Severing a joint tenancy is straightforward when all owners agree, but what happens when communication breaks down, or a joint owner is unreachable?

In these situations, a formal Notice of Severance becomes essential to protect your stake in the property. This document legally sets out your intention to separate your ownership from the other joint tenant(s) and move the ownership structure to Tenants in Common.

It means that, in the event of a dispute over property ownership, it's easier to try andforce a sale of your jointly owned property as tenants in common rather than joint tenants.

Why a Notice of Severance matters

It's not enough to simply create a Notice of Severance and take no further action. To be legally effective, the notice must be properly served on all other joint tenants. You must be able to provide evidence of this service to the Land Registry.

The application must be submitted and accepted to legally and officially reflect the change in ownership and the joint tenancy severance.

Without acceptable proof, your application to sever the joint tenancy may be rejected. This could lead to costly delays, disputes, and legal complications.

This document is the first step in protecting your individual interest in the property and provides a clear legal pathway for separating ownership if disputes arise. It's a key part of the process of Severance of Joint Tenancy by Written Notice.

For official guidance on severing a joint tenancy, including acceptable service methods and required evidence, please refer to the Land Registry's Practice Guide.

Land Registry requirements for a Notice of Severance

In simple cases with the cooperation of the other joint owner, you may be able to submit the application without a solicitor. However, we highly recommend instructing a solicitor to handle this process. If there's a dispute or breakdown in communication, you will need one.

When an application to sever a joint tenancy is not made by all the registered proprietors, the Land Registry requires specific evidence that a Notice of Severance has been served on the other joint tenant(s).

This is to ensure that all parties are aware of the change in ownership structure, usually confirmed through Form JO.

You must provide one of the following:

• 1

  Option 1

  The original or a certified copy of the Notice of Severance and a signed acknowledgement of receipt from each of the other joint proprietor(s).

  This is the most straightforward option, demonstrating that the notice was received.

  A certified copy is a copy that has been officially verified as a true copy of the original document, usually by a solicitor or other qualified professional.

• 2

  Option 2

  The original or a certified copy of the Notice of Severance and a certificate from your solicitor confirming the following:

  • That the notice was indeed given (served) to the other joint proprietor(s).
  • That the notice was either left at their last known place of abode or business in the UK or sent to them by registered post or recorded delivery service.
  • That the notice sent by post was not returned undelivered. This demonstrates that the notice was likely received.

  The solicitor's certificate must be accurate and truthful; providing false information could have serious legal consequences, including disciplinary action from the Solicitors Regulation Authority (for a solicitor), potentially leading to fines, suspension, or even being struck off the roll.

  For the individual providing the false information (if different from the solicitor), consequences may include charges of fraud or perjury, which can carry substantial fines and imprisonment, as providing false information to the Land Registry is a serious offence.

Serving a Notice of Severance: Best Practices

While the Land Registry doesn't prescribe a specific method for serving a Notice of Severance (personal service, registered post, etc.), proving that the notice was served is crucial.

If there's a chance that the other owner flat-out refuses to acknowledge service, it is highly advisable to involve a solicitor from the outset.

Here are some best practices:

• Keep Copies: Always retain copies of the Notice of Severance for your records.
• Document Delivery: If serving personally, have the recipient sign and date a copy of the notice as proof of receipt. If sending by post, use registered post or recorded delivery and keep the postal receipt as evidence of sending. For registered posts, the Post Office keeps a record of the delivery.
• Involve a Solicitor: It's essential to follow legal advice regarding the best way to serve the notice in your specific circumstances. Your solicitor can advise on the most effective and legally sound approach, especially if there's a risk of dispute or non-cooperation.

Ready to sever your Joint Tenancy?

We provide this severance and registration at the Land Registry for £260 INC VAT. You will need to upload your notice of severance.

Contact us through our online form below for a fixed-fee, no-obligation quote for our services.

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Risks of incorrectly serving a Notice of Severance

Failing to serve a Notice of Severance correctly can have serious consequences. If the notice is not served at all, or if proof of service cannot be provided, the severance may be invalid.

For example, imagine a scenario where two individuals, A and B, own a property as joint tenants. A wants to sever the joint tenancy but doesn't properly serve the notice on B. A then dies. Because the severance was invalid, B automatically inherits the entire property, even if A's will states that their share should go to someone else (e.g., their children). This can create significant conflict and legal battles between B and A's intended beneficiaries.

Or, consider a case where a couple severs joint tenancy during divorce proceedings, but the husband fails to serve the notice properly. If the wife dies unexpectedly, the husband could potentially claim full ownership of the property, even though the intention was for it to be divided according to the divorce settlement. These situations highlight the importance of proper service and documentation.

Challenging a Notice of Severance

In some cases, a joint tenant might want to challenge a Notice of Severance. This is usually complex and requires strong legal grounds, but a challenge might be based on arguments such as:

• The notice was not served correctly (e.g., not sent to the correct address, no proof of postage).
• The joint tenant serving the notice lacked the mental capacity to understand the implications of the severance.
• The notice was obtained through fraudulent means or misrepresentation.

Challenging a Notice of Severance requires legal expertise and, ideally, representation from a lawyer. If you believe a notice served on you is invalid, contact us to see how we can help.

Deed of Severance vs. Notice of Severance

While often used interchangeably, a Notice of Severance and a Deed of Severance are distinct documents, each with its own purpose.

A Notice of Severance is a unilateral document served by one joint tenant to the other(s), informing them of the intention to sever the joint tenancy. It's often used when there is a disagreement or breakdown in communication between the proprietors.

A Deed of Severance, on the other hand, is a bilateral document signed by all joint tenants, formally agreeing to sever the joint tenancy, and is generally used in a more amicable separation, providing greater certainty as all parties have agreed.

A deed is generally considered more secure than a notice, as it demonstrates mutual agreement; however, a notice is also a valid way to sever the joint tenancy, even if the other joint tenants do not agree.

Step-by-Step: Severance of Joint Tenancy by written notice

• 1

  Draft the Notice of Severance:

  The notice must be in writing and clearly state your intention to sever the joint tenancy. It should include the property address, the names of all joint tenants, and your signature. Using our template ensures all necessary information is included.

• 2

  Make Copies:

  Make copies of the Notice of Severance for each joint tenant.

• 3

  Serve the Notice:

  Serve the notice on the joint tenant(s) using an acceptable method (personal service or registered post/recorded delivery). If serving personally, it's advisable to have a witness present.

  If sending by post, use registered post or recorded delivery and keep the postal receipt as evidence of sending. Send it to the last known address of each joint tenant, and if you know they are living elsewhere, it is best to serve it there as well.

• 4

  Obtain and Keep Proof of Service:

  Keep the proof of service (signed copy or postal receipt), as this is essential for registering the severance with the Land Registry. Without proper proof, your application could be rejected.

  For your records and for the Land Registry, obtain one of the following as proof of service:

  • A signed and dated acknowledgement of receipt from each joint tenant.
  • A certified copy of the Notice of Severance and a certificate from your solicitor confirming service.

• 5

  Register the Severance:

  Although not strictly part of serving the notice, registering the severance with the Land Registry as soon as possible is important for updating the property's ownership records.

  You or your solicitor/conveyancer need to submit the appropriate application form (usually Form SEV) along with the required evidence of service. The Land Registry will then officially update its records.

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Would you like to run through your Land Registry needs with a really helpful person?

Call us at 0333 344 3234 or request a callback/email to answer your queries about our Land Registry application services. SAM's UK-based team will explain which of our solicitor services are required to make changes to the title.

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