Issue with legal title for property

[Plough Man]

I'm trying to see the way forward on the registered title to a portion of land. Can anyone give a bit of clarification before I splash out on solicitors fees and then later find out that it was a lost cause in the first place.

This is an issue where the proprietorship of the title (as registered with HM Land Registry) differs from that of the beneficial ownership.

The property is leasehold land with 75 years remaining on the original 286 year lease.

The last assignment was made in 1975 which gave title to two individuals. Lets call them Mr Brown and Mr Green.

Mr Brown, died in 2004 before re-assigning his proprietorship to his son. Mr Brown?s son (Brown Jnr) was the sole beneficiary of his estate so he inherited the beneficial interest. He also requested Mr Green to arrange for him (Brown Jnr) to be recorded on the title as a proprietor. Green declined to do so because he wanted to buy out Brown?s interest on the cheap.

Come December 2020, Green aged 92 is taken into a care home and gives his daughter (Green Jnr) legal power of attorney. Green Jnr agrees to Brown Jnr being made a proprietor on the Land Registry title. Both instruct their solicitors to arrange this.

Come February 2021 and Green dies of Covid without re-assigning his proprietorship to his daughter (Green Jnr) who is the sole beneficiary of his estate.

When Green Jnr and Brown Jnr last spoke last week , the former said that everything was at a stand still because of the death of Green and Green Jnr was awaiting Probate.

The question is what can be done to get an assignment to Brown Jnr and Green Jnr as the new proprietors to the legal title? Both are the sole heirs to their parent's estates.

[SpringTime]

Do you know the cost of the solicitors' fees already? I mean those that might lie with you/Brown and Green Jnrs.

And is there already a consensus as to the value of the title itself, or indeed any imagined value at all by any party, or third parties? The value of the title might be negligible relative to the overall legal fees, or the reverse.

Perhaps the plot is itself a problem. Is there a useful destiny for it, meaning that legal fees might at least cover its processing? Does an assignment to Jnrs Green and Brown as new proprietors need to take place for something more lucrative/useful to happen?

Apologies if that's (more than!) an underwhelming response - it's my first time on something like this. :-)

I think I'd want to know a guess at the value of the plot and an estimate of legal fees for each associated party before doing anything.