Guidance

Practice guide 67: evidence of identity

Updated 12 August 2024

Applies to England and Wales

Please note that HM Land Registry’s practice guides are aimed primarily at solicitors and other conveyancers. They often deal with complex matters and use legal terms.

1. Introduction

To reduce the risk of registration fraud, HM Land Registry relies on the steps that conveyancers take, where appropriate, to verify the identity of their clients.

In certain circumstances HM Land Registry requires an application to include confirmation of identity or rule 17 identity evidence. This helps us to decide what checks, if any, we may need to take before completing a registration.

This guide explains when confirmation of identity or rule 17 identity evidence is required and how it should be given.

The information in this guide relates only to the evidence of identity that must be given to HM Land Registry. It does not deal with identity checks required by regulatory or representative bodies, or required by law, such as under the money laundering legislation.

If, when lodging an application, you dishonestly provide information or make a statement that you know is, or might be, untrue or misleading, and intend by doing so to make a gain for yourself or another person, or to cause loss or the risk of loss to another person, you may commit the offence of fraud under section 1 of the Fraud Act 2006, the maximum penalty for which is 10 years’ imprisonment or an unlimited fine, or both.

Our requirements are not intended to impose any new liabilities on conveyancers. HM Land Registry has a statutory right of recourse to recover amounts paid for indemnity under paragraph 10 of Schedule 8 to the Land Registration Act 2002 but this right is not used automatically or routinely. The right of recourse will not be used where a conveyancer has been neither fraudulent nor negligent.

Please note that your application will, depending on the circumstances, be cancelled if identity evidence is not provided when this is required.

2. Confirmation of identity or rule 17 identity

HM Land Registry require this to prevent registration fraud.

Land and buildings are usually the most valuable assets people own. They can be sold and mortgaged to raise money and can therefore be attractive targets for fraudsters. HM Land Registry and others involved in property-related transactions have procedures in place to safeguard against fraud and the requirement for confirmation of identity for certain types of transactions and applications help us to do this.

In most instances of fraud it is the purported disponor, rather than the applicant, who acts fraudulently. To tackle fraud effectively, we consider that it is essential that the identity of the disponor (and certain others) be verified before transactions take place and, therefore, that conveyancers lodging applications for registration should provide evidence of this.

So, as a conveyancer, in respect to most transactions you may be affected by our identity requirements in 2 ways.

• as the conveyancer sending an application to HM Land Registry on behalf of a client
• as a conveyancer providing evidence of identity for an unrepresented person involved in a transaction, - using form ID1, form ID2 or form ID5.

A non-conveyancer providing evidence of identity for an unrepresented person involved in a transaction will need to complete form ID3.

Form ID4 (for corporate bodies) was withdrawn on 5 February 2024. We will continue to accept form ID4 as part of a three-month transitional period to allow forms verified before that date to be lodged.

Form ID4 will not be accepted for applications lodged on or after 6 May 2024.

3. Definitions

3.1 Conveyancer

When we refer to a ‘conveyancer’ we mean an authorised person within the meaning of section 18 of the Legal Services Act 2007 who is entitled to provide the conveyancing services referred to in paragraphs 5(1)(a) and (b) of Schedule 2 to that Act, or a person carrying out those activities in the course of their duties as a public officer. It also includes an individual or body who employs or has among their managers such an authorised person who will undertake or supervise those conveyancing activities (rule 217A of the Land Registration Rules 2003). Please note that to come within the definition of conveyancer in rule 217A of the Land Registration Rules 2003 an individual must be authorised under the Legal Services Act 2007 to provide conveyancing services; in effect they must have a practising certificate.

We will accept verification of identity in forms ID1 and ID2 by a Scottish solicitor.

A paralegal is not a conveyancer. A paralegal is someone who assists legal firms – they may sign application forms on behalf of a conveyancing firm that is an authorised person if they are authorised to do so by that firm. They cannot, however, verify identity.

Not all Chartered Legal Executives are conveyancers, only those who have been authorised by CILEx Regulation to undertake reserved instrument activities. We have agreed with the Chartered Institute of Legal Executives (CILEx) and CILEx Regulation, however, that all Chartered Legal Executives can verify identity even though some may not be conveyancers.

While all Chartered Legal Executives may verify identity, only CILEX Conveyancing Practitioners can provide certificates to comply with Form LL restrictions. Please note that it is not sufficient for the person giving the certificate to describe themselves simply as CILEX Practitioner; this must always be CILEX Conveyancing Practitioner.

We have agreed with the Council for Licensed Conveyancers (CLC), that CLC-regulated licensed probate practitioners can verify identity even though they may not be conveyancers or solicitors.

3.2 Non-conveyancer

Our current practice allows a non-conveyancer to verify identity in form ID3 (see also Verification by non-conveyancer). For this purpose, a non-conveyancer is an individual from one of the following professions.

• Medical doctor
• Dentist
• Chartered or certified accountant
• Regulated financial adviser
• Member of Parliament
• Member of the Senedd

We will keep this list under review and may add or remove certain professions if it is considered appropriate to do so.

See Evidence as to identity in form ID3 for further information on professions that have been removed.

3.3 Confirmation of identity

‘Confirmation of identity’ is the evidence required by:

• panels 12 to 14 of form AP1
• panels 8 to 10 of form DS2
• panels 14 to 16 of form FR1

This guide is concerned with where the application is sent to HM Land Registry by a conveyancer and so panels 14 of form AP1, 10 of form DS2 and 16 of form FR1 are not relevant, because they deal with where the application is sent to HM Land Registry by someone who is not a conveyancer.

Where the application is sent to HM Land Registry by a conveyancer, confirmation of identity involves the conveyancer providing details of a conveyancer (sometimes themselves) who represented the person in respect of which confirmation of identity is required (by completing panels 13(1) of form AP1, 9(1) of form DS2 or 15(1) of form FR1).

In any case where that person was not represented by a conveyancer, the conveyancer sending the application must either:

• confirm that they are satisfied that sufficient steps have been taken to verify the identity of that person (by completing the first box in panels 13(2) of form AP1, 9(2) of form DS2 or 15(2) of form FR1)

• enclose ‘evidence of identity’ in respect of that person

• state the exemption from supplying identity evidence being claimed under Exceptions and enclose any evidence required

3.4 Evidence of identity

‘Evidence of identity’ (in the title to this guide and as used up to and including section 1, evidence of identity refers to both confirmation of identity and rule 17 identity evidence) is defined in panels 12 of form AP1, 8 of form DS2 and 14 of form FR1 as evidence provided in accordance with any current direction made by the Chief Land Registrar under section 100(4) of the Land Registration Act 2002 for the purpose of confirming a person’s identity. The current direction provides for either forms ID1 and ID2 where verification is by a conveyancer or forms ID3 where verification is by a non-conveyancer to be enclosed with the relevant application, unless an exception applies. The exceptions are discussed in When confirmation of identity or rule 17 identity evidence is required. Additionally, form ID5 must be completed where a conveyancer has verified a person’s identity by way of an online video call.

For the purpose of this practice guide, when referring to the forms prepared and published under section 100(4), (forms ID1, ID2, ID3 and ID5) we will use ‘ID form(s)’

3.5 Rule 17 identity evidence

Rule 17 of the Land Registration Rules 2003 allows us to ask for more documents or evidence to help us complete an application. We may cancel an application if you do not provide what we need. In this guide we use the term ‘rule 17 identity evidence’ to refer to the extra documents or evidence we may ask for.

We set out in this guide and elsewhere some instances where we are likely to ask for confirmation of identity or rule 17 identity evidence. However, we may require you to provide rule 17 identity evidence in other cases, sometimes even where a conveyancer has already confirmed they are satisfied that sufficient steps have been taken to verify someone’s identity.

You may find it difficult in practice to obtain identity evidence from a seller or other disponor after a disposition has completed. This may be the case even where the disponor has warranted they will do all they reasonably can to pass title to the disponee (as will usually be the case where a full or limited title guarantee has been given). We will not therefore ask you for additional evidence unless we are satisfied this is necessary or desirable.

In many cases we ask for rule 17 identity evidence because of the circumstances of an application rather than because of specific intelligence we have received. We often will not explain the exact basis for our concern. This helps protect our procedures from fraudsters. We do understand this may be frustrating and will prevent you from providing a full explanation to your client.

4. When confirmation of identity or rule 17 identity evidence is required

Confirmation of identity or rule 17 identity evidence is required where indicated in the following table. Exceptions A to E referred to in the table are described immediately after the note to the table.

Where you or another conveyancer has represented a person then the exceptions do not apply and you must, where confirmation of identity applies, provide details of the conveyancer, as set out in the first box in panels 13(2) of form AP1, 9(2) of form DS2 or 15(2) of form FR1, or, where rule 17 identity evidence is required, provide the equivalent information.

Application	Person in respect of whom confirmation of identity evidence or rule 17 identity evidence is required	Possible exceptions
1. Transfer of (i) a registered estate or (ii) a registered charge – application to register the transferee as proprietor. (Covers transfers whether or not for value, including those relating to the appointment or retirement of trustees and transfers under a power of sale. See also 2. Covers also assents by personal representatives)	- Transferor and transferee - An attorney of either	- Exception A - Exception B - Exception C - Exception D - Exception E
2. Surrender of a registered lease – application to close registered leasehold title. Note: The surrender will be an express transfer or a transfer by operation of law and so within 1 above.	- Landlord and tenant - An attorney of either	- Exception A - Exception B - Exception C - Exception D
3. Lease (whether or not for value) of a registered estate – application to register the lease.	- Landlord and tenant - An attorney of either Note: Confirmation of identity or rule 17 identity evidence is not required if a lease is merely being noted, or the application is merely to note easements in a non-registrable lease. electronic discharge	- Exception A - Exception B - Exception C - Exception D - Exception E
4. First registration of freehold or leasehold land – application based on compulsory first registration and triggering event is on or after 10 November 2008.	- Transferor and transferee or landlord and tenant - An attorney of either	- Exception A - Exception B - Exception C - Exception D - Where one of the three lost or destroyed title documents exceptions set out at 7 applies
5. Legal charge – application to register a legal charge1of a registered estate or registered charge (a sub-charge of it) or on first registration of the land.	- Borrower4 and lender - An attorney of either Note: Confirmation of identity or rule 17 identity evidence is not required if a charge is merely being noted.	- Exception A - Exception B - Exception C - Exception D - Exception F
6. Discharge or release of a registered charge in paper form (form DS1 or DS3) – application to give effect to2	- Lender Note: For paper forms DS1 or DS3 used to discharge a registered charge, or for a deed of substituted security, evidence of identity is required for the lender, but not for the attorney of the lender or other agent.	- Exception A - Exception B - Exception C - Exception D
7. Voluntary application for first registration where the title documents have been lost or destroyed.	- Applicant for first registration as proprietor of the land - Any attorney of the applicant	- Exception B - Exception C - Exception D - The title documents were lost or destroyed while in the custody of the conveyancer sending the application. - The title documents were lost while in the custody of a major mortgage lender who is applying for registration because the title documents were being held as security for the lender’s mortgage3. - The conveyancer sending the application acts for a local authority, government department or nationally well known body which is applying for registration because title documents relating to their land, or to land on which they hold a mortgage, were lost while in their custody.
8. Application to alter the register following an individual’s change of name by deed poll, statutory declaration or statement of truth.	- The person who has changed their name (in their new name)	- Where the application is combined with any other application. But if the application is one within 1 to 7 above, then evidence of change of name may be required as part of the requirements for those applications.

¹ This table deals with where a conveyancer sends the application to HM Land Registry. There is another exception to 5 but it applies where the Legal Aid Agency makes the application in its own name in form AP1 to complete by registration a legal charge, and has completed panel 7 of form AP1).

² This table deals with where a conveyancer sends the application to HM Land Registry. There are 2 other exceptions to 6 but they apply where:

• the lender is:
  • the applicant, makes the application in its own name and has completed panel 6 of form DS2 or panel 7 of form AP1, as appropriate, and
  • a bank incorporated, or building society formed, in the United Kingdom
• the Legal Aid Agency is the applicant and makes the application in its own name:
  • in form DS2 or in form AP1 to discharge a registered charge in form DS1, and has completed panel 6 of form DS2 or panel 7 of form AP1, as appropriate
  • in form AP1 to release a registered charge in form DS3, and has completed panel 7 of form AP1

³An applicant is entitled to assume that a lender is a ‘major mortgage lender’ if the lender is a member of UK Finance or the Building Societies Association.

Note: In respect of any other application the registrar may in a particular case require evidence as to identity, under rule 17 of the Land Registration Rules 2003. We may also extend the requirement to other types of applications at short notice.

⁴Evidence of identity is not required for borrowers or guarantors who are not, or are not becoming, a registered proprietor.

4.1 Exceptions

In all cases below applicants must still complete panel 13(1) of the form AP1 for the excepted party. The exemptions relate to the additional evidence normally required when a party is not represented by a conveyancer.

A. The low-value exception

An ID form in respect of an unrepresented party is not required where the true value of the land which is the subject of the disposal, discharge or release is £6,000 or less. In these cases, the conveyancer must lodge instead a certificate confirming the value of the land by someone qualified to give property valuations; such as an estate agent, a surveyor, a land and property valuer or auctioneer who holds a qualification from the Royal Institution of Chartered Surveyors or some other person who is similarly qualified.

You may still supply evidence of identity if you prefer and HM Land Registry reserves the right to require evidence of identity in form ID1 or form ID2, in any particular case.

B. The insolvency official, etc, exception

Forms ID1 and ID3 are not required in respect of someone who is acting in one of the following capacities:

• as a trustee in bankruptcy, liquidator, supervisor, administrator or administrative receiver appointed under the Insolvency Act 1986
• as a receiver under the Law of Property Act 1925
• as a deputy appointed under the Mental Capacity Act 2005
• as a guardian appointed under the Guardianship (Missing Persons) Act 2017

Please note that evidence of their appointment must still be lodged with any application.

C. The not practicable exception

Situations may arise where it is not practicable to provide an ID form, such as where the parties exchanged contracts before 10 November 2008 (the day on which the requirement for confirmation of identity was introduced) without providing for these forms, or where a tenant has ‘walked away’ from their lease and application is now being made to close the leasehold title following its surrender by operation of law. In these or other situations the conveyancer who is sending the application should enclose a covering letter with the application explaining why they are not able to provide an ID form.

It may also not be possible to provide form ID1 or ID3 for a person who lacks capacity. However, where that person has made either a lasting power of attorney (or an enduring power of attorney that has not been registered with the Office of the Public Guardian) but it appears the person lacks capacity, HM Land Registry would require proof that the donor lacks capacity, such as a letter or report from a medical doctor. (Where the person has made an enduring power of attorney that has been registered with the Office of the Public Guardian, such medical evidence will not be necessary.) In all cases, identity evidence for the attorney would still be required.

Similarly, where a person is missing, we will not require evidence of their identity where an application is made relating to their property by a guardian appointed pursuant to the Guardianship (Missing Persons) Act 2017.

HM Land Registry does not consider ‘inconvenience’ sufficient reason for not providing an ID form. For example, the fact that a person is resident overseas is in itself not an acceptable reason. Please see Verification of identity of persons resident overseas for more information where a person is resident overseas.

Please also note that where contracts were exchanged on or after 10 November 2008 HM Land Registry would expect, where appropriate, provision to have been made for confirmation of identity or rule 17 identity evidence.

D. The HM Land Registry facility letter exception

HM Land Registry has issued facility letters in respect of the identity of a limited number of people who deal regularly with HM Land Registry. A copy of the facility letter may be enclosed with any application in place of an ID form in respect of such a person.

‘Facility letters’ are issued to private individuals and corporate bodies who regularly deal with low value (under £100,000) land transactions such as the sale of ground rents and souvenir land. The £100,000 limit relates to the value of the land involved in the transaction.

HM Land Registry is currently accepting applications for facility letters which will be valid for a period of 12 months. If a facility letter is to be renewed after the 12 months we will require a further form ID1 or form ID2 to be lodged.

If approved, HM Land Registry’s Head Office will issue a facility letter to confirm the details of the arrangement. You should lodge a copy of the facility letter with applications for registration.

If you consider that your client may benefit from an arrangement, please contact the Commercial Arrangements Section at HM Land Registry’s Head Office for further advice as follows:

HM Land Registry Croydon Office
Commercial Arrangements Section
PO Box 2079
Croydon CR90 9NU

or

HM Land Registry Croydon Office
Commercial Arrangements Section
DX 8888
Croydon 3

Or you can email [email protected]

E. The retained evidence of identity (following HM Land Registry approval of a draft transfer or lease of part) exception

HM Land Registry provides a service for the approval of draft forms of transfers and leases of part for specific developments. For information about this please see practice guide 41, supplement 3: developing estates: registration services – approval of draft transfers and leases. Rule 17 identity evidence for any attorney acting for the transferor or landlord does not have to be lodged with each individual transfer or lease for registration where, as part of this service, that evidence has been lodged with the draft for approval and has been retained by HM Land Registry.

F. Legal charge up to £10,000 to a local authority in respect of a service charge loan

No identity evidence is required for any party, including the applicant, where an application is made to:

• register a legal charge to a local authority
• the value of the charge as stated on the charge deed or application form is up to £10,000
• the charge is in respect of a service charge loan and this is clearly stated in the charge deed or on the application form

A local authority may be required under the housing acts or other legislation to maintain and keep in repair the fabric of buildings, including those where a tenant has acquired a lease under the right to buy legislation. The authority is statutorily obliged to secure the cost of this work by way of a charge.

5. Confirmation of identity

5.1 How to provide confirmation of identity

Where your application is one within 1 to 6 in the table in When confirmation of identity or rule 17 identity evidence is required you must use form AP1, form FR1 or form DS2 as appropriate for your type of application and complete the relevant panels as indicated in the forms for each relevant person (for attorneys, see Attorneys).

The following guidance relates to form AP1 where the application is sent to HM Land Registry by a conveyancer, but the same principles apply to form FR1 and form DS2.

Panel 12

Confirm that you are a conveyancer.

Panel 13

In the first part of this panel, enter the full names of all persons for whom confirmation of identity is required in the first column, do not use initials. Enter each party in a separate box (for example transferor, transferee, lender) – see Example 1 in the Appendix. Where an attorney is acting, for the sake of clarity the attorney and donor must also be listed in separate boxes on the AP1 and FR1 – see Example 2 in the Appendix. Place a cross in the second column against the name of any of these persons you represent. In the third column, either enter details of the conveyancer(s) who act for any of the other persons or if any are unrepresented insert ‘none’.

You will also need to complete the second part of this panel if you wrote ‘none’ to confirm that a person is not represented, unless one of the exceptions set out in When confirmation of identity or rule 17 identity evidence is required applies, in which case you should refer to the exception and provide the relevant evidence. For example, if exception C (not practicable to provide identity evidence) applies you should refer to it and provide the necessary covering letter.

Where an exception does not apply, then for each unrepresented person you must either:

• confirm that you are satisfied that sufficient steps have been taken to verify their identity
• enclose evidence of their identity in form ID1 or form ID2 (as to which see Completion of forms ID1 and ID2)
• enclose evidence of their identity in form ID3 (as to which see Verification by non-conveyancer)

If you are able to give the confirmation for some but not all of the unrepresented persons you should insert the names of those persons for whom you are giving confirmation.

If there is insufficient room in the panel, use form CS or include the information in a covering letter.

5.2 Discharges in paper form DS1 or releases in form DS3

Confirmation of identity in relation to the lender is required for discharges in paper form. We do not require confirmation where a discharge is sent to HM Land Registry electronically, that is by EDs or e-DS1s.

Conveyancers have stated that they do not usually act for a discharging lender when, for example, they act for a transferor on a sale. HM Land Registry’s view though is that as they are redeeming the transferor’s mortgage, are in touch with the lender, and are willing to transfer the redemption moneys to them, they must be satisfied that they are dealing with the right person and ought to be able to confirm to HM Land Registry or to a buyer’s conveyancer that they are satisfied that sufficient steps have been taken to verify the lender’s identity. If they are not willing to do this, we will require an ID form in respect of that lender.

6. How to provide rule 17 identity evidence

6.1 Attorneys

Rule 17 identity evidence is usually required for any attorney mentioned in the table in When confirmation of identity or rule 17 identity evidence is required, except where one of the exceptions referred to in the table applies.

Normally, you should enter the name of the attorney in panel 13 of form AP1 or panel 15 of form FR1. If there is insufficient room, use form CS or include the information in a covering letter.

Where an attorney is acting, for the sake of clarity the attorney and the donor must be listed in separate boxes on the AP1 and FR1.

If the attorney is represented by you, then tick the relevant box in the panel. If the attorney is represented by another conveyancer, enter their details in the panel, or form CS or in the covering letter.

Where the attorney is unrepresented then you should provide evidence as to their identity. This can either be:

• by way of a certificate confirming that you are satisfied that sufficient steps have been taken to verify the attorney’s identity
• by lodging form ID1 or form ID2 for the attorney (as to which see Completion of forms ID1 and ID)
• by lodging form ID3 for the attorney (as to which see Verification by non-conveyancer)

The following wording is suggested for the certificate:

“I confirm that I am satisfied that sufficient steps have been taken to verify the identity of ………….., the attorney of ……………..”.

The certificate can be included in a covering letter or form CS or, for example, you could amend the certificate in the second part of panel 13 of form AP1 or the second part of panel 15 of form FR1.

Although the Land Registration Rules 2003 do not provide for the amendment of the wording in prescribed forms, HM Land Registry will not reject or question any form AP1 or form FR1 amended in this way.

Please note that the donor of a power and their attorney are separate persons for the purpose of our identity requirements and confirmation of identity in respect of the donor and, usually, rule 17 identity evidence in respect of the attorney must be provided, except where this guide says it not required.

Evidence of identity (or the equivalent where rule 17 applies) will be required for either or both where they are not represented. Where a power of attorney has itself been made and executed by an attorney, you will need to provide rule 17 identity evidence for each attorney in the chain.

6.1.1 Why HM Land Registry requires rule 17 identity evidence for attorneys

Where an attorney is acting, HM Land Registry needs to be satisfied that they have sufficient powers to effect what they are purporting to do. We also need to be satisfied that the power under which they are acting is genuine and the attorney is who they claim to be. We consider this is both reasonable and necessary to prevent registration fraud.

HM Land Registry has always required evidence of the existence and scope of the power, and will accept either the power or a certificate in Form 1 to Schedule 3 to the Land Registration Rules 2003.

In addition to the above, we also require rule 17 identity evidence in respect of the attorney. It is not HM Land Registry which deals with a disponor or their attorney, it is the conveyancer acting for the applicant who does and is, therefore, better placed to satisfy themselves that they are dealing with the right person.

6.2 Voluntary applications for first registration where the title documents have been lost or destroyed

Rule 17 identity evidence in respect of the applicant for registration is required for all applications for voluntary first registration where the title documents have been lost or destroyed, except where one of the exceptions referred or set out at 7 in the table in When confirmation of identity or rule 17 identity evidence is required applies. This is so even where the applicant is represented and a conveyancer is lodging the application for registration.

As there will not have been a disposal triggering first registration, the wording in panel 15 of form FR1 may be changed to refer to the applicant, rather than, for example, the transferee.

For more information about applications for first registration where the documents have been lost or destroyed, see practice guide 2: first registration of title where deeds have been lost or destroyed.

6.3 Change of name

Rule 17 identity evidence is required where an application is being made to alter the register following a change of name by deed poll, statutory declaration or statement of truth and the application is not combined with other applications.

A standalone change of name application where the supporting evidence is a deed poll, statutory declaration or statement of truth must be lodged using form AP1 and must include either a certificate confirming that you are satisfied that sufficient steps have been taken to verify the person’s identity or evidence as to identity in form ID1.

The following wording is suggested for the certificate which must give the person’s current name:

“I confirm that I am satisfied that sufficient steps have been taken to verify the identity of ………….. and that they are the registered proprietor or the person named in entry number [X] in the register of title ……….”.

The certificate may be given in a covering letter, or, for example, by amending the certificate in the second part of panel 13 of form AP1.

Although the Land Registration Rules 2003 do not provide for the amendment of the wording in prescribed forms, HM Land Registry will not reject or question any form AP1 amended in this way.

As mentioned, if such a certificate cannot be given, then you should lodge form ID1 in the new name as well as copies of official documentation to establish a link to the person named in the register. This might be a passport, driver’s licence or utility bill that shows the former name (as to which see Completion of form ID1 and form ID2).

7. Application is re-lodged by a different conveyancer to the one who lodged it originally

There will be occasions when an application which is withdrawn or cancelled is re-lodged for registration by a different conveyancer to the one who lodged it originally. This might happen, for example, following an intervention in the original conveyancer’s practice, where the original conveyancer has otherwise ceased to trade or where a party to a transaction has changed their conveyancer.

Where a firm has been intervened in, it is acceptable for their intervening agent, to show on the application form (AP1, FR1 or DS2) who originally acted for the parties - they do not have to show who acts for them currently - and include the evidence and statements as to identity as provided by the original conveyancer. The intervening agent should state on the application form if the original conveyancer has ceased to trade.

Where there has not been an intervention, the conveyancer lodging the application should always complete their application form to show who currently acts for parties, not who acted for them previously. It is not appropriate for the lodging conveyancer to say that a party is represented by the former conveyancer; they must state who acts for that party currently. HM Land Registry will accept, however, an identity form (form ID1 or ID2) verified by the former conveyancer or by another conveyancer provided it is no more than 6 months old at the time that the renewed application is made. We will also accept confirmation of identity where the lodging conveyancer completes panel 13(2) of form AP1 (or equivalent on a form FR1 or DS2) to the effect that sufficient steps have been taken to verify a party’s identity. If it is within the lodging conveyancer’s knowledge, they should also state if the original conveyancer has ceased to trade.

8. Completion of form ID1 and form ID2

You may submit either the original or a certified copy of the latest version of the ID form(s). Copy forms, however submitted, must always include both sides of the photo signed and dated on the reverse. Using an old version of the form may result in a requisition being raised.

8.1 Evidence as to identity in form ID1 and form ID2

If you are neither able to confirm that a conveyancer acted for them nor that you are satisfied that sufficient steps have been taken to verify their identity, you must provide evidence as to identity for each unrepresented person as explained in Confirmation of identity and How to provide rule 17 identity evidence. The evidence should be in form ID1 (for a private individual) or form ID2 (for a body corporate).

Both parts of form ID1 or form ID2 (and form ID5 where appropriate) lodged in support of an application must be dated and signed no more than 3 months before the time of lodgement. Our temporary guidance was to accept forms ID1 and ID2 that were dated up to 6 months before the application. We will continue to accept forms dated up to 6 months for applications made until 28 February 2023. After this date forms ID1 and ID2 must be dated within 3 months of the application.

Where a conveyancer verifies identity by way of a video call, they must complete form ID5 instead of section B of an ID1 or D2. The form ID5 must be kept with and lodged with the ID1 or ID2.

The photograph to be attached to the form must be passport size, on photographic paper and in colour. The photograph must be signed and dated on the back by the conveyancer or professional who has verified the person’s identity. Applications submitted electronically will need to enclose a scan of the front and back of the photograph. We do not require the image to be of the same standard required by, for example, HM Passport Office. The person’s face must be clearly visible and it must not be more than 3 or 6 months old depending upon whether the application was lodged before or after the 28 February 2023, as above. ID forms may be rejected if this is not the case. If the verification was done by way of a video call and form ID5 is being completed, you must instead send us a screenshot, taken during the video call, see Verification by online video call.

Completed forms ID1, ID2 and ID5 are not open to public inspection and normally a person may not apply for an official copy of them (rules 133 and 135 of the Land Registration Rules 2003, subject to rule 140 – application in connection with court proceedings, insolvency and tax liability).

8.2 Verification of identity by a conveyancer

The identity of a person for whom form ID1 or ID2 is being lodged must be verified by an individual who is a conveyancer who must complete section B of the form. This can be any conveyancer. It does not have to be the conveyancer acting for any person relevant to the transaction. For example, if the transferor is unrepresented and needs to provide form ID1, it does not have to be the transferee’s conveyancer who verifies the transferor’s identity. The transferor can go to any convenient conveyancer for that purpose. Section B of an ID form should not be signed by an individual acting as an employee of a conveyancer unless that individual is a conveyancer in their own right.

Where a person’s identity is verified by way of an online video call, please see Verification by online video call.

HM Land Registry will contact conveyancers and other verifiers to check that a form completed in their name is genuine. It is therefore important for them to keep a record of anyone for whom they have verified identity and a duplicate of the photograph they have certified. If a verifier cannot confirm this, then a new ID form may be required. If the verification was done by way of a video call, the verifier must also take a screenshot of the person whose identity they verified during the call. The screenshot must accompany the form ID5 which should itself accompany the form ID1 or ID2. The conveyancer should also retain a copy with their records.

8.3 Verification of identity by a Chartered Legal Executive

We have agreed with CILEx and CILEx Regulation that all Chartered Legal Executives can verify identity even though some may not be conveyancers.

8.4 Verification of identity by a CLC-Regulated Licensed Probate Practitioner

We have agreed with the Council for Licensed Conveyancers (CLC), that CLC-regulated licensed probate practitioners can verify identity even though they may not be conveyancers or solicitors.

8.5 Verification of identity by a serving officer of the UK armed forces operating overseas

Where a member of the UK armed forces is serving overseas they can have their identity verified by an officer who is also serving with them overseas. In this situation the verifier must provide their passport number.

8.6 Verification of identity of persons resident overseas

Where a person is resident overseas and it is not possible for their identity to be verified by a UK conveyancer, section B of the form ID1 or form ID2 should be completed and signed by a lawyer or notary public qualified to practise in the person’s country of residence. The form must be accompanied by written evidence of the lawyer’s or notary’s authority to practise in their jurisdiction.

Form ID1 or ID2 will always be required. The option in form AP1, form FR1 and form DS2 that sufficient steps have been taken to verify someone’s identity cannot be used.

8.7 Further support required

If you require further support because of your condition or circumstances, please contact us.

8.8 Corporate bodies

Corporate bodies can have their identity ‘stolen’ in the same way as private individuals, so our identity requirements apply to them in the same way. If you are verifying a corporation’s identity for the purpose of form ID2, you should always require the production of satisfactory evidence:

• that the corporate body the individual represents and the registered proprietor or person entitled to be registered as proprietor are one and the same
• that the corporate body still exists
• that the individual representing them is authorised to act

8.8.1 Corporate bodies

In confirming a corporate body’s identity, you should take care to ensure that the party to a transaction is in fact the same body named in the register. For example, does the party to the transaction have the same company registration number, or other registration number appropriate for that type of body, shown in the register for the registered owner? If the names differ can you account for the change of name?

In the case of a company, has there been any recent change in the address of the registered office, or of the company’s officers? If changes have occurred can these be accounted for?

Is there any information in the company search, such as the date of the company’s registration, which might suggest that the party to the transaction cannot be the registered proprietor? The date of registration as proprietor is the date appearing in brackets immediately before the body’s name in the proprietorship or charges register. A discrepancy without any legitimate reason may be a risk factor.

8.8.2 Check if the corporate body still exists

Is there any indication that the corporate body has been dissolved? In the case of companies, a company search should always be made to ensure that the company still exists.

8.8.3 The individual’s connection with the corporate body

In confirming or verifying identity you will also need to establish the individual’s role within the organisation or their connection to it. Are they a director or the company secretary or do they have some agency relationship with the body, for example as their attorney? And what evidence have they produced to confirm this?

If they are not a director or the company secretary, have they produced any documentary evidence confirming their authority to act?

Please note that we do not require identity evidence for receivers, liquidators or administrators, as other evidence of their authority to act for a company will have to be lodged with applications where they are involved.

8.8.4 Foreign corporations

If there is any indication in the register that the proprietor is a foreign corporation, are you satisfied that the party to the transaction is the same organisation? A company search will show if a UK company has been set up with the same name.

When dealing with a foreign corporate body that is not represented by a conveyancer, you should expect to see, for example, a letter from a lawyer authorised to practise in the country of the body’s incorporation confirming that it still exists and that the representative is authorised to act for them.

9. Verification by non-conveyancer

You may submit either the original or a certified copy of the form ID3. Copy forms, however submitted, must always include copies of the personal details page from both people’s passports and if verified by videocall, the screenshot evidence of their video call together.

Form ID4 (for corporate bodies) was withdrawn on 5 February 2024. We will continue to accept form ID4 as part of a three-month transitional period to allow forms verified before that date to be lodged.

Form ID4 will not be accepted for applications lodged on or after 6 May 2024.

9.1 Evidence as to identity in form ID3

If you are neither able to confirm that a conveyancer acted for them nor that you are satisfied that sufficient steps have been taken to verify their identity, you must provide evidence as to identity for each unrepresented person as explained in Confirmation of identity and How to provide rule 17 identity evidence.

In accordance with the direction made by the Chief Land Registrar under section 100(4) of the Land Registration Act 2002 for the purpose of confirming a person’s identity, the following forms must always be completed where the identity has been verified by someone in one of the authorised professions below.

• Medical doctor
• Dentist
• Chartered or certified accountant
• Regulated financial adviser
• Member of Parliament
• Member of the Senedd

Certain professions were removed from form ID3 on 5 February 2024. We will continue to accept old versions of form ID3 for a three-month transitional period to allow forms verified before that date to be lodged.

For applications lodged on or after 6 May 2024 we will only accept the new version of form ID3 verified by one of the authorised professionals above.

The person verifying the identity and the person whose identity is being verified must not be related to each other in any way. They must also not be involved in the same transaction, for example, a person who is selling or assenting a property and who is also one of the authorised persons who can verify identity cannot verify the identity of the person acquiring the property.

9.2 Verification of ID by a non-conveyancer

A form ID3 must be no more than 3 months old when lodged with an application for registration.

All of the following conditions must be satisfied.

• The person whose identity is to be verified and the verifier must both hold a current valid UK, Channel Islands or Isle of Man full passport.
• They must have known each other for at least one year.
• They must not be related to each other in any way.
• They must not be involved in the same transaction.

In addition:

• They must both provide a copy of the personal details page of their passport to HM Land Registry. Please note that where the verifier verifies the identity of more than one person, they must provide an equivalent number of copies of their personal details page to the number of people whose identities they have verified. A single copy for all the people is not acceptable.

10. Verification by online video call

It is possible for conveyancers to check identity using an online video call.

The ability for non-conveyancers to verify identity by online video call was withdrawn on 5 February 2024. We will continue to accept old versions of the form ID3 and verifications of identity for a three-month transitional period. For applications lodged on or after 6 May 2024 we will only accept the new version of form ID3 and verifications that have taken place in person.

10.1 The video call

We are not prescribing any particular service, provider or device but care should be taken to use one that is secure.

Instructions can be found online for how to take a screenshot for the device being used.

10.2 Online video call verification by a conveyancer

Where verification is by a conveyancer for the purpose of completing a form ID1 or ID2, a screenshot must be captured of the person whose identity is being verified while the video call is taking place. A printed colour copy of that screenshot must be submitted along with the form ID5 which must accompany the form ID1 or ID2.

The screenshot should only be of the person whose identity is being verified.

11. Multiple applications

If you intend to send 2 or more applications at the same time via the same electronic channel or to our postal address, and any of the persons for whom you need to provide confirmation of identity are the same, you need enclose only one set of identity evidence for those persons for all of the applications. In this case, you must state in the application that you have lodged the confirmation of identity evidence as part of an application against another title and state the relevant title number.

But if the persons in the applications are different you will need identity evidence for each separate person.

12. Registry rejection and cancellation policy

HM Land Registry will not reject applications where evidence or confirmation of identity is completely missing until further notice. We still expect customers, however, to complete applications as correctly and as fully as possible. We will send a request for information (requisition) where the evidence or confirmation required is not provided in the situations described on form AP1, form FR1 or form DS2.

Applications may be cancelled where evidence or confirmation of identity requested is not provided.

13. Appendix: examples of completed form AP1

This example assumes the application is submitted by a conveyancer. Example entries are shown in italics.

13.1 How to complete panel 4

1. The conveyancer submitting the application must enter all transactions lodged, in panel 4. For example: discharge, transfer, charge, restriction.
2. They must complete this box if paying by direct debit.

13.2 How to complete panel 6

1. The conveyancer lodging an application is not the applicant, their client is.
2. If the company is a UK company (which includes Northern Ireland), complete with their company registration number including any prefix.
3. Complete with the overseas entity ID issued by Companies House including any prefix, and where the overseas entity is a company, any UK registration number, including any prefix.

13.3 How to complete panel 10

1. This panel should not normally be completed where the charge being registered has an HM Land Registry MD reference (on the front of the document). The exception is where the charge is a bank with an MD reference but does not use a single address for service.
2. See note to panel 6.
3. The conveyancer submitting the application should use a separate form DI, to disclose any unregistered interests that override registered dispositions. These might include a legal easement with the actual knowledge of the person to whom the disposition is made. See Overriding interests and their disclosure - Practice Guide 15 for more information. Conveyancers no longer need to confirm that no disclosable overriding interests affect the estate.

13.4 How to complete panel 12

1. The conveyancer lodging the application should place ‘X’ in this box.

I am a conveyancer, and I have completed panel 13.

13.5 How to complete panel 13

The conveyancer submitting the application must list all parties to the transfers, leases or charges in column one of the table in panel 13. Where a party is not represented by a conveyancer section (2) Evidence of identity must also be completed. If the relevant panels are not completed the application will be rejected.

Example 1 - no attorney(s) acting

Conveyancers should complete as follows:

1. Complete with the full names (s) of transferor(s) including middle names (do not use initials). If the conveyancer submitting the application acted for them, they must complete the middle panel by putting an ‘X’ in the box.
2. Complete with full name(s) of transferees(s) including middle names (do not use initials). If the conveyancer submitting the application acted for them, they must complete the middle panel by putting an ‘X’ in the box.
3. Complete with full name of the lender for the transferees. If the conveyancer submitting the application acted on their behalf, they must complete the middle panel by putting an ‘X’ in the box. They can also use this panel for any attorney for any of the parties.
4. Complete with name, address and reference of the conveyancers who acted for the transferors. If the transferors acted for themselves, complete with ‘None’.
5. If the conveyancer submitting the application did not act for the transferees, this must be completed with the name, address and reference of the conveyancer who did, or if the transferees acted for themselves, complete with ‘None’.
6. If the conveyancer submitting the application did not act for the lender for the transferees, this must be completed with the name, address and reference of conveyancer who did.

Example 2 - attorney(s) acting

Conveyancers should complete as follows:

1. Complete with the full names(s) of transferor(s). If the conveyancer submitting the application acted for them, they must complete the middle panel by putting an ‘X’ in the box.
2. Complete with the full names(s) of attorney(s). If the conveyancer submitting the application acted for them, they must complete the middle panel by putting an ‘X’ in the box.
3. If the conveyancer submitting the application has not entered ‘X’ in the middle box, this must be completed with the name, address and reference of the conveyancer acting for the transferor or landlord. If they were not represented by a conveyancer, write ‘None’.
4. If the conveyancer submitting the application has not entered ‘X’ in the middle box, this must be completed with the name, address and reference of the conveyancer acting for the attorney(s). If they were not represented by a conveyancer, write ‘None’.

13.6 How to complete panel 13: paper discharge

Conveyancers only need to complete the ‘Name of lender’ section if they are submitting a paper discharge.

This section is separate from the section ‘Details of the conveyancer acting’ because if the only application lodged is a discharge, there is only one party. We do not require information regarding the former borrower.

If a conveyancer is sending an application AP1 to give effect to a discharge in form DS1 or release in form DS3, they must state for each lender in the section below the details of the conveyancer (if any) who represented them.

Where a lender is not represented by a conveyancer, the conveyancer submitting the application must also complete (2) below.

Conveyancers must complete as follows:

1. Complete with name of mortgage company. If the conveyancer submitting the application acted for them, they must complete the middle panel by putting an ‘X’ in the box.
2. If the conveyancer submitting the application did not act for the lenders, this must be completed with the name, address and reference of the conveyancer who did, or if the lenders acted for themselves, complete with ‘None’. Note that some lenders may employ in house conveyancers who oversee the organisation’s conveyancing activities.

13.7 Panel: evidence of identity

The conveyancer submitting the application only needs to complete the following panel if they have entered ‘None’ against any of the parties’ names in the third column of the above tables.

1. The conveyancer submitting the application must put an ‘X’ in this box and insert the names of each unrepresented person they can give this confirmation for. For those a conveyancer cannot, they must confirm the next box.
2. The wording of the certificate can be adapted if given for an attorney or in a change of name situation – see section 6 ‘how do I provide rule 17 evidence’.
3. The conveyancer submitting the application must put an ‘X’ in this box, if they has to lodge evidence of identity of any party.

This should be signed by the conveyancer named in panel 6. It can be in the name of the firm.

Warning

If you dishonestly enter information or make a statement that you know is untrue or misleading, you may be committing the offence of fraud. Also failure to complete this form with proper care may result in loss of protection under the Land Registration Act 2002.

14. Things to remember

We only provide factual information and impartial advice about our procedures. Read more about the advice we give.