How is one of the most exciting moments in someone’s life also the most stressful?
Passports. Bank statements. Proof of employment. Payslips. So many different documents provided to so many different people.
For most people buying a house, whether for the first time or finally finding your “forever home”, is meant to be one of the best moments in their lives. But this is often soured by several journeys to the estate agents/solicitors to prove you are who you say you are or by needing to send numerous personal documents by post.
This blog looks at the documentation and due diligence behind house buying - and how it can be simplified whilst still mitigating the risks. At FINTRAIL, some of the team have been lucky enough to have bought a place within the last 12 months. We have all experienced the good, the bad and the ugly during the process but surprisingly not all in the same area. We are going to discuss the risks associated with property purchases, compare and contrast our journeys, look at how this market differs from FinTechs and gain insight from Thirdfort, a firm which specialises in providing identity verification and source of funds checks for lawyers in the property market.
What are the risks?
Before we dive into the FINTRAIL team’s experience of property purchases, we should look into the risks associated with the property market. Laundering money through the purchase of property is often described as one of the oldest known ways to legitimise ill-gotten gains. As property purchases naturally involve high prices, it is an easy way to move large sums of criminal proceeds. Properties can also be used operationally in a criminal’s organisation - potentially as a way to generate legitimate income via rent or as a location for other illicit activity. Another risk to be aware of, which is highlighted in HMRC’s risk assessment for estate agency businesses, is the risk of overseas buyers, especially from higher-risk jurisdictions. Property purchases may be made with the proceeds of crimes committed in other jurisdictions, including but not limited to bribery and corruption and even sanctions evasion. Transparency International published a paper in 2015 which showed the extent of this risk: 40,725 London property titles were held by foreign companies of which 4.89% were held by companies incorporated in secrecy jurisdictions.
As the risks faced by the parties in the property sector are being increasingly highlighted by numerous governmental and non-governmental organisations, it is not surprising that the property sector in the UK has come under scrutiny by both law enforcement and the supervisor under the Money Laundering Regulations, HMRC. Unexplained wealth orders (UWOs) are a type of court order used in the UK to compel the target to reveal the sources of their unexplained wealth. It uses the reverse onus principle, where the burden of proof shifts to the target. We have seen the majority of UWOs being issued to find out how multiple high-value properties had been financed, and in the most recent case saw nearly £10m of assets handed to the National Crime Agency. This shines a light on the need to understand the source of funds used to purchase a property and if this is in line with the individual’s profile. In 2019, HMRC fined Purplebricks for breaches concerning failures in having the correct policies, controls and procedures, conducting due diligence and timing of verification. This highlights the need for the sector to have the correct level of customer due diligence in place, which involves understanding and verifying who your customer is.
Our Journeys
Where is the technology?
The first interesting observation is the lack of technology in most of our journeys. Lauren was lucky as her solicitors used an app for verification and a portal to update on progress. Being able to take a picture of your ID and upload a selfie is something we now come to expect in the FinTech space, which was replicated here. However, for Rachel and JP, the methods used to verify their identity, including certifying copies of documents or having to see someone face-to-face, were time consuming, costly and quite surprising given the online methods we know work very well in identifying and verifying individuals today. At the time of JP’s purchase, the national lockdown was underway and COVID restrictions were in place for all businesses. To require face-to-face contact when businesses should have been operating as “COVID secure” does not seem logical, especially with the numerous contactless options that are available.
Thirdfort have noted that the legal sector is embracing technology at an increasing rate, and certain developments mean that this trend is likely to continue apace. The HM Land Registry recently announced that they are now accepting digital signatures, and the Ministry of Justice temporarily accepted video witnessing of wills during this year’s lockdown. At the same time, law firms have had to digitalise their approach to client due diligence due to social distancing and lockdown restrictions, so it seems that the process of buying or selling a property is set to become more tech-focused.
So what if the industry took more of a risk-based approach?
Using a risk-based approach is an expected element in a risk management framework. Within the conveyancing process, a risk-based approach could include collecting different levels of information and documentation for identity verification, varying the beneficial ownership threshold for verification, and collecting different levels of evidence for source of funds/wealth all in line with the risk of the customer. To help define that risk-based approach, a risk assessment should be conducted to identify the areas with the biggest risk exposure and tailor the procedures to mitigate those risks. HMRC recently published guidance to help estate and letting agents identify and understand where those risks could lie.
In our cases, there appeared to be a lack of a risk-based approach for Lauren with her source of deposit checks from the solicitors. A small percentage was kindly gifted by her mum, who was then asked to prove her source of funds with numerous bank statement requests. Given Lauren’s mum has been a working professional for a number of years and has accumulated savings over those years, the level of detail required for her to prove this seems excessive. This point is emphasised more when you look at JP’s source of funds check. His proceeds came from the sale of another house, but this was not investigated in detail to ensure the funds did not come from another source. At FINTRAIL we encourage all our clients to treat their anti-financial crime checks as something more than a “tick box exercise”, which does not seem to be the case in relation to JPs SoF checks.
What next?
Here are some key takeaways for the property market to consider:
Conduct a risk assessment to ensure you identify and better understand the key financial crime risks you are facing.
Look out for red flags of suspicious activity, which may include:
Anonymous or difficult to identity owner
Unusual or inconsistent income
Over or under estimated property prices
Take advantage of the technology out there to create a smoother customer journey while still mitigating risks.
Apply a risk-based approach to your financial crime framework to ensure you are focussing your attention on the highest risk areas, especially when it comes to verifying source of funds.
Apply more targeted client due diligence and enhanced due diligence to specific areas of risks identified, rather than applying the same standard measures across the board. This allows firms to mitigate the actual risk posed by the customer rather than just conducting a tick box exercise.
Look out for HM Land Registries guidance on digital identity checking in conveyancing.
In light of the Covid-19 pandemic, companies such as Thirdfort have shown the importance of individuals being able to complete their due diligence checks in the comfort of their own home. It is important to hit a comfortable ground between ensuring firms can verify clients and manage risk compliantly and taking some of the pain-points out of property transactions for the client.
If you’d like to learn more, please contact Lauren Vincent, Team Coordinator, or email us directly at: contact@fintrail.com.
