HM Land Registry is inviting legal professionals to participate in the development of a new digital service that will fundamentally change how land agreements are recorded in England and Wales.
The upcoming “contractual control” service is designed to bring transparency to previously opaque property deals, such as land options and promotion agreements. HM Land Registry is now seeking regulated conveyancers to join a private beta testing phase in November 2026 to refine the system before it becomes a legal requirement.
The transition to this new regime is already technically underway. Under the Provision of Information (Contractual Control) (Registered Land) Regulations 2026, a “transitional period” began on 8 June 2026. This means any relevant land agreements entered into since that date will eventually need to be registered once the full service launches on 6 April 2027.
The shift to digital transparency
The new regulations are a direct result of the Levelling Up and Regeneration Act 2023. The government’s aim is to prevent “land banking” and provide local authorities and communities with a clearer picture of who controls land and what development may be planned.
Historically, many agreements that give a developer the right to buy land in the future—such as options or conditional contracts—were not always visible on the public register. From April 2027, these details must be submitted digitally to HM Land Registry.
The requirement covers specific types of agreements, including:
- Options to purchase land
- Conditional contracts
- Pre-emption rights (the “right of first refusal”)
- Promotion agreements
The registration mandate applies specifically to rights that could require a landowner to sell the freehold or grant a lease for a term of more than 15 years.
Strict deadlines and legal consequences
Failure to comply with these new reporting standards will carry significant weight. Under section 225 of the 2023 Act, failing to provide the required information without a reasonable excuse may constitute a criminal offence.
For legal professionals and developers, the timeline for compliance is strict:
- Existing agreements: Any relevant agreements made during the transitional period (between 8 June 2026 and 5 April 2027) must be registered by 6 October 2027.
- New agreements: From the official launch on 6 April 2027, information about relevant land agreements must be submitted digitally via a regulated conveyancer.
Because the data must be submitted through a digital portal by a regulated conveyancer, HM Land Registry is using the November beta phase to ensure the interface is functional for the legal sector.
According to legal analysis from DWF, these changes represent a substantial shift in the administrative burden for developers, who must now track all deals made since June 2026 to ensure they are ready for the October 2027 back-registration deadline.
Legal professionals interested in testing the service ahead of the national rollout can apply to join the beta phase through HM Land Registry’s official channels. The feedback from this group will determine the final design of the digital forms used to collect contractual control data.
