Land Registry ID1 Form

25/06/2019

Involved in a Transfer of Equity? Not getting conveyancing solicitor representation? You'll need to fill out an ID1 Form


The Land Registry ID1 Form is used by the Land Registry to satisfy itself of the identity/identities of any party/ies to a residential conveyancing-related transaction (sale/purchase or both) or transfer (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 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.

However, residential conveyancing firms can and do come across ID1 forms from time to time in matters 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.

Did you know?

You do not need to complete an ID1 form if the value of the land involved in the transfer or disposal does not exceed £6,000.


This article addresses any questions you might have if you are required to fill out an ID1 form and considers:




    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 ID1 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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    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 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.


    4

    When should you complete your ID1 form?

You should have your ID1 Form officially certified by the time of the 'crunch point' in the action concerned, so in the case of a residential conveyancing transaction (buying and/or selling), this should just before exchanging contracts at the very latest. This is the case for any other party who might be involved in the same transaction and who also requires an ID1 Form.

ID1 Forms can be a bone of contention for solicitors; one property lawyer told us that a delayed completion can be troublesome because ID1 forms are only valid for a maximum 3 months so a resubmission might be required in this situation.

Similarly, if the Land Registry delay in processing an application and/or in rejecting one, this can also hamper the smooth operation of a conveyancing matter. Ultimately the ID1 form has to be both a successful application and in-date to be valid.


    5

    How do you fill out your ID1 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).


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