AML Check Cost: Anti-Money Laundering Fees When Selling

If you have received a conveyancing quote recently, you may have noticed a line item for "AML check," "ID verification," or "anti-money laundering compliance." It is usually a small charge — £10 to £30 per person — but it appears on every single property transaction in England and Wales.

This guide explains what AML checks are, why they exist, what they involve from the seller's perspective, and how much you should expect to pay. If you are looking at the full picture of selling costs, our conveyancing costs breakdown covers every fee you will face, from solicitor charges to estate agent commissions.

What is an AML check?

An anti-money laundering (AML) check is an identity verification that your solicitor or licensed conveyancer must carry out before they can act for you on a property transaction. The purpose is to confirm that you are who you say you are and that the transaction is not being used to launder the proceeds of crime.

AML checks are required by the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, commonly known as the Money Laundering Regulations. These regulations implement the EU's Fourth and Fifth Anti-Money Laundering Directives into UK law and have been retained and updated following Brexit. They apply to all "regulated persons," including solicitors, licensed conveyancers, estate agents, and accountants.

The Solicitors Regulation Authority (SRA) supervises compliance for solicitors in England and Wales. The National Crime Agency (NCA) oversees the broader anti-money laundering regime and receives Suspicious Activity Reports (SARs) from solicitors who identify potential money laundering risks.

Why do solicitors charge for AML checks?

Your solicitor charges for AML checks because they use a third-party electronic verification service to confirm your identity. These services — provided by companies such as Thirdfort, SmartSearch, and Credas — cross-reference your personal details against multiple databases including credit reference agencies, the electoral roll, and government records.

The solicitor pays a per-check fee to the verification provider and passes this cost on to you as a disbursement — a third-party expense incurred on your behalf. This is no different from the way your solicitor charges you for Land Registry copies or bank transfer fees. For a full explanation of what disbursements are and how they work, see our guide to disbursements explained.

It is worth noting that some solicitors include the AML check cost within their overall fixed fee rather than listing it as a separate disbursement. When comparing quotes, check whether ID verification is included or charged on top. Our guide to solicitor fees for selling a house explains how to compare quotes properly and spot hidden extras.

How much do AML checks cost?

The cost of an AML identity check depends on the verification provider your solicitor uses and the depth of the check carried out. Here is what to expect:

For most residential property sales, the standard charge is £10 to £30 per person. If you are selling jointly, each owner is verified separately, bringing the total to £20 to £60 for two sellers. This is one of the smaller disbursements you will pay, but it appears on virtually every conveyancing bill.

What the AML check involves for sellers

From the seller's perspective, an AML check is usually straightforward. Here is what to expect at each stage:

Step 1: Electronic identity verification

When you instruct your solicitor, they will ask you to complete an electronic ID check. This typically involves entering your full name, date of birth, and current address into an online portal or app provided by the verification service. Some firms send you a link by email or text message; others ask you to complete the check during a video call.

The service then matches your details against credit reference agencies (such as Experian, Equifax, or TransUnion), the electoral roll, and other official databases. If your details match, the check is complete — often within minutes. For a broader overview of the instruction process, see our guide on how to instruct a solicitor for selling.

Step 2: Document verification (if needed)

If the electronic check produces an inconclusive result — which happens more often than you might expect — your solicitor will ask you to provide physical documents. You will typically need:

• Photo ID: A valid passport or photocard driving licence
• Proof of address: A utility bill, bank statement, council tax bill, or HMRC letter dated within the last three months

Some solicitors accept certified copies, while others require original documents. If you are using an online conveyancer and cannot attend in person, you may be asked to upload high-resolution photographs or scans.

Step 3: PEP and sanctions screening

As part of the enhanced check, the verification service will screen your name against lists of Politically Exposed Persons (PEPs) and international sanctions lists. A PEP is someone who holds or has recently held a prominent public function — such as a Member of Parliament, senior civil servant, or judge — or is an immediate family member or close associate of such a person. Being identified as a PEP does not prevent the transaction; it simply means your solicitor must carry out enhanced due diligence.

When electronic verification fails

Electronic AML checks do not always produce a clear pass. Common reasons for inconclusive results include:

• Recent change of address: If you have moved recently and your new address is not yet reflected on the electoral roll or credit files
• Name discrepancies: If the name on your credit file differs from the name you provided — for example, using a middle name on one but not the other
• Limited credit history: If you are young, have recently moved to the UK, or have a thin credit file
• Spelling variations: Even minor differences in how your name appears across databases can cause a mismatch

An inconclusive electronic check is not a cause for alarm. It simply means your solicitor needs to verify your identity through physical documents instead. This happens regularly and does not reflect negatively on you. The main downside is a short delay while documents are reviewed.

AML checks in context: where they sit in your total costs

AML checks are one of several small disbursements that sit on top of your solicitor's main legal fee. Here is how they compare to the other common seller disbursements:

As you can see, the AML check is one of the smaller items on the list. The CHAPS bank transfer fee and any indemnity insurance policies tend to be the more significant disbursements for sellers. For the full picture of what your solicitor charges and why, see our guide on what your solicitor actually does when you sell.

The legal framework behind AML checks

Understanding why these checks exist can help explain why your solicitor is so insistent about them. The UK property market has historically been a target for money laundering. According to the National Crime Agency, hundreds of billions of pounds are laundered through the UK economy each year, and property transactions are one of the primary channels used.

The key pieces of legislation that require your solicitor to carry out AML checks are:

• The Money Laundering Regulations 2017 (as amended in 2019 and 2022) — these set out the specific requirements for customer due diligence, including identity verification, ongoing monitoring, and record-keeping
• The Proceeds of Crime Act 2002 (POCA) — this makes it a criminal offence to conceal, disguise, convert, or transfer criminal property, and requires professionals to report suspicious activity to the NCA
• The Terrorism Act 2000 — this requires similar reporting obligations where terrorist financing is suspected

The SRA's anti-money laundering guidance sets out how solicitors must comply with these obligations in practice. Firms that fail to carry out adequate checks face enforcement action, fines of up to an unlimited amount, and potential criminal prosecution of individual partners. HMRC acts as the supervisory authority for estate agents under the same regulations, meaning your estate agent is also required to carry out identity checks — though they do not usually charge you separately for this.

AML checks vs Source of Funds checks

It is easy to confuse AML identity checks with Source of Funds (SOF) checks, but they serve different purposes:

An AML identity check answers the question: "Is this person who they say they are?" It verifies your name, date of birth, and address against official records. Every client undergoes this check — buyer or seller — on every transaction.

A Source of Funds check answers the question: "Where has the money come from?" It investigates whether the funds being used in the transaction are legitimate. Buyers are almost always subject to SOF checks because they are bringing money into the transaction. Sellers are less commonly asked, but your solicitor may request SOF information if you are providing a deposit, have unusual financial circumstances, or if the transaction involves a property held for a very short period.

SOF checks are typically more expensive — £30 to £100 or more — and involve providing bank statements, gift letters, or evidence of savings. If your solicitor asks you for this additional information, it is a standard compliance procedure, not a sign that anything is wrong.

How to make your AML check go smoothly

A little preparation can prevent delays at the start of the conveyancing process. Here is how to ensure your AML check passes first time:

1. Check your electoral roll registration. Make sure you are registered to vote at your current address. This is one of the primary databases used for electronic verification. You can register at GOV.UK.
2. Use consistent name formatting. If your passport says "James Robert Smith" but your credit file says "J. Smith," the electronic check may fail. Use the same full name across all records where possible.
3. Update your address on credit files. If you have moved recently, make sure your new address is reflected with the major credit reference agencies (Experian, Equifax, and TransUnion) before the check runs.
4. Have physical documents ready as a backup. Keep your passport or driving licence and a recent utility bill to hand in case the electronic check is inconclusive.
5. Respond promptly to your solicitor. Delays in completing the AML check delay everything else. When your solicitor sends the verification link, complete it the same day if possible.

Can you avoid paying for AML checks?

In short, no. AML checks are not optional. Your solicitor is legally required to verify your identity before acting for you, and the cost of doing so must be paid by someone. The only variation is whether the cost is listed as a separate disbursement or absorbed into the solicitor's overall fee.

If a solicitor's quote does not mention AML checks, it either means the cost is included within their fixed fee or that it will appear as a surprise charge later. When comparingconveyancing quotes, always ask explicitly whether ID verification costs are included. For more on what to look for in a quote, see our guide on solicitor fees for selling a house.

Sources and further reading

• The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (legislation.gov.uk)
• Anti-Money Laundering Guidance for Solicitors (Solicitors Regulation Authority)
• Anti-Money Laundering Resources (Law Society)
• Money Laundering and Illicit Finance (National Crime Agency)
• Money Laundering Regulations: Your Responsibilities (HMRC / GOV.UK)
• Proceeds of Crime Act 2002 (legislation.gov.uk)

Frequently asked questions