General Land Registry identity requirements
What is Rule 17 identity evidence?
Rule 17 identity evidence refers to identity evidence required by HM Land Registry under rule 17 of the Land Registration Rules 2003. The requirements are intended to help protect against title fraud by ensuring that parties affected by certain Land Registry applications have been properly identified.
Why does HM Land Registry require identity evidence?
HM Land Registry may require identity evidence as a protection against title fraud. It helps ensure that people or companies involved in an application are who they say they are, especially where a party is not represented by a conveyancer.
When was Rule 17 identity evidence introduced?
The current requirements were introduced on 10 November 2008, relying on the registrar’s right to require additional evidence under rule 17 of the Land Registration Rules 2003.
What types of applications usually require identity evidence?
Identity evidence is commonly required for transfers of registered land, transfers of equity, gifts, grants of leases, surrenders of leases, registration of legal charges, discharge of legal charges, first registration applications and applications to update a proprietor’s name on the register.
Does HM Land Registry always require identity evidence?
HM Land Registry reserves the right to require identity evidence for any application, but in practice it is most commonly required for the categories of application listed above.
Who needs to be identified?
Usually, all parties affected by the application must be identified. Attorneys and deputies acting for parties may also need to be identified, unless an exception applies.
What happens if identity evidence is not supplied?
If identity evidence is required and not supplied, HM Land Registry may raise a requisition or refuse to proceed with the application until the required evidence is provided.
ID1, ID2 and ID5 forms
What is form ID1?
Form ID1 is used to verify the identity of an individual for certain HM Land Registry applications. It is commonly needed where an individual is not represented by a conveyancer.
What is form ID2?
Form ID2 is used where identity verification is required for a company or other corporate body involved in a Land Registry application.
What is form ID5?
Form ID5 is used where the identity check is carried out remotely by video call. It is completed by the conveyancer carrying out the remote verification.
Do I need ID5 as well as ID1 or ID2?
Yes, if the verification is carried out remotely by video call. For an in-person check, the conveyancer usually completes the relevant part of the ID1 or ID2. For a remote check, the ID5 is completed in addition to the ID1 or ID2.
Which form do I need: ID1 or ID2?
Individuals usually need form ID1. Companies and other corporate bodies usually need form ID2. If you are not sure which form is required, you can select “Not sure” when booking and we can discuss it during the appointment.
Can you complete both ID1 and ID2 forms?
Yes. We provide remote ID1, ID2 and ID5 verification appointments by video call.
Can ID1 and ID2 forms be completed online?
The identity check can be completed remotely by video call. The completed forms are then printed, signed where required, and posted to you.
Are the forms reusable?
No. ID1, ID2 and ID5 forms relate to a specific Land Registry application. They cannot be reused for another application.
How long are ID1, ID2 and ID5 forms valid for?
The forms must be no more than 3 months old when submitted to HM Land Registry. You should bear this in mind if you are not ready to submit your application immediately.
Remote video verification
Can the appointment be completed remotely?
Yes. Appointments are completed remotely by WhatsApp video call.
Why WhatsApp video call?
WhatsApp video call is simple, widely available and allows the identity documents and the person being verified to be seen clearly during the appointment.
Do I need to install anything?
You will need access to WhatsApp video calling on a smartphone or suitable device with a camera.
What happens during the appointment?
We will ask you to confirm the relevant personal, property and application details. We will complete the forms during the call and ask you to show your identity documents on camera.
Will screenshots be taken?
Yes. We will take screenshots of you holding your identity documents. Both you and the documents must be clearly visible. If you are using two forms of ID, we may need to take two screenshots.
Why do you need to retain screenshots?
The conveyancer carrying out the identity check must retain records of the check and may be contacted by HM Land Registry to confirm that the check was carried out.
Do I need to send copies of my ID before the appointment?
No. We do not require you to send copies of your ID documents before the appointment. You will show the original documents during the video call.
How long does the appointment take?
Most appointments are relatively short, but the exact time depends on the application, the documents available and whether the appointment involves an individual or company.
Documents you need
What ID documents do I need?
You will need to show either one primary identity document or two supporting documents from the accepted list.
What primary ID documents are accepted?
Accepted primary documents include a current valid passport, a current UK, EU, Isle of Man or Channel Islands driving licence, or a current Biometric Residence Permit issued by the UK Home Office.
What if I do not have a passport or driving licence?
You may be able to use two supporting documents instead, but you cannot use more than one document of each type.
What supporting documents can be used?
Supporting documents may include a UK credit card supported by a postal account statement no more than 3 months old, a postal utility bill dated within the last 3 months, a Council Tax bill for the current year, a council rent book showing rent paid for the last 3 months, a postal mortgage statement for the year just ended, or a current firearms or shotgun certificate.
Do the documents need to be originals?
Yes. You will need to show the original documents during the video call.
What happens if I do not have the required documents?
If you do not have the required documents available during the appointment, we will not be able to complete the verification.
Can I use expired ID?
The primary documents must be current and valid. Expired documents may not be acceptable.
Information needed for the application
What Land Registry application information do you need?
We will usually need to know the type of application, such as a transfer, mortgage or easement, the address of the property, and the Land Registry title number if available.
What if I do not know the type of application?
If you are not sure, we can discuss this during the appointment.
What if I do not have the title number?
If you do not have the Land Registry title number, we can discuss this during the appointment. In many cases it can be obtained from Land Registry title documents.
What personal details are needed for ID1?
For form ID1, we will need your full name, date of birth, current address, previous addresses if you have moved in the last 5 years, and your telephone number.
What details are needed for ID2?
For form ID2, we will need the personal details of the person being verified, plus the name of the company making the application, the registered company number, the registered office address and the person’s connection to the company, such as director or secretary.
After the appointment
What happens after an ID1 appointment?
After the appointment, we will print forms ID1 and ID5. We will sign and date the ID5 and post both documents to you. You will need to sign the ID1 before submitting the forms to HM Land Registry with your application.
What happens after an ID2 appointment?
After the appointment, we will print forms ID2 and ID5. We will sign and date the ID5 and post both documents to you. You will need to sign the ID2 before submitting the forms to HM Land Registry with your application.
Will you submit the application to HM Land Registry for me?
No. The service is for identity verification and completion of the relevant ID forms. You are responsible for submitting the completed forms to HM Land Registry with your application.
How will I receive the completed forms?
The completed forms will be posted to you after the appointment.
Do I need to sign the forms?
Yes. You will need to sign the ID1 or ID2 form before submitting it. We will sign and date the ID5.
How quickly will the forms be posted?
We aim to deal with completed forms promptly after the appointment. The precise timing may depend on appointment time, postal arrangements and whether any additional information is needed.
Number of forms required
Does each person need a separate ID1 and ID5?
Yes. A separate ID1 and ID5 is required for each individual party who needs to be identified.
Does each company officer need a separate ID2 and ID5?
A separate ID2 and ID5 may be required for each officer of the company who is executing the deed to be submitted for registration.
What if there are both individuals and a company involved?
Other unrepresented parties may also require identity evidence. Individuals may require ID1 and ID5, while companies may require ID2 and ID5.
Can one ID5 cover multiple people?
No. Each person who requires remote identity verification will usually need their own relevant identity form and ID5.
Exceptions to Rule 17
Are there exceptions to the identity evidence requirements?
Yes. There are limited exceptions, including the low value exception, certain insolvency or official capacity exceptions, the “not practicable” exception, and a bank or building society exception for certain discharge applications.
What is the low value exception?
The low value exception applies to transfers where the market value of the land transferred is less than £6,000. It is the market value, not simply the price paid, that is relevant. Evidence from someone suitably qualified, such as a valuer or estate agent, may be required.
Which officials may be exempt?
Trustees in bankruptcy, official receivers, Law of Property Act receivers, deputies appointed under the Mental Capacity Act 2005 and guardians may be exempt.
What is the “not practicable” exception?
The “not practicable” exception is narrow. It cannot be used simply because it is inconvenient to provide identity evidence. It may apply in limited circumstances, such as where the donor of a power of attorney lacks mental capacity and evidence of that lack of capacity is available.
What is the bank or building society exception?
Where an application is for the discharge of a charge and is made by a UK bank or UK building society in its own name, Rule 17 may not apply. However, if the discharge is dealt with using a paper DS1 or DS3, identity evidence may still be required.
Booking and practical questions
How do I book an appointment?
You can book online using the booking page. Select the form type, choose an available appointment slot and submit your details.
What if I am not sure which form I need?
Select “Not sure” when booking. We can discuss the application during the appointment and confirm whether ID1 or ID2 is appropriate.
How much does the service cost?
The current fee is shown on the booking page before you submit your booking request.
Will I receive a booking confirmation?
Yes. You should receive a booking confirmation email setting out your appointment details and what you need to have ready.
What should I do if I do not receive the booking email?
Please check your junk or spam folder. If you still cannot find the confirmation email, contact us.
Can I rearrange my appointment?
Please contact us as soon as possible if you need to rearrange. We will try to offer an alternative appointment.
What happens if I miss my appointment?
Please contact us as soon as possible. A new appointment may need to be arranged.
Do you provide legal advice?
The service is for identity verification and completion of ID1, ID2 and ID5 forms. It is not a substitute for independent legal advice about your transaction or Land Registry application.
Can you tell me whether my application is correct?
We can discuss the information needed to complete the identity forms, but we do not take responsibility for the wider Land Registry application unless separately agreed.
Can you act as my conveyancer?
No. This service is focused on identity verification for Land Registry purposes.