How Does ID Verification Work? Identity Checks and Property Fraud

How does ID verification work? A checker collects evidence of the identity someone claims, confirms that the evidence is genuine, looks for a history and any fraud warnings, then makes sure the identity really belongs to the person in front of them. In property, this matters because HM Land Registry relies on conveyancers’ identity checks to reduce the risk of registration fraud, where someone poses as an owner to sell or mortgage a property.

How does ID verification work in the UK?

The UK government’s model for identity verification is Good Practice Guide 45 (GPG 45), published by the Cabinet Office and the Government Digital Service as How to prove and verify someone’s identity. First published in 2014 and last updated in November 2024, it helps organisations decide how to check someone’s identity.

The five parts of an identity check

GPG 45 calls the process “identity checking” and breaks it into five parts:

1. Get evidence of the claimed identity.
2. Check the evidence is genuine or valid.
3. Check the claimed identity has existed over time. This activity check lowers the risk of accepting a synthetic identity or the identity of someone who has died.
4. Check whether the claimed identity is at high risk of identity fraud, for example by comparing its details with authoritative counter-fraud data sources such as a national fraud database.
5. Check that the identity belongs to the person claiming it.

The final step is what ties the identity to a real person. The guidance explains that evidence on its own proves an identity exists, but not that it belongs to the person presenting it, so a separate verification check is needed.

Levels of confidence

GPG 45 describes four levels of confidence: low, medium, high and very high. An organisation reaches a level by meeting an “identity profile”, and each part of the check is scored separately rather than added together.

High confidence also lowers the risk of accepting impostors who know the claimed identity, such as close friends or family, or who do not match its photo or biometrics. Very high confidence also protects against people trying to look like the claimed identity, for example by wearing a mask or make-up.

In-person vs remote ID checks

GPG 45 allows evidence to be checked in person or remotely. An in-person checker must not accept scans, photos or photocopies, because forgeries are hard to spot that way. For a remote ID check, the image or video of the evidence must be captured during the check, not uploaded from earlier, and for a remote photo match the person must be present when their image is captured.

HM Land Registry sets its own rules for the identity evidence it receives in Practice guide 67: evidence of identity. The table compares the two routes.

Aspect	In person	Remote (video call)
GPG 45 safeguard	No scans, photos or photocopies of the evidence	Evidence captured live; person present for a photo match
Verifier’s part for HM Land Registry	Section B of form ID1 or ID2, or form ID3 for a non-conveyancer	Form ID5, in place of section B or C of form ID1 or ID2
Who can verify for HM Land Registry	A conveyancer, Chartered Legal Executive or CLC-regulated Licensed Probate Practitioner (section B), or, on form ID3, a listed professional such as a doctor or accountant	A conveyancer or another verifier listed on form ID5; ID3 verifiers lost this option on 5 February 2024
Time limit	ID1 or ID2 dated and signed no more than 3 months before lodgement	The same 3-month limit applies to ID5

For HM Land Registry, the video route is governed by PG67 rather than GPG 45, so do not assume that a video check with form ID5 meets a particular GPG 45 confidence level.

The UK digital verification services trust framework

For digital identity services, the government publishes the UK digital verification services trust framework. This is the set of rules and standards for good digital identity, and services can be independently certified against it. Earlier versions were called the UK digital identity and attributes trust framework.

• The gamma (0.4) trust framework is the first statutory trust framework under section 28 of the Data (Use and Access) Act 2025. It became statutory on 1 December 2025.
• Version 1.0 of the trust framework was published in final form on 9 June 2026. The government’s certification scheme page now lists certification against version 1.0 (from 2 September 2026) and gamma (0.4) as live, so check which version a provider is certified against.
• The register of digital verification services is a public list of government-registered providers certified against the framework, so anyone can check whether a provider holds a valid certificate.

The trust framework is separate from HM Land Registry’s ID forms.

HM Land Registry identity checks and property fraud

Why property is a target

HM Land Registry explains in PG67 that it relies on the steps conveyancers take to verify their clients’ identity to reduce the risk of registration fraud. Land and buildings are usually people’s most valuable assets, which makes them a target.

HM Land Registry also says that in most cases it is the purported seller, or other person disposing of the property, who acts fraudulently rather than the applicant. That is why HM Land Registry considers it essential to verify that person’s identity (and certain others) before the transaction takes place. Its guidance on completing forms ID1 and ID2 describes evidence of identity as essential to help combat identity theft and fraud.

How HM Land Registry ID forms work

• Form ID1 is the identity form for a private individual. Form ID2 is for a body corporate, covered in our guide to form ID2.
• Section A is completed by the person being verified. A conveyancer, Chartered Legal Executive or CLC-regulated Licensed Probate Practitioner completes section B for an in-person check, or section C for a check under HM Land Registry’s digital identity standard.
• Form ID5 is completed by the verifier, such as a conveyancer, who checks identity by video call, in place of section B or C. Our explainer on form ID5 covers it in detail.

What a remote ID check for HM Land Registry involves

1. Complete and sign section A of form ID1, or ID2 for a company. HM Land Registry’s form ID1 page notes that the form cannot be signed with any form of electronic signature.
2. Provide copies of either one List A document or two different List B documents, as set out on form ID5. List A includes a current valid full passport, or a current UK, EU, Isle of Man or Channel Islands photocard driving licence (not provisional). List B includes a utility bill less than 3 months old and a council tax bill for the current year. The utility bill must be a postal statement, not one sent electronically.
3. Join a video call with the conveyancer, who verifies your identity and takes a colour screenshot of you during the call.
4. The conveyancer completes and signs form ID5 in place of section B or C.
5. Form ID1 or ID2, form ID5 and the screenshot are lodged together, no more than 3 months after the forms were dated and signed.

The verifying conveyancer must be authorised under the Legal Services Act 2007 and, in effect, hold a practising certificate. Paralegals cannot verify identity. HM Land Registry does not prescribe a particular video service, but says the one used should be secure.

PG67 covers only the identity evidence given to HM Land Registry. It does not cover checks required by law, such as anti-money laundering checks, so a verifying firm may ask for more.

HM Land Registry’s digital identity standard

Practice guide 81, first published on 12 March 2021, sets out HM Land Registry’s digital identity standard. It is founded on GPG 45 principles and uses biometric and cryptographic checks. An identity check provider must read the document’s chip by NFC, run an enhanced liveness test and carry out a biometric match with a false match rate of no more than 0.01%. Checking only a photo of the document or its machine readable zone does not meet the standard.

A conveyancer who meets the standard reaches a “Safe Harbour”: HM Land Registry will not pursue a recourse claim on the grounds that the identity checks were inadequate. Section C was added to form ID1 in June 2025 for this route. It is a different route from a video call with form ID5.

How to protect your property from fraud

HM Land Registry’s guidance to protect your land and property from fraud says you are at higher risk if:

• your identity has been stolen
• you rent out the property
• you live overseas
• the property is empty or not mortgaged
• the property is not registered with HM Land Registry

You can ask for a restriction, which stops HM Land Registry registering a sale or mortgage on your property unless a conveyancer or solicitor certifies that the application was made by you. Form RQ (for private owners who do not live at the property) and form RQCO (for companies) are free, while form RX1 costs £40 if you live at the property.

Property Alert is a free email alert service that can monitor up to 10 properties, and you do not need to own a property to monitor it. Alerts warn you of activity so you can act quickly, but they do not automatically block changes.

In its Annual Report and Accounts 2025 to 2026, HM Land Registry reports more than 900,000 active Property Alert accounts by the end of 2025-26. It also says that enhanced fraud detection, targeted checks and updated guidance contributed to preventing fraudulent property applications worth more than £63 million.

The benefits of ID verification

Verifying identity properly has practical benefits:

• It links the identity to the person. Evidence alone cannot do that.
• It targets the most common fraud risk. Because the fraudster is usually the purported seller or other person disposing of the property, checking that person’s identity before a transaction helps protect the real owner.
• It leaves a trail HM Land Registry can check. HM Land Registry contacts verifiers to check that forms completed in their name are genuine, so verifiers keep records, including a copy of the screenshot for video checks.
• It supports other safeguards. A restriction relies on a conveyancer or solicitor certifying that an application was made by you.
• A remote ID check saves a trip. When a conveyancer verifies you by video, you do not need to visit an office in person.

How IDVerification can help

IDVerification provides remote ID checks for HM Land Registry purposes, verified by a practising solicitor. You complete section A of your form, the solicitor verifies your identity on a short video call, then completes and signs form ID5 to go with your ID1 or ID2. You can see how it works before you start.

Our ID1 & ID5 Forms Verification costs £89 and our ID2 Forms Verification costs £99, both including VAT, and bulk checks are available on request. Full details are on our pricing page. In most cases, we complete verification within 24 hours of receiving your documents and video verification. When you are ready, book your video ID check.

This guide is general information, not legal advice. Always check the latest HM Land Registry guidance or ask your conveyancer about your transaction.