Buying or Selling Without a Solicitor: Do You Need an ID1 Form?

You can buy or sell a property in England and Wales without a solicitor. There is no law against it, and HM Land Registry will register the transfer either way. But it does need to know who you are.

If nobody is acting for you, you will need an ID1 form. This guide explains who needs one and when to get it done.

Transferring to family instead? Our full set of guides covers gifts, transfers of equity and more.

Why the ID1 comes up in a private sale

When a solicitor or conveyancer handles a sale, they check their client’s identity as part of the job. Then they confirm that check to HM Land Registry on the application form. So no separate ID1 is needed.

A private sale has no one to give that confirmation. Because of this, HM Land Registry asks each unrepresented person to prove who they are another way. That is the ID1, verified by a solicitor and sent in with your transfer.

Does the buyer or the seller need an ID1?

Whoever is not represented by a conveyancer needs one. If neither side uses a solicitor, both the buyer and the seller need their own ID1. Each person is verified separately, even if they are a couple.

If one side has a solicitor and the other does not, only the unrepresented side needs an ID1. For example, a cash buyer dealing directly with a seller’s solicitor will be asked for one. Then the seller’s solicitor sends it in with the application.

Two joint buyers count as two people. So each needs their own ID1 appointment.

Will the other side’s solicitor verify me?

Usually not. They act for their client, not for you, so most firms will not sign your ID1 because of the conflict of interest. Instead, they will ask you to get it verified independently.

This is the point where many private buyers get stuck. The good news is that any practising solicitor can verify an ID1, not just a conveyancer. So you can book a video appointment and have the signed form the same day.

Which forms go together

• TR1 — the transfer deed, signed by the seller and witnessed
• AP1 — the application to change the register, sent by the buyer
• ID1 — one for each unrepresented person, with the ID5 if verified by video
• SDLT5 — your Stamp Duty certificate from HMRC, if the price is above the threshold

Panel 13 of the AP1 asks about identity for every party. So list each ID1 there, and enclose them all in the same envelope. Our guide to downloading the forms has the current links.

When to book your ID1

The ID1 must be signed no more than three months before HM Land Registry receives your application. So do not get it done at the start of the deal. Instead, book once you have a completion date and expect to lodge the AP1 soon after.

Our appointments run same-day, evenings and weekends, so there is no need to leave it weeks early. A few days before completion is usually ideal.

Cash buyers: what the ID1 does not cover

If you are paying cash, the seller’s solicitor must also run anti-money-laundering checks before they take your money. Your ID1 helps, because it confirms your identity.

However, they may still ask for proof of where your funds came from. That is a separate check, and the ID1 does not replace it.

When you do not need an ID1

There are two common exceptions. First, if a mortgage is involved on either side, the lender will insist on a solicitor. Their conveyancer then covers identity, so this guide will not apply.

Second, HM Land Registry does not ask for an ID1 where the property is worth £6,000 or less. For the full list, see our plain-English guide to Practice Guide 67.

What you’ll need for your appointment

• Valid photo ID — passport, UK driving licence, or biometric residence permit
• Proof of address dated within the last 3 months
• A copy of your TR1 or the property’s title number, if you have it — useful, but not essential for the ID1 itself

Each ID1 verification is a fixed £79 per person, which includes the ID5 video verification. So a buyer and seller both being verified is two appointments. See our pricing page for the full breakdown, or read more about our ID1 verification service.

Common questions

Is it legal to buy or sell a house without a solicitor?

Yes. There is no legal requirement to use a solicitor for a property sale in England and Wales. But if there is a mortgage on either side, the lender will insist on one, so doing it yourself is only realistic for cash sales.

Do both the buyer and the seller need an ID1 form?

Only if neither uses a conveyancer. Each unrepresented person needs their own ID1. If one side has a solicitor, that side is covered, and only the other side needs one.

Can the seller’s solicitor sign my ID1?

Usually not. They act for the seller, so most firms will not verify the buyer because of the conflict of interest. Instead, you need an independent solicitor to sign it.

I am a cash buyer with my own solicitor. Do I still need an ID1?

No. Your solicitor checks your identity and confirms it to HM Land Registry on the application. So the ID1 is only for people with no conveyancer acting for them.

Which forms do I send with the ID1?

The signed TR1 transfer, the AP1 application, and the SDLT5 certificate if Stamp Duty applies. Then each ID1 goes in the same application, with its ID5 if the check was by video.

How long is an ID1 valid for?

Three months. HM Land Registry must receive your application within three months of the date the solicitor signed the ID1. So book close to completion, not at the start.

Can I verify my ID1 by video call?

Yes. A solicitor can verify you on a live video call and record it on an ID5 form. Then the ID5 goes in with your ID1, and HM Land Registry accepts both together.

Do I need an ID1 for a property worth under £6,000?

No. HM Land Registry does not ask for evidence of identity where the property is worth £6,000 or less. But you still need to complete the identity panel on the AP1 and say why you are exempt.

How your video verification works

1. Book a time. Book online now and pay securely, or message us on WhatsApp first if you have a question — same-day, evening and weekend appointments are often available.
2. Verify by video call. Then a solicitor checks your ID on a short, secure call. This is the ID5 process.
3. Get your forms. So your signed, stamped ID1 and ID5 are sent to you the same day.
4. Send to Land Registry. Then submit your ID1 and ID5 alongside your TR1 and AP1 application.