Last reviewed 27 October 2026 · FormLL editorial team · Checked against HM Land Registry guidance
If you live abroad and own property in England or Wales, HM Land Registry treats you as higher-risk for title fraud. As a private owner who does not live at the property you can request a Form LL restriction free on form RQ. When you later sell or remortgage, the identity checks and the compliance certificate can be done by video call with an SRA-regulated solicitor, so you do not need to travel to the UK.
Why overseas owners are targeted
Fraudsters look for properties where the real owner is unlikely to notice activity on the title quickly. Living abroad, a let or empty property and no mortgage are each listed by GOV.UK as factors that increase risk. Many expat owners have all three.
Three things to do
- Add Form LL. Request it on form RQ (free for owners who do not live at the property), or have a solicitor lodge it for you through our registration service.
- Update your address for service. HM Land Registry can hold more than one address for service, including an email address and an overseas address. If it writes to an old UK address, you will not see the warning.
- Set up Property Alert. Free for up to 10 properties. Alerts go to your email wherever you are.
Selling or remortgaging from abroad
With Form LL on the title, your transaction needs a compliance certificate from an independent conveyancer. FormLL's partner solicitors verify identity by secure video call, so time zones are the only constraint. The certificate must be signed in wet ink by the solicitor, which they do in the UK. See fast track certificates.
If you are dealing with a transfer or sale without a conveyancer acting for you, HM Land Registry will also need your identity verified on form ID1 from overseas, which can be done remotely with form ID5.
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Start my enquiryFrequently asked questions
Is the anti-fraud restriction free if I live abroad?
GOV.UK states that private owners who do not live at the property can request a restriction using form RQ with no fee.
Can I get the Form LL certificate without coming to the UK?
Yes. The identity check is done by secure video call with an SRA-regulated solicitor, who then signs the certificate in wet ink in the UK.
What passport do I need for the video call?
A current passport is normally used. The solicitor will tell you exactly what evidence they need before the call.
Sources
- GOV.UK — Protect your land and property from fraud
- HM Land Registry blog — Form LL, the counter-fraud restriction (Nov 2022)
- HM Land Registry Practice Guide 67 — Evidence of identity
- GOV.UK — HM Land Registry public guidance (overseas landlord fraud video)
Facts on this page were checked against the sources above on 27 October 2026. HM Land Registry fees and practice can change; your solicitor confirms the current position before anything is lodged.