What is a certificate of compliance?

The certificate of compliance is a document which confirms that you and your solicitor have complied with the various covenants, obligations and restrictions. What is included in a CERTIFICATE OF COMPLIANCE The solicitor writes a letter and confirms "I, {SOLICITOR}, certify that I am satisfied that the persons who have executed the Mortgage Deed as disponer are the same persons as the proprietors of {MortgagedPropertyAddress} title number {TITLENUMBER}".

Can I have a form LL restriction removed?

You can have the form LL restriction removed from the title of the property. You will need to complete an Application form RX3 to cancel a restriction. The process for cancelling the restriction requires the conveyancer/solicitor to certify that they are satisfied that the person who has applied for the cancellation is the legal owner of the property. You can find out more here - Practice guide 19: notices, restrictions and the protection of third-party interests in the register

Do all properties have the anti fraud restriction on title?

The legal owners of the property have to choose when they buy the property or during their ownership to apply the restriction to the legal title. If you're not sure if you have this on your title, then you can check your property title here: Land Registry Search for land and property information

Can I use the same certificate of compliance for the transaction and removal?

The Certificate of Compliance is drafted for the specific transaction, which means if you need it to remortgage and you want to remove the restriction, then you will need 2 certificates of compliance. If you are remortgaging and want to remove the restriction, the solicitor needs to draft 2 certificates, one for the remortgage and another for the removal.

How do you apply a Form LL restriction at the Land Registry?

How to put a Form LL anti-fraud restriction on a property owned by your company Complete an RQ(Co) form and post it to the address on the form. This service is free How to put a Form LL anti-fraud restriction on a property you don't live in Complete an RQ form and post it to the address on the form. This service is free How to put a Form LL anti-fraud restriction on a property you live in Complete an RX1 form and post it to the address on the form, with the correct fee: £40 How to get free email alerts whenever HMLR receive official searches or applications against a property Create an account at LandRegistry@Gov.UK, verify your email and sign in to add your property to monitor. You will receive an email alert whenever HM Land Registry receives official searches or applications against the property. The email alert will tell you what to do if the alert is about any activity you don't recognise as yours. You must act quickly. These alerts will not stop the application from going ahead unless you intervene. If you want to make sure an application cannot go through without you verifying your identity as the legal owner, you will need to apply a Form LL anti-fraud restriction instead of, or as well as the Land Registry's property alert service. Whilst you don't need anyone to help you apply the restriction to your property if you have this restriction on your title, then you need a solicitor to verify your ID so that you can sell, lease or remortgage the property and if you want to remove the anti-fraud restriction. Our panel solicitor can verify your ID, provide the certificate of compliance, and/or remove the restriction, so call the team if you need our help at 0333 344 3234 (local call charges).

We can help with verification or removal of this restriction and we have availability from 22/04/2024*. We provide meetings via video conference, so you can do it from home or work.

We can verify your restriction for a fixed fee of £150 INC VAT or remove it for £260 INC VAT. Any additional owners will trigger an extra fee of £50 INC VAT per owner.

Find out more

A solicitor verifying a client for a Form LL Anti-Fraud Restriction Removal

Form LL Restriction - Protect your land and property from fraud

by:

Andrew Boast

Created on:

22/05/2020

(Last Updated: 18/04/2024)

Read by:

12,335

7 min read

What is a Form LL restriction?

A Form LL restriction is registered on the title at the Land Registry to combat fraud. Whilst it isn't a mandatory requirement or part of the conveyancing process when you buy a property, having it in place could stop a fraudster from selling your property without you knowing.

What is the Form LL Restriction wording?

The Form LL Restriction wording is:"No disposition of the registered estate by the proprietor of the registered estate is to be registered without a certificate signed by a conveyancer that the conveyancer is satisfied that the person who executed the document submitted for registration as disponor is the same person as the proprietor"

In plain English:"You can't sell, remortgage, or change the names on your property at the Land Registry without a conveyancer being 100% sure the people signing the document to change the title are the same people as those named on the document being submitted to the Land Registry". It is a face-to-face ID check against your passport or diving licence alongside the transaction documents.

The restriction forces the legal owners to have their ID verified in front of a solicitor and to confirm the names of the people undertaking the transaction are those in front of them. This can be done in a face-to-face meeting in a solicitor's office or via a video conference call such as Zoom, Skype or Teams. If the solicitor is satisfied, they issue a Certificate of Compliance containing a prescribed wording so the solicitor can complete the transaction.

The Form LL verification isn't advice about the transaction. It is an independent solicitor verifying ID to the transaction and title documents.

If you have a restriction you no longer need or want, read our article: How to Remove Restriction on Property, next.

In this article

What is the Land Registry Anti Fraud Restriction?
Why do people get a Form LL restriction?
How do you put restrictions on a property in the UK?
Need a Form LL Restriction verified or removed by a Solicitor?
What is the anti fraud procedure?
FAQs

Why do people get a Form LL restriction?

It is used as an anti-fraud restriction so that the ID of the registered owner is checked in front of a solicitor whenever you sell or remortgage the property. The restriction stops the solicitor from being able to complete the transaction until they or another solicitor has completed the anti-fraud check.

The risk of someone other than the legal owners selling or remortgaging your property is removed. For example: John and Mary own a buy-to-let property. Their tenants receive John and Mary's post and use this to impersonate them. Their tenants find a buyer, instruct a solicitor and provide ID documents to the solicitor. With only online checks, the solicitor may be duped into believing the tenants are John and Mary.

The tenants, in the end, sell the property, and John and Mary are the victims of fraud. Had there been the Land Registry's anti-fraud restriction, the tenants wouldn't have been able to sell the property as they would not be able to get past the face-to-face ID check.

Need a Form LL Restriction verified or removed by a Solicitor?

Fed up of solicitors who can't help? We can verify your identity to comply with a form LL restriction or apply or remove the restriction at the Land Registry. Upload your documents in our simple form to get started now, or get in touch to ask a question.

Ask us about your Form LL Restriction

Appointments from
22/04/2024*

Convenient
Remote Appointments

Fixed Fees from
£150 INC VAT

What is no disposition of the registered estate by proprietor?

A disposition is the transfer of an interest. An interest can mean legal or beneficial interest in a property. Dispositions include, but are not limited to:

Selling the property
Transferring all or some of the property to a new owner
Making a non legal owner a beneficial owner of a share in the property
Mortgaging the property
Grant or reservation of an easement
A rentcharge, or right of entry annexed to a rentcharge

Restrictions that include the term 'no disposition of the registered estate by a proprietor' stop the proprietor from transferring an interest in the property, usually until or unless they have met some other criteria. In the case of a Form LL land registry restriction, the proprietor must get a certificate from a conveyancer to confirm that they are, in fact, the proprietor they claim to be.

What does disponor mean?

Disponor means the person who transfers or conveys a property to another. For example, if I own a property and sell it to you, then I am the disponor and you are the disponee.

What is the anti fraud procedure the solicitor has to follow?

Verifying

Removing Restriction

Form LL Verifying for one proprietor

review the information relating to the verification.
a video conference meeting to verify your identity.
Provide a Certificate of Compliance in accordance with the Form LL Restriction drafted specifically for the type of transaction undertake. We do not provide any advice regarding the transaction you are undertaking.

We do not provide any advice on the transaction you are undertaking. We charge an additionbal £50 INC VAT for each additional proprietor as long as both parties attend the same meeting at the same time via Zoom.

Please note we will charge extra for:

Removal of Form LL Restriction. We can remove the Form LL restriction which means you won't have to get your ID verified again when you make any further changes to the legal title (remortgage/sale). Please ask for a quote.
Failing to attend your meeting. You can change a booked meeting time by giving us 24 hours prior to the meeting taking place. We will cancel the booked meeting and charge you a £50 rearrangement fee if: i) you rearrange less than 24 hours before the meeting time, ii) you are more than 15 minutes late for the meeting, iii) you fail to attend the meeting), iv) you do not provide in full all of the required documents for the ID1 or v) you do not provide adequate ID during the meeting.

Form LL Removal for one proprietor

review the information relating to the verification;
a video conference meeting to verify your identity;
Provide a Certificate of Compliance & letter of consent in accordance with the Form LL Restriction for the purpose of removing it;
Submitting application to the Land Registry to remove the Form LL restriction;
Disbursement costs such as ID fee, office copies and Land Registration charges; and
We will handle all possible requisitions raised by the Land Registry.

We do not provide any advice on the transaction you are undertaking. We charge an additionbal £50 INC VAT for each additional proprietor as long as both parties attend the same meeting at the same time via Zoom.

Form LL Verifying
One Proprietor £150 INC VAT	Two Proprietors £200 INC VAT
Form LL Removal
One Proprietor £260 INC VAT	Two Proprietors £310 INC VAT

Frequently Asked Questions

CERTIFICATE

REMOVED

ALL

SAME

PR

Written by: Andrew Boast

Andrew started his career in 2000 working within conveyancing solicitor firms and grew hands on knowledge of a wide variety of conveyancing challenges and solutions. After helping in excess of 50,000 clients in his career, he uses all this experience within his article writing for SAM, mainstream media and his self published book How to Buy a House Without Killing Anyone.

Reviewed by: Caragh Bailey

Caragh is an excellent writer in her own right as well as an accomplished copy editor for both fiction and non-fiction books, news articles and editorials. She has written extensively for SAM for a variety of conveyancing, survey and mortgage related articles.

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