Specialist conveyancing articles to inform you about conveyancing for a house or a flat; whether you already own your own home or if you are buying one. These are free to read and written by specialists in this area.

At SAM Conveyancing we give you all the information you need to know written in a way that makes it easy to understand. We also have a panel of conveyancing solicitors should you need someone to help with conveyancing for buying a home, lease extension, remortgage, transfer of equity, collective enfranchisement, independent legal advice or deed of trusts.

Please click, read and enjoy. If you get stuck or need any help then call us and speak to a friendly member of the SAM Conveyancing team - 0333 344 3234 (local call charges).

ID1 Form Solicitor Verification

04/03/2020

Do you need your ID1 witnessed?

Fed up of solicitors who can't help? Our solicitor can help where ever you are based and charges a competitive Fixed Fee. There is no need to find a solicitor near you simply call us now on 0333 344 3234 and use our Skype service. We can also help with an ID2 Form here.

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  • Not local? We offer Skype including new ID5 Form (no original documents or passport photo)
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The Land Registry ID1 Form is used by the Land Registry to satisfy itself of the identity of any party to a conveyancing related transaction or transfer of equity (whether for money or not) or change of registration or charge etc. - these being anyone who has a personal charge or interest in the action - where these parties are not represented in the action by a conveyancing solicitor. The form must be signed by a conveyancer (there are a number of varying qualifications to check), Chartered Legal Executive or by an HM Land Registry officer. The cost can vary and there are many solicitors who don't offer the verification service.

An ID1 form for a transfer of equity is very common as there is often one party who chooses not to seek legal representation. The unrepresented party/ies themselves have to fill out the form - which is in comparatively simple English - and the form itself has to be completed and witnessed by an approved person, normally a conveyancing solicitor, who is responsible for carrying out due diligence on the person filling out the form. Each separate party must fill out a separate form.

In most straightforward conveyancing transactions, such as a sale and/or purchase, all parties on both sides of the transaction are represented by a conveyancing solicitor or property lawyer, so this form does not come into play.

Whilst a transfer of equity is the most common reason for needing your ID witnessed in this manner there are other circumstances such as Transfers of Equity, typically where one or more of the parties agrees that they don't require full representation by a conveyancing solicitor for the purpose (or perhaps waives this right on the grounds of cost). The form has a counterpart ID2 Form when unrepresented companies are involved but this is not discussed further here. Where there is no solicitor acting in a land transaction then the Land Registry will require an ID1 Form Solicitor Verification in order to change the title of the property.

Did you know
You do not need to complete an this form if the value of the land involved in the transfer or disposal does not exceed £6,000. This is the value of the land, not the consideration paid for it.



    1

    Why does the Land Registry require this level of due diligence on your identity?

Conveyancers have always had to take steps to verify the true identity of their clients under threat of discipline by their regulators and ultimately criminal prosecution, and in recent years, with an increasing legal focus on money laundering, terrorist financing and white collar crime in general, the level of due diligence has become more and more exacting.

Acts such as the Proceeds of Crime Act 2002, The Terrorism Act 2000 and the Money Laundering Regulations 2017 have increasingly added layers of scrutiny which property lawyers must carry out and the person who completes the form verifying your identity - which is normally a property lawyer themselves but there are other possibilities - see below - has to comply with these.

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    1
    You complete our online ID1 Form. There is no need to send us a hard copy ID1 Form, original documents or a passport sized photo.
    2
    You scan to us a copy of your passport or a UK photo driving licence. Scan can be scanned by printer or a photo from your phone. This is attached to your online form.
    3
    You book an appointment time to suit and a Skype call is arranged with our solicitor.
    4
    Completed ID1 and ID5 (used for video verification) forms are posted to you for signing and you send these onto your solicitor/Land Registry.

 
 
    2

    What type of documents are required for the process?

The identity documents which may be used to identify a party are either one document from the following list:
  • Current valid full passport
  • Current UK, EU, Channel Islands or Isle of Man photocard driving licence (not provisional)
  • Current Biometric Residence Permit issued by the UK Home Office to a non-UK national resident in the UK
or alternatively two items from the following list:
  • Cheque guarantee card (Mastercard, Visa, American Express or Diners Club) or debit card (Maestro or Delta) issued in the United Kingdom supported by an original postal statement less than 3 months old
  • Postal utility bill less than 3 months old
  • Council tax statement for the current year
  • Council rent book showing the rent paid for the last 3 months
  • Postal mortgage statement for the year just ended
  • Current firearm or shotgun certificate
You'll also need a passport-sized photograph of yourself signed by a conveyancer.

All of these must be certified by a conveyancer or the Land Registry and will need to be attached to the form. You should also note that the Land Registry itself - if you visit one of their offices - only certifies documents in person and only at the the time the application for registration is submitted.


    3

    Who can verify ID1 Form/certify your identity?

The list of officials permitted to certify your identity include:
  • A Land Registry employee
  • A solicitor
  • A barrister
  • A legal executive
  • A licensed conveyancer
  • A notary public
  • A serving officer of the UK armed forces overseas
  • A non-UK lawyer (they have to provide evidence of their right to practise in this way)
If you want to get your ID certified by someone else, you'll have to contact the Land Registry first to see if they are acceptable to them and you should confirmation of this in writing. You can find a solicitor near you or look for a solicitor who offers an online remote service. The latter may take more time using the postal system, but it could save time hunting for a local solicitor near you who offers an ID1 from verifying service. Not all solicitors offer the service.


    4

    When should you complete the form?

You should have your Form officially certified by the time of the 'crunch point' in the action concerned, so in the case of a transfer of equity you'd receive your form to sign after the mortgage offer is submitted or just a week before the agreed completion date. The reason it is left until the last minute is that a the form only lasts for 3 months; past this date the Land Registry may require a new form signed.

    5

    How do you fill out your form?


Section A
You simply fill in your personal details in boxes 1 - 10.

Box 11 asks for the type of application. If your transaction is a sale/purchase then enter "transfer", plus if a mortgage is being paid off enter "discharge" and if a new mortgage is being registered add "charge", if the transaction is the grant of a lease add "lease" etc.

You put the title number in Box 12, which you find in an official copy of the register of title (click to find out more). You put the property address in Box 13 and sign and date Box 14.

Section B
The person certifying your identity fills out this section. They have to state who they are, what their credentials are for completing the form (including their official registration numbers etc.) and certify that they've your documents (referred to above).

They have to sign and date your application and finally sign and date your photograph (which of course must be a current and true likeness of yourself).


Frequently Asked Questions

Do you need a solicitor near you?

Historically your ID was verified in front of a solicitor in their office which meant you need to find a solicitor who provides a verifying service near you. With solicitors adopting video meetings through Skype or Zoom the need for finding a solicitor near you for verifying your ID has fallen away. Our solicitor can witness your ID if you are near our offices or if your are overseas using Skype calling. Get in contact today to find out how we can help you.

If your conveyancer does complete the verification via an online video call then they must also complete an ID5 Form.

How is the form completed if the client lives overseas?

The ID for the solicitor is different compared to the ID1 form (see attached) required by the Land Registry.

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 ID1 should be completed and signed by a lawyer or notary public qualified to practice in the person’s country of residence. The form should be amended to include confirmation of the country in which the lawyer or notary public is qualified to practice, confirmation that they are so qualified to practice and the name and address of the body with which they are registered to practice.

When should the ID1 be completed?

The witnessed form only lasts for 3 months so needs to be obtained from a solicitor as close to completion as possible. Our solicitor will tell you when you need to get this.

Is an online ID check different?

The ID for the solicitor is different compared to the ID1 form required by the Land Registry.

What is the ID1 form solicitor cost?

The ID1 form solicitor cost will vary depending on the solicitor you choose to work with. Most solicitors won't undertake the work as they do not undertake work for less than £200 per client. You can find cheaper local solicitors or find a Skype service from £100 up to £300.

Complete your ID1 Form online

    1
    You complete our online ID1 Form. There is no need to send us a hard copy ID1 Form, original documents or a passport sized photo.
    2
    You scan to us a copy of your passport or a UK photo driving licence. Scan can be scanned by printer or a photo from your phone. This is attached to your online form.
    3
    You book an appointment time to suit and a Skype call is arranged with our solicitor.
    4
    Completed ID1 and ID5 (used for video verification) forms are posted to you for signing and you send these onto your solicitor/Land Registry.


Related Articles
Land Registry ID2 Form - Certificate of Identity for Company
04/03/2020
Land Registry ID5 Form - Verification of online video call
04/05/2020