Diary of a High Street Conveyancer: 28th May 2024

I am still in awe of AI… I hear others talking about it and do not even start to understand how it works but it still scares me a little. I suppose that coming to the end of my career means that I do not have to take notice of it in the same way that I would need to if I were twenty years younger. And because I am in awe of its capabilities, I just asked it to write about the frustrations in conveyancing.

So, with no apologies for trying to be moving with the times, here is my diary for this week, not written by me but by some far cleverer machine… and it must only have taken thirty seconds for it to write this . The final penultimate is telling…..

Frustrations in Conveyancing: Current Challenges and Issues

Conveyancing, the legal process of transferring property ownership from one party to another, is fraught with various challenges that can cause significant frustration for all parties involved. The following sections will explore the primary sources of these frustrations, highlighting both systemic issues and recent developments impacting the conveyancing process.

  1. Delays in the Process
    One of the most common frustrations in conveyancing is the delay in completing transactions. Several factors contribute to these delays:

    1. Lengthy Searches and Enquiries: Local authority searches, environmental searches, and property surveys often take longer than expected. The backlog in local authorities, exacerbated by staff shortages and high demand, slows down the process.
    2. Chain Dependencies: Many property transactions are part of a chain, where the completion of one sale depends on the completion of another. Any delay in one link of the chain can cause a ripple effect, stalling the entire process.
    3. Mortgage Approvals: Securing mortgage approval from lenders can be a slow process, especially with stringent lending criteria and the need for thorough financial assessments.
  2. Legal and Regulatory Complexities
    The legal intricacies of conveyancing can be daunting and often lead to frustrations:

    1. Changing Regulations: Property laws and regulations frequently change, requiring conveyancers to stay updated and adapt their practices. Recent changes in stamp duty regulations and government incentives for first-time buyers add layers of complexity.
    2. Dispute Resolution: When disputes arise, such as issues with property boundaries or disagreements over the terms of sale, resolving them can be time-consuming and costly. This adds stress and uncertainty for buyers and sellers.
  3.  Communication Breakdowns
    Effective communication is crucial in conveyancing, yet it is often a source of frustration:

    1. Inconsistent Updates: Clients frequently report a lack of regular updates from their conveyancers. This can leave buyers and sellers feeling anxious and uninformed about the progress of their transaction.
    2. Miscommunication: Misunderstandings between buyers, sellers, estate agents, and conveyancers can lead to errors or omissions in documentation, further delaying the process.
  4. Technological Barriers
    While technology has the potential to streamline conveyancing, its implementation often falls short:

    1. Limited Digital Adoption: Many conveyancers still rely on traditional, paper-based methods, which are slower and more prone to errors. The adoption of digital conveyancing tools varies widely across the industry.
    2. Cybersecurity Risks: The increasing reliance on digital communication and document sharing raises concerns about cybersecurity. Clients and conveyancers worry about data breaches and fraud, which can compromise the integrity of the transaction.
  5. Financial Concerns
    Costs associated with conveyancing can be another significant frustration:

    1. Unexpected Fees: Clients are often surprised by additional fees that arise during the process, such as costs for additional searches or dispute resolution.
    2. Price Transparency: There is often a lack of transparency regarding conveyancing fees, making it difficult for clients to budget accurately for their transaction.


The conveyancing process is inherently complex and can be fraught with frustrations for buyers, sellers, and conveyancers alike. Delays, legal complexities, communication issues, technological barriers, and financial concerns all contribute to the challenging nature of property transactions. Addressing these issues requires a coordinated effort to streamline processes, improve communication, and leverage technology effectively. By doing so, the conveyancing experience can become more efficient and less stressful for all parties involved.


This is written by a real high street conveyancer who wishes to remain anonymous. Read more in Today’s Conveyancer every week.

4 Responses

  1. Maybe AI can assist but what could be done now?
    Talking about why some firms take 22 plus weeks to complete may identify the current issues (which many choose to ignore) and talking about why some firms (maybe even most) take about 8-10 weeks to complete might highlight good practice and identify what that bigger businesses are doing wrong.

    No AI required, just yet.

  2. AI has yet to discover the full horror of the building safety act, the scam that is leasehold service charges (and they get worse) and unfair terms imposed by developers which purchasers do not have the courage to walk away from as they just want a home. I speak to too many leaseholders struggling to sell their properties. None of this is going to make the blindest bit of difference if a human doesn’t double check and ensure that their client understands in no uncertain terms what they are walking into.

    90% of properties built within the last 20 – 25 years has an estate service charge regardless of whether it is freehold or leasehold. Charges are set out in an ‘opaque’ manner.

    Searches don’t take that long – it is only those that insist on using the “official searches” that take ages.

    People don’t go around checking if they have any ‘financial’ issues before they buy – whatever happened to getting a Decision in Principle?

  3. AI is artificial. It is only as good as the real person programming it. It’s a computer which means Cr@p in will = cr@p out….

  4. Lengthy Searches and Enquiries: Local authority searches, environmental searches, and property surveys often take longer than expected. The backlog in local authorities, exacerbated by staff shortages and high demand, slows down the process.

    I can get searches back within 2 weeks. There is this long held idea that searches are long and cumbersome and are one of the root causes with delay. That might have been true 3 years ago but for me, there is no excuse for searches in most part of the country now. If they are taking 4-6 weeks, the lawyers must be changing their providers. There are enough of them about! We cannot hide behind this excuse anymore.

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