ID1 forms explained – when they’re required in property matters

ID1 forms explained: If you’re involved in certain property transactions in England and Wales, you may be asked to complete an ID1 form to verify your identity. This requirement, enforced by HM Land Registry, is intended to reduce the risk of property fraud and ensure the legitimacy of dealings involving land or property. For help completing your ID1 or with any related legal formalities, our Commercial Property Solicitors and Residential Property teams are here to assist.

Whether you are transferring a property, applying for registration, or involved in a sale where you’re not legally represented, understanding when and why ID1 forms are necessary is essential. They serve as a safeguard in an increasingly digital and fraud-sensitive legal environment.

What is an ID1 form?

Let’s get ID1 forms explained clearly: an ID1 form is an identity verification form issued by HM Land Registry. It is used to confirm the identity of a private individual involved in certain property-related transactions. The form must be completed, signed, and verified by a solicitor, licensed conveyancer, notary public, barrister, CILEX Conveyancing Practitioner, Chartered Legal Executive.

Without a properly completed ID1 form, HM Land Registry may reject an application, delaying or even invalidating the transaction. The ID1 form helps prevent fraudulent registrations and unauthorised changes to the register.

When is an ID1 form required?

You’ll need to provide an ID1 form in specific circumstances, particularly when you’re not represented by a conveyancer during a transaction. Key situations include:

• Transferring or selling a property or land (whether or not for value).
• Registering a lease (whether or not for value) over seven years.
• Registering a charge (mortgage).
• Discharge of a charge in Form DS1.
• Release of a charge in Form DS3.
• Most voluntary and compulsory applications for first registration where the title deeds have been destroyed or lost.
• Applying to change the register (e.g. removing a restriction).

If a party to the transaction is not legally represented, HM Land Registry insists on an ID1 form to verify that individual’s identity and protect against fraud.

Who needs to complete an ID1 form?

ID1 forms explained: The form is only required for individuals who are private persons (not companies) and who are involved in certain registrable transactions without legal representation. This includes:

• Sellers or buyers of unregistered property.
• Tenants or landlords in a lease transaction.
• Borrowers registering a mortgage directly.

Represented individuals typically do not need to submit an ID1, as their conveyancer verifies identity on their behalf.

What information is included on an ID1 form?

The ID1 form gathers the following information:

1. Personal details (name, address, date of birth).
2. Photographic ID (passport, driving licence, or identity card).
3. Two passport-sized photographs.
4. Evidence of address (e.g., utility bill, bank statement).
5. Declaration signed in the presence of a solicitor, licensed conveyancer, notary public, barrister, CILEX Conveyancing Practitioner, Chartered Legal Executive or HM Land Registry official (“ Approved Verifier”).

The approved verifier must complete their section of the form, confirming they have seen the original ID and verified the person’s identity.

How to complete an ID1 form

Completing an ID1 form is straightforward but must follow strict procedures:

1. Download the form from the HM Land Registry website.
2. Fill in your personal details in Section A.
3. Book an appointment with an approved verifier.
4. Bring your ID, passport photos, and address evidence.
5. The approved verifier completes Section B and signs the form.
6. Send the completed form with your application to HM Land Registry.

For DIY transactions, completing the ID1 form correctly is crucial to avoid rejection or delays.

What if I can’t complete an ID1 form?

If you’re unable to complete the ID1 form due to lack of documents or presence in the UK, there are alternative options:

• For individuals abroad: Use Form ID3, which allows verification by a notary public.
• Lost or expired documents: Apply for updated ID before proceeding.
• No local solicitor: HM Land Registry offices may offer ID1 verification by appointment.

Always consult an approved verifier to find the most practical solution based on your situation.

Case scenario: ID1 form prevents fraudulent sale

An unrepresented seller attempted to transfer a small piece of commercial land in Essex. The buyer’s solicitor insisted on a correctly completed ID1 form. Upon verification, the solicitor noticed inconsistencies in the seller’s identity. The transaction was paused and referred to authorities, preventing a potential fraud. This illustrates why ID1 forms explained are more than mere bureaucracy – they protect legitimate landowners from fraud.

Expert Insights: Tips for Smooth Submission

From our expert property teams:

• Ensure ID documents are valid and match the form exactly.
• Book your verification appointment early to avoid delays.
• Ask your approved verifier to double-check the form before submission.
• Use paper that prints clearly and includes all required pages.

These steps minimise rejection risks and speed up your registration process.

Both our Residential Property and Commercial Property teams can help support you in your property matter, helping guide you through the necessary legalities and ID1 form verification.

Contact us for more information.

Benefits and challenges of using ID1 forms

Frequently Asked Questions

What is an ID1 form?

ID1 forms explained: An ID1 form is a document required by HM Land Registry to verify the identity of individuals in certain property transactions. It prevents fraud and protects unrepresented parties.

Who needs to complete an ID1 form?

Anyone involved in a property transaction without legal representation, such as a private seller, buyer, or borrower, may need to complete an ID1 form.

How do I get my ID1 form verified?

Book an appointment with a solicitor, licensed conveyancer, notary public, barrister, CILEX Conveyancing Practitioner, Chartered Legal Executive or HM Land Registry official (“ Approved Verifier”). Bring ID, proof of address, and photos. They will complete Section B of the form.

What documents are needed for an ID1 form?

1. Valid photographic ID (e.g. passport or photocard driving licence).
2. Proof of address (e.g. utility bill less than three months old) or Council Tax Bill for the current year.
3. Two passport-sized photos.

Is an ID1 form always required?

No, it is only required when an individual is not legally represented in a transaction that affects the register. Represented parties don’t need to submit one.

What happens if I don’t submit an ID1 form?

Your application may be delayed or rejected by HM Land Registry. It may also raise concerns about the transaction’s validity.

Time Element

This form must be completed no more than three months before lodgement of the application with HM Land Registry.

This article was produced on the 18th September 2025 for information purposes only and should not be construed or relied upon as specific legal advice.