-6,900
BPP SQE
One-time Fee
$5,400-8,200
College of Legal P...
One-time Fee
$2,300-9,100
Job Test Prep
One-time Fee
$90-350
Law Training Centr...
One-time Fee
$500-6,200
QLTS SQE
One-time Fee
$2,500-3,800
University of Law...
One-time Fee
$6,200-22,400

Note the above prices are approximate and based on prices listed on the respective websites as of May 2025. Prices may vary based on location, currency exchange rates, and other factors.

Get unlimited access to thousands of practice questions, flashcards, and detailed explanations. Save over 90% compared to one-time courses while maintaining the flexibility to learn at your own pace.

All-in-one Learning Platform

Everything you need to master your assessments and job tests in one place

  • Comprehensive Content

    Access thousands of fully explained questions and cases across multiple subjects

  • Visual Learning

    Understand complex concepts with intuitive diagrams and flowcharts

  • Focused Practice

    Prepare for assessments with targeted practice materials and expert guidance

  • Personalized Learning

    Track your progress and focus on areas where you need improvement

  • Affordable Access

    Get quality educational resources at a fraction of traditional costs

Tell Us What You Think

Help us improve our resources by sharing your experience

Pleased to share that I have successfully passed the SQE1 exam on 1st attempt. With SQE2 exempted, I’m now one step closer to getting enrolled as a Solicitor of England and Wales! Would like to thank my seniors, colleagues, mentors and friends for all the support during this grueling journey. This is one of the most difficult bar exams in the world to undertake, especially alongside a full time job! So happy to help out any aspirant who may be reading this message! I had prepared from the University of Law SQE Manuals and the AI powered MCQ bank from PastPaperHero.

Saptarshi Chatterjee

Saptarshi Chatterjee

Senior Associate at Trilegal