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Bill

H 645

An act relating to identity verification in real property transactions

2025-2026 Regular Session Introduced by Sandy Pinsonault and 2 co-sponsors

Vermont H.645 creates a state system to verify grantor identities in real property transactions, requiring secure transactor registration or approved platforms.

Read first time and referred to the Committee on Government Operations and Military Affairs
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Bill Summary · H 645

Summary of H.645 (2025-2026) — Vermont

Purpose and aim

H.645 seeks to strengthen identity verification in real property transactions by creating a state framework for secure real property transactors and requiring verification of grantor identities. The bill:
- establishes a registry of “secure real property transactors” who use an approved identity verification platform.
- requires expedited or delayed indorsement/recording for qualifying transactions.
- imposes duties on attorneys, real estate brokers, and salespersons to verify client identities.
- adds an affidavit requirement for attorneys regarding identity verification.

Key provisions

  • Sec. 1 — Procedure for expedited or delayed indorsement and recording

    • Town clerks must verify that the grantor, grantee, their attorneys, real estate professionals, title insurers, or mortgage lenders are either:
    • registered as secure real property transactors with the Secretary of State, or
    • have submitted documentation showing use of an approved identity verification platform.
    • Instruments meeting verification get prioritized for indorsement/recording.
    • If verification cannot be completed, clerks must notify parties that the instrument will not be indorsed or recorded until required information is received or 15 days after submission, whichever comes first.
    • The Secretary of State will maintain and update a list of approved identity verification platforms and a registry of secure real property transactors.

  • Sec. 1 (continued) — Real property transactor registry details

    • Annual registration fee: $20.
    • Registration requires a declaration of the person’s role (grantor, grantee, attorney, title insurer, or mortgage lender) and documentation proving use of an approved verification platform.
    • Registrations last one year and can be renewed; registrants must notify and amend their registration if they switch verification platforms.

  • Sec. 2 — Unprofessional conduct (amendment to 26 V.S.A. § 2296)

    • Adds failure to verify seller identity as unprofessional conduct (alongside other listed conduct).

  • Sec. 3 — Duty to verify client identity (new 26 V.S.A. § 2300)

    • Real estate brokers/salespersons representing a grantor must take reasonable steps to verify the client’s identity, potentially via the Secretary of State–approved platform.

  • Sec. 4 — Attorney affidavit of verified grantor (new 27 V.S.A. § 310)

    • Attorneys representing grantors must sign an affidavit prior to conveyance, attesting to reasonable identity verification of the grantor.
    • The affidavit must be included with documents submitted for recording and indexing.

  • Sec. 5 — Effective date

    • The act would take effect January 1, 2027.

Affected parties and impact

  • Real estate professionals: brokers and salespersons must implement identity verification practices for grantors.
  • Attorneys: must verify grantor identity and file an accompanying affidavit with recording documents.
  • Town clerks/land records offices: must verify identities against the secure transactor registry or approved platforms and may expedite eligible filings.
  • Secretary of State: to maintain the platform list and secure real property transactor registry; set platform standards (privacy, security, and verification methods).
  • Public and property transactions: potential for enhanced identity protection, reduced fraud risk, and formalized procedures for recording deeds.

Procedural and timeline notes

  • Registration in the secure real property transactor registry is annual, with a $20 fee.
  • Verification standards and platform approvals to be established by the Secretary of State.
  • Effective date: January 1, 2027, allowing time for implementation and platform onboarding.

Compiled from official sources — confirm details with the bill’s official record.

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