Transmission instruments

Information about the registration requirements for transmission instruments under section 87 of the Land Transfer Act 2017.

Registration requirements

A transmission instrument under section 87 of the Land Transfer Act 2017 is used to register a person as the owner of an estate or interest that has vested in that person by operation of law.  A transmission instrument must be registered before the applicant can deal with (e.g. transfer) the estate or interest.

A transmission instrument must contain the core information set out in regulation 5 of the Land Transfer Regulations 2018, as well as:

  • the full name of the registered owner of the estate or interest
  • the grounds for the transmission
  • the date that the applicant became entitled to the estate or interest (i.e. the date acquired – see table below)
  • the trusts or equities affecting the estate or interest (if any), and
  • evidence that establishes the applicant’s entitlement to the estate or interest.

Common grounds for transmission include:

  • As survivor of a joint tenancy.
  • As executor or administrator of a deceased estate.
  • As successor on amalgamation of companies.

Practitioners certifying electronic transmission instruments must hold the following evidence to support their certifications:

  • an A&I form from the applicant
  • a statutory declaration from the applicant, and
  • evidence to support the grounds for the transmission (see table below).

Statutory declaration forms for transmission by survivorship and transmission to an executor or administrator can be found on the Land registration forms page.

Instrument code 

The instrument code for a transmission instrument is: TSM.

Transmission types 

The transmission types available in Landonline are:

Transmission typeEvidenceDate acquired
SurvivorshipDeath certificateDate of death
Executor/AdministratorProbate (for executor) or letters of administration (for administrator)Date probate or letters of administration issued
Bona Vacantia - s324 Companies Act 1993As provided by TreasuryDate of vesting in His Majesty the King
Bona Vacantia - s77 Administration Act 1969As provided by TreasuryDate of vesting in His Majesty the King
Building Societies Act 1965 - Sec 113E ConversionCertificate of incorporationDate of registration of the company shown in the certificate of incorporation
Building Societies Act 1965 - Sec 34 UnionCertificate of notice of the union or transferDate of registration by Registrar of Building Societies of the notice of union or transfer
Company - Part 13 Companies Act 1993Certificate of amalgamation and, where necessary, certificate of incorporationDate of registration of the amalgamated company shown in the certificate of amalgamation
Determination of Life Estate or Lease for Life on DeathDeath certificate of the life tenantDate of death
Incorporated Societies Act 2022 – Sec 225Direction made by the Registrar of the Incorporated SocietiesDate the direction was made
Joint Family Homes Act 1964 (simultaneous deaths only)Probate (for executor) or letters of administration (for administrator)Date probate or letters of administration issued
Official Assignee - Insolvency Act 1967Court Order adjudicating the person bankruptDate of Court Order adjudicating the person bankrupt
Official Assignee - Insolvency Act 2006Court Order adjudicating the person bankruptDate of Court Order adjudicating the person bankrupt
Simultaneous Deaths Act 1958Probate (for executor) or letters of administration (for administrator)Date probate or letters of administration issued
Survivorship - s72 Property Law Act 2007Notice of removal from the register under the Companies Act 1993Date of removal from the Companies Register
Trustee change - District Grand Lodges Act 1976Register of Trustees or a certificate under the relevant ActDate of appointment of new trustees
Trustee change - Grand Lodge of Freemasons Act 1903Register of Trustees or a certificate under the relevant ActDate of appointment of new trustees
Trustee change – Provincial Grand Lodges Act 1946Register of Trustees or a certificate under the relevant ActDate of appointment of new trustees

Other transmission types are not e-dealing capable and instead can be lodged by manual dealing.

Transmission checklist

Our transmission checklist can help you with the registration requirements for transmissions. 

Freemason trustee changes

Our Vesting under ‘Grand Lodge’ statutes page has more information about Freemason trustee changes.

Change or correction of name, transmission or transfer – what instrument to use and when

Our Change or correction of name, transmission or transfer page provides guidance on which instrument to use and when to use it.