Understanding the ID1 Form: A Complete Guide for Clients in the UK

When dealing with property transactions, identity verification is a crucial step in preventing fraud and ensuring the legitimacy of all parties involved. One of the most common documents used for this purpose in England and Wales is the ID1 Form — a Land Registry form designed to verify an individual’s identity when they are involved in certain property-related dealings but are not represented by a solicitor, conveyancer, or other legal professional.

In this post, we’ll take an in-depth look at what the ID1 Form is, who needs it, when it must be used, how to complete it correctly, and how a notary public can help ensure the process is handled smoothly and efficiently.

1. What Is the ID1 Form?

The ID1 Form is a document produced by HM Land Registry to verify the identity of individuals who are involved in property transactions in England and Wales. It acts as a safeguard against property fraud — particularly where one or more parties are not represented by a conveyancer or solicitor.

In essence, it confirms that the person signing or executing a deed is indeed who they claim to be.

The Land Registry uses the ID1 form to help confirm the identity of a person in connection with property dealings such as:

  • Transfers of property ownership (whether for sale, gift, or otherwise),
  • Transfers of equity,
  • Discharges of mortgages,
  • Legal charges,
  • Leases,
  • and other registrations or applications involving registered land.

2. Who Needs to Complete an ID1 Form?

You will need to complete an ID1 Form if you are:

  • An individual (as opposed to a company or other legal entity),
  • Involved in a property transaction that is being submitted to HM Land Registry,
  • And not represented by a solicitor, licensed conveyancer, or legal executive.

In other words, if you are acting “in person” — without professional representation — HM Land Registry will require you to have your identity verified independently using Form ID1.

Examples include:

  • A private seller transferring their property to another person,
  • Someone gifting property to a family member,
  • A homeowner discharging their mortgage without a solicitor,
  • A person leasing or surrendering a lease independently.

3. Who Does Not Need an ID1 Form?

You do not usually need an ID1 Form if:

  • You are legally represented in the transaction by a solicitor, conveyancer, or chartered legal executive, and
  • That professional is handling the submission to HM Land Registry on your behalf.

In those cases, your legal representative will verify your identity internally and confirm it directly to the Land Registry as part of the application process.

4. ID1 vs ID2: What’s the Difference?

You may also hear about Form ID2, which is similar in purpose but applies to companies, partnerships, or other corporate bodies.

  • Form ID1 is used for individuals.
  • Form ID2 is used for corporate entities such as limited companies or LLPs.

If you are acting on behalf of a company (for example, as a director signing a transfer deed), you will need to complete Form ID2 instead.

5. When Must the ID1 Form Be Completed?

The ID1 Form must be completed before the application or document is sent to the Land Registry. It must also be signed and verified in person by an authorised identity verifier.

HM Land Registry will not accept an ID1 Form that is:

  • More than three months old, or
  • Incomplete or missing a certified photograph.

Therefore, timing is important — if you anticipate delays in submitting your application, you may need to refresh the ID1 verification.

6. Who Can Verify Your Identity on an ID1 Form?

Your identity must be verified by one of the following authorised persons:

  1. A solicitor regulated by the Solicitors Regulation Authority (SRA),
  2. A barrister,
  3. A licensed conveyancer,
  4. A notary public, or
  5. An HM Land Registry staff member (by prior appointment, at a Land Registry office).

For most individuals, especially those located abroad or outside England and Wales, a Notary Public is the most practical and internationally recognised option.

At our notarial practice, for example, we regularly verify ID1 forms for both UK-based and overseas clients involved in property transactions — ensuring the documents are correctly completed, witnessed, and ready for submission to the Land Registry.

7. What You’ll Need to Bring

When attending an appointment with your solicitor or notary to have the ID1 Form completed, you will need to bring:

(a) Proof of Identity

You must present one of the following:

  • A current passport,
  • A UK photocard driving licence, or
  • A biometric residence permit.

If you do not have one of these, HM Land Registry will accept two other forms of identification, such as:

  • A utility bill or bank statement (dated within the last three months),
  • A council tax statement,
  • A birth certificate,
  • A National Insurance card, or
  • Another official document showing your name and address.

(b) A Recent Passport Photograph

You will need to attach a passport-style photograph of yourself to the form. The person verifying your ID (your notary or solicitor) must sign across the photo to confirm it is a true likeness.

(c) The Deed or Document in Question

Bring the deed or transfer document you are signing — or at least a copy — as it may be needed for reference during verification.

8. How to Complete the ID1 Form – Step by Step

The form itself is relatively short, but it must be completed carefully. Here’s an overview of each section:

Section A – The Identity of the Individual

This section captures your personal details, including:

  • Full name,
  • Current address,
  • Date of birth,
  • Contact telephone number.

Ensure that these details match your identification documents exactly.

Section B – The Nature of the Transaction

This part sets out what type of property transaction you are involved in — for example:

  • “Transfer of registered property,”
  • “Discharge of charge,” or
  • “Lease.”

If known, you should also include the title number of the property.

Section C – Identity Verification by the Professional

This section is completed by the solicitor, notary, or conveyancer verifying your identity. It includes:

  • Their name and professional details,
  • The firm name and address,
  • The basis on which they know or verified your identity,
  • Their signature and official stamp or seal.

They will also:

  • Check your documents,
  • Confirm your photograph,
  • Certify your likeness,
  • And sign across your photo on the form.

Once this section is completed, the form becomes valid for submission to the Land Registry.

9. Remote or Online ID Verification

HM Land Registry currently requires in-person verification for ID1 Forms. This means that online or video-based identity verification cannot replace a face-to-face meeting. However, your notary or solicitor may prepare certain parts of the form electronically in advance to save time during your appointment.

10. ID1 Forms for Overseas Clients

If you are located outside the UK, the ID1 Form must still be completed — and it can be verified by:

  • A UK Notary Public (if you are abroad, you may attend a local notary in your country who can notarise the form for use in the UK), or
  • A British Consular official at the local British Embassy or Consulate.

In practice, most overseas clients choose to use a local notary public, as it is faster and usually easier to arrange.

Once completed, the form can be sent back to your UK solicitor, agent, or directly to HM Land Registry.

11. Common Mistakes to Avoid

Small errors can cause the Land Registry to reject an application, leading to costly delays. The most common mistakes include:

  1. Out-of-date ID1 Form – The form must be dated within three months of submission.
  2. Uncertified or missing photo – The verifier must sign and date the photo.
  3. Incomplete verifier details – The verifier must include their firm name, address, and professional qualification.
  4. Incorrectly completed personal details – These must exactly match your ID documents.
  5. Illegible handwriting – Always use black ink and write clearly, or type the form if possible.
  6. Missing property title number – While not always mandatory, including this helps avoid confusion.

By working with a notary or solicitor experienced in Land Registry matters, you can avoid these pitfalls and ensure your form is accepted the first time.

12. Submitting the ID1 Form

You do not normally submit the ID1 Form directly to HM Land Registry yourself. Instead, it is sent along with the relevant application or deed by the party lodging the transaction.

For example, if you are transferring property to another person and they (or their solicitor) are submitting the transfer to the Land Registry, you will provide them with your completed ID1 Form for inclusion in the application bundle.

However, if you are personally submitting an application to the Land Registry (e.g., to remove a charge or register your ownership), you will need to include the form yourself.

13. Validity Period

Once completed, an ID1 Form remains valid for three months from the date of identity verification. If your property transaction has not been lodged within that period, you will need to complete a new ID1 Form before submission.

14. Fees

The fee for completing and certifying an ID1 Form varies depending on who conducts the verification.

Typical fee ranges are:

  • Solicitor or conveyancer: £75- 150 + VAT per form,
  • Notary Public: £75-£150 + VAT per form (depending on the complexity, urgency, and location).

At our practice, we provide same-day appointments and can often complete the ID1 Form within 15–20 minutes, including document verification and certification.

15. Why Use a Notary Public for Your ID1 Form?

Although any authorised verifier can complete the form, using a Notary Public offers several advantages:

  • Impartiality and authority: Notaries are recognised internationally for their role in verifying identity and authenticity.
  • Convenience for overseas clients: Notaries are accustomed to dealing with cross-border documentation.
  • Attention to formality: Notaries ensure the form is completed exactly as the Land Registry requires.
  • Official seal: A notarial seal adds a layer of assurance for the receiving body.

For many clients, particularly those overseas or acting without legal representation, engaging a notary is the most reliable route.

16. What Happens After the Form Is Submitted?

Once the ID1 Form and the associated property documents are submitted, HM Land Registry will:

  • Review the application,
  • Confirm the identity verification is in order,
  • And proceed to register the transaction.

If any part of the ID1 verification is missing, out of date, or incomplete, the Land Registry will issue a requisition (a formal request for correction), delaying registration until the matter is resolved.

17. Keeping Records

It is good practice to keep a copy of the completed ID1 Form for your records. Your notary or solicitor will typically retain a certified copy for at least two years, as required by the Land Registry guidance.

18. ID1 and Property Fraud Prevention

Property fraud remains a serious issue in the UK. Criminals may attempt to impersonate property owners or sell properties without consent. HM Land Registry introduced the ID1 process to combat such fraud by ensuring that every unrepresented party’s identity is independently verified.

Completing the ID1 Form properly therefore protects you, the property, and the integrity of the Land Registry system.

19. Summary Checklist

Before your appointment, check that you have:

✅ A current passport, photocard driving licence, or other acceptable ID
✅ A passport-style photo
✅ A copy of the property deed or transaction document
✅ The Land Registry title number (if known)
✅ The form printed and ready (downloadable from GOV.UK)
✅ An appointment booked with a notary or solicitor

20. Final Thoughts

The ID1 Form may seem like an administrative formality, but it plays a crucial role in protecting property owners and ensuring the integrity of land transactions in the UK. Whether you are selling, gifting, or registering property in your own name, accurate completion of the ID1 Form is essential.

If you are not represented by a solicitor or conveyancer, a Notary Public can provide a swift, professional, and compliant ID1 verification — ensuring your documents are ready for Land Registry submission without delay.

At our notarial practice, we regularly assist clients in London, across the UK, and internationally with ID1 and ID2 verifications. We understand the exact Land Registry requirements and can guide you through the process efficiently.

If you need to arrange an ID1 verification or have questions about completing the form, contact our office to schedule an appointment — in person or by arrangement if you’re overseas.

Key takeaway:

The ID1 Form is not just paperwork — it’s a legal safeguard that ensures your identity is properly verified and your property transaction is protected from fraud.

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