Send the title numbers on a deal, or a whole book. Within 24 hours you get a grid: every title read against 28 lenders'-handbook rules, every flag citing the exact register entry, checkable by your solicitor in ten seconds.
No install. No data connection. No card. If the grid finds nothing, we tell you that.
One row per finding, grouped by title. Severity is judged for a lender: red blocks or imperils your charge; amber costs money or time. Every row ends with the check that proves it.
| Title | Entry | Finding | Authority | 10-second check | |
|---|---|---|---|---|---|
| FX000001 | Prop'ship 3 | RED | No disposition to be registered without the written consent of a named housebuilder. Catches your charge and any receiver's sale. | LRA 2002 ss.40–47 | Official copy, entry 3 |
| FX000003 | Prop'ship 2 | RED | No transfer or charge to be registered without a certificate of compliance from the estate management company. | LRA 2002 ss.40–47 | Official copy, entry 2 |
| FX000003 | Property 2 | RED | Land does not abut the public highway and no rights of way are referred to in the register — no registered legal access. | LPA 1925 s.62 | Official copy + plan |
| FX000002 | Property 2 | RED | Lease term 99 years from 25 Dec 1946 — residue ~19 years. Most lenders' minimum term at redemption fails. | LRHUDA 1993 | Lease particulars, A2 |
| FX000002 | Charges 1 | AMBER | Ground rent £250 doubling every 25 years from 1946 — estimated £2,000 today (reviews 1971, 1996, 2021). | LR(GR)A 2022 | Official copy, entry 1 |
| FX000003 | Prop'ship 3 | AMBER | Overage covenant on any residential planning permission within 25 years — priced into your exit? | Transfer 16 Jun 2022, Sch 3 | Official copy, entry 3 |
Sample grid on synthetic titles, shown so nothing here discloses anyone's real property. Your grid looks exactly like this, with your title numbers.
A single deal's three titles for a free first look, or your whole book once you are on a plan. Nothing to install, no access to your systems needed.
Official copies are ordered at cost (£3–7 each). The engine reads every entry in every register against 28 rules built from lenders'-handbook requirements and statute — consent and certificate restrictions, covenants where the deed was never produced, rentcharges with re-entry, lease terms, overage, pre-emption. On portfolios it also runs the cross-title pass no per-title review performs: each parcel's access reconciled against its neighbouring titles' registers.
Register-level findings next day; filed deeds follow as HM Land Registry releases them. Every flag cites title number + entry number so your solicitor verifies any line in seconds — then spends their time only where it's needed.
The defect classes that surface at legal stage — after you've paid for a valuation — or worse, at enforcement.
The risk doesn't stop at drawdown. The watch layer sweeps the public record behind every live charge naming you as chargee — Companies House and The Gazette — and reports what changed.
If a borrower SPV is struck off, its property vests in the Crown as bona vacantia under s.1012 Companies Act 2006 — with your charge still on it. You want to know the day the first Gazette notice appears, not at redemption.
Second charges granted behind yours since completion — the quiet signal a borrower is stretching. Cited by charge code and date.
Confirmation statements and accounts overdue — early distress markers on your own book, checked continuously instead of at renewal.
No app to install, no seats to provision, no procurement portal. This is how lenders come on board:
Three titles from a live deal. You see your own grid, verify a flag or two against the official copies, and decide if it's useful. Most of our conversations start here.
If you want it on every deal, we agree the plan on one call and invoice the first month — no long contract, cancel at 30 days' notice. Your finance team gets a normal supplier invoice from ForgeAI Studio Ltd.
Ongoing months collect by direct debit. Official copies are passed through at cost on the same invoice. Portfolio audits are quoted fixed, half on instruction, half on delivery.
Send the title numbers from one live deal and we'll run TitleGrid on it, then send you the grid. One free look per firm, so you can see it work on your own titles before you buy — full book scans and ongoing cover are paid. If it finds nothing, we say so, and that's a result too.
No. TitleGrid supplies title-condition information computed from HM Land Registry official copies and public registers. We compute; your solicitor decides. It does not replace your panel's certificate of title — it tells you which deals deserve one, and where your solicitor should look first.
You don't have to. Every flag cites a title number and an entry number. Open the official copy, read the entry, and you've verified the finding yourself — in about ten seconds. Any line that fails that check, we want to know about.
Title numbers. That's all. Official copies are public documents ordered at cost. For the book watch, your company name is enough — charges naming you as chargee are public record at Companies House.
No. TitleGrid reads property registers and company filings — public documents about titles and companies, never private data about individuals.
TitleGrid is a NovaStacks product from ForgeAI Studio Ltd, a UK software studio. The engine was built specifically for lender-side title risk — it is not a legal-tech tool resold to lenders.