Guidance
Digital checks included in the Digital Registration Service
A list of the validation rules that will be applied to digital applications to HM Land Registry.
Applies to England and Wales
From October 2025, the following digital checks will be present in all software connected to our Digital Registration Service, including applications submitted via the portal.
This list will change as additional checks are developed and introduced.
See our news story for more information.
Requiring correction before submission
From October 2025, those errors or omissions listed below will need to be resolved before submission.
| Name of check | Action needed |
|---|---|
| Applicant name | Applicant name must be present (using the English alphabet). |
| Borrower name | For a charge, the borrower name must be present. If the borrower is a registered proprietor the names must match those in the register. If they do not then relevant evidence needs to be attached. |
| Borrower representation | Representation is always required for the borrower role type. |
| Charge amount | Must be a positive number. |
| Charge date | Charge date must be present and not a date in the future. |
| Consideration type | The request must contain the appropriate statement: - Monetary Value - No Monetary Value - Other |
| Conveyancers certificate | If a certificate of registration document, issued by Companies House, is included, customers must confirm a copy of the charge deed has been filed at Companies House and relates to the charge being lodged. |
| Customer type | Must specify if the customer type is: - conveyancer - non-conveyancer |
| Declaration of trust validation | Must include one of the following options: 1. Joint tenants 2. Tenants in common 3.Trust details – details must be provided. 4. Form JO – HM Land Registry form JO must be provided as an attachment |
| Disclosable overriding interests | If selected, a FORM_DI document must be attached. |
| Identity evidence | An HM Land Registry identity form must be provided for each unrepresented party when required – see practice guide 67. |
| Identity type | One of the following options must be selected: 1. Lodging Conveyancer 2. Other Conveyancer 3. Not Represented |
| Lender address | If the charge does not have an MD reference a full postal address for the lender is required. Lender address not required if valid MD reference provided. |
| Lender name | Lender name must be included. |
| Lender | Representation is required with a role type of lender when the associated transaction type is charge. |
| Mandatory documents | Validation will be applied for each transaction to ensure mandatory documents are attached. |
| MD reference | The MD reference included in the application must be in the right format and exist as a live MD reference. |
| Proprietor address for service | Proprietor address for service must be a valid postal address. |
| Title number | The title number in the application must be valid. For multi-title applications please provide each title once. Transactions are applied for in priority order: 1. Discharge 2. Transfer 3. Charge Each must have a unique, consecutive number. |
| Title scope | Must specify whether each transaction is application of whole, or application of part. |
| Transfer amount | Transfer amount must be provided, either as an exact value or a value band (where transfer is not for monetary value). |
| Transfer date | Transfer date must be structured and not in the future. |
| Transferee | For a transfer, proprietor address for service must be a valid postal address, customer provided address will be validated. If overseas must have country. |
| Transferor | For a transfer, transferor names must be present. Customer provided names must match the names in the register. |
Guidance
The following areas will be checked and flagged to the applicant, however applicants will be able to submit without supplying evidence.
| Evidence of consent to restriction | Evidence of consent to a restriction should be provided where required. If it is not provided a requisition will be sent. |
|---|---|
| Evidence of discharge | If evidence of discharge is not provided and early completion cannot be applied, a requisition will be sent. |
Future checks
Future Business Gateway API (application programming interface) releases will include the following checks.
| Borrower name | Customer-provided borrower names must match the borrower names in the charge deed. |
|---|---|
| Charge data | Customer-provided charge date must match the date in the charge deed. |
| Lender | Customer-provided lender name must match the name in the charge. |
| MD reference | Customer-provided MD reference must match the MD reference in the charge. |
| Property address | HM Land Registry property description associated with customer-supplied title number must match the property description in the charge and/or transfer deeds. |
| Title number | Customer-provided title number must match with one of the attached deeds. |
| Transfer date | Customer-provided transfer date must match the date in the transfer deed. |
| Transferee | Customer-provided transferee name must match the name in the transfer. |