What to do with land from a dissolved property company?

[AlKemp70]

I had two limited companies:

A small publishing company with a retail element.

A property development company which, by the end of 2024, only held a small parcel of development land (a poor investment in hindsight).

In January 2025 I was evicted under Section 21 and became homeless. There was a dispute over alleged arrears of up to £20,000, which prevented me securing another tenancy. The Legal Ombudsman became involved and the matter was resolved at £6,000 in back rent.

For approximately six months I had no fixed address. I was living out of hotel rooms, using my car to work warehouse shifts.

During that period:

I prioritised keeping the publishing company alive.

I owed my accountant money and had overdue tax returns (2023–2024), which were eventually filed along with 2024–2025.

That company is now compliant and stable until January 2027.

The property development company was effectively dormant.

Two issues arose:

I had previously used a mail forwarding service linked to my former address. When I could no longer afford it, post for the company either did not reach me or went to the address from which I had been evicted.

After stabilising the publishing company and securing accommodation in July 2025, I turned to the property company and discovered it had been dissolved in August 2025.

Companies House has explained the restoration process, but the cost is significant.

They also indicated that if there are no substantial debts or liabilities, forming a new company with the same name may be simpler and cheaper. There are no major creditors.

I am prepared to let the dissolved company remain dissolved and incorporate a new one.

However, the dissolved company owned development land. I am effectively the only interested party, and an auction valuation (obtained during the period of homelessness) suggested it is worth approximately £1,000–£2,000 — barely more than auction fees.

The question is:

What happens to that land now the company has been dissolved, and what are my practical options?

 

[fisicx]

Look the land up on the Land Registry. It will give you the name of the freeholder. As the company was dissolved it’s likely the land is now owned by the Crown.

 

[Lee Green]

The land which was owned by the now dissolved company is now "bona vacantia", which essentially translates as ownerless property.

As such the ownership of the land has passed to the crown, and falls under the control of the treasury solicitor.

Your options:

Reinstate the existing company via an administrative restoration application. It costs £341 for the application and £64 for bona vacantia waiver letter.

Alternatively you can approach the treasury solicitor to purchase the land from them. They will not sell any land for less than £1,000, plus their costs. But it will be a timely process.

Refer bona vacantia land or buildings (BVC2)

How to refer or buy land that belonged to a dissolved company and now belongs to the Crown.

www.gov.uk

 

[eteb3]

Check the register too in case the Treasury Solicitor has disclaimed it.

In that case (if I recall correctly) it goes by escheat to the Crown, which holds it in its original William the Conqueror state. That means there isn’t even a freehold interest in the land (because HMT has disclaimed the freehold) and you (or anyone else) can acquire an interest by occupying the land to the exclusion of all others. Takes a while to establish those rights (maybe 12 years? idr)

If it looks like HMT has disclaimed I don’t mind poking about for you if helpful.

 

[AlKemp70]

Look the land up on the Land Registry. It will give you the name of the freeholder. As the company was dissolved it’s likely the land is now owned by the Crown.

Thank you. I will do now.

 

[AlKemp70]

The land which was owned by the now dissolved company is now "bona vacantia", which essentially translates as ownerless property.

As such the ownership of the land has passed to the crown, and falls under the control of the treasury solicitor.

Your options:

Reinstate the existing company via an administrative restoration application. It costs £341 for the application and £64 for bona vacantia waiver letter.

Alternatively you can approach the treasury solicitor to purchase the land from them. They will not sell any land for less than £1,000, plus their costs. But it will be a timely process.

Refer bona vacantia land or buildings (BVC2)

How to refer or buy land that belonged to a dissolved company and now belongs to the Crown.

www.gov.uk

Thank you for this essential information. I needed it explained that well and that clearly!

 

[AlKemp70]

Check the register too in case the Treasury Solicitor has disclaimed it.

In that case (if I recall correctly) it goes by escheat to the Crown, which holds it in its original William the Conqueror state. That means there isn’t even a freehold interest in the land (because HMT has disclaimed the freehold) and you (or anyone else) can acquire an interest by occupying the land to the exclusion of all others. Takes a while to establish those rights (maybe 12 years? idr)

If it looks like HMT has disclaimed I don’t mind poking about for you if helpful.

I know the land (I purchased it).

I took a Chartered Surveyor and a builder to see it last year. It's not worth what I paid for it. Live and learn!

(I do know the circumstances I bought it in, and those circumstances (pre-homelessness) will never happen again! Mistakes made under pressure that are expensive but if they don't kill you (I am somebody who nearly drowned at sea 7 years ago), turn out to be large learning curves! - Thank you for your offer.

I can let you know for your own interests if you like. I will be letting this go as a lesson learned myself.

 

[Lee Green]

Check the register too in case the Treasury Solicitor has disclaimed it.

In that case (if I recall correctly) it goes by escheat to the Crown, which holds it in its original William the Conqueror state. That means there isn’t even a freehold interest in the land (because HMT has disclaimed the freehold) and you (or anyone else) can acquire an interest by occupying the land to the exclusion of all others. Takes a while to establish those rights (maybe 12 years? idr)

If it looks like HMT has disclaimed I don’t mind poking about for you if helpful.

It is highly unlikely that the TS will have disclaimed the property, especially since it was only dissolved in August last year.

The TS don't actively deal with property of disclaimed companies. Something only tends to get looked at once someone approaches them about it.

 

[AlKemp70]

It is highly unlikely that the TS will have disclaimed the property, especially since it was only dissolved in August last year.

The TS don't actively deal with property of disclaimed companies. Something only tends to get looked at once someone approaches them about it.

I will take as writ (probability) the above is true, and add again that if this is the case then one reason the unlikelihood is correct is that this land is one of those 'scam-not-scams'

That is the land was sold, and I owned it legally. But it was a parcel of land from a larger 'residential estate' project turned sour.

The parcel of land is large enough to make a few million once...

and some will know this already.

All the other parcels of land sold to different people work together (What! When will this ever happen? ) In order to get the mains and utilities access in order for every parcel of land.

A sort of reverse tragedy of the commons, in that whoever does the work to get that access sorted makes a loss!

 

[AlKemp70]

I will take as writ (probability) the above is true, and add again that if this is the case then one reason the unlikelihood is correct is that this land is one of those 'scam-not-scams'

That is the land was sold, and I owned it legally. But it was a parcel of land from a larger 'residential estate' project turned sour.

The parcel of land is large enough to make a few million once...

and some will know this already.

All the other parcels of land sold to different people work together (What! When will this ever happen? ) In order to get the mains and utilities access in order for every parcel of land.

A sort of reverse tragedy of the commons, in that whoever does the work to get that access sorted makes a loss!

As I said it's a "live and learn" thing for me!

 

[eteb3]

It is highly unlikely that the TS will have disclaimed the property, especially since it was only dissolved in August last year.

I won't disagree with your practical knowledge.

The published guidance says

Disclaimers​

The power to disclaim is frequently used in relation to difficult or problematic land, land which has limited value or where it would not be cost effective to dispose of it.

As soon as BVD have evidence that an asset has vested in the Crown they will consider whether it should be disclaimed before taking further steps.

BVD usually disclaim​

• ...
• low value property

Ah, but maybe you mean they only "have evidence" when someone brings it to their attention?