A new tool which aims to ‘raise the right enquiries, right from the beginning’ has been launched by conveyancing technology provider InfoTrack.
The firm, which is celebrating 10 years in England and Wales, says the new software called Enquiries, analyses data from Title Registers, TA forms, search results and LPE1s to suggest matter-specific enquiries.
Enquiries have become a bone of contention for practitioners; the latest Today’s Conveyancer survey suggests conveyancers feel the relevance of pre-contract enquiries has declined over the past year, while the the volume of enquiries has increased with experience and training identified as the leading causes of the issues.
InfoTrack say the software will help their 25,000 users
“generate focused, Conveyancing Quality Scheme-aligned questions at speed, without needing to manually review each individual document. Each suggested question is mapped to Conveyancing Association protocols, cutting out vague, excessive or non-compliant requests that slow transactions down and frustrate clients.”
The new software is launching as part of the 10 year anniversary celebrations with Louise Edwardes, Head of Product at InfoTrack UK saying the development mirrors much of the innovation and technology developed by InfoTrack in that time; working closely with the profession to ‘modernise how property transactions are managed, deliver integrated, intuitive solutions that help firms progress matters with greater confidence and control.’
“As we mark 10 years of digital conveyancing, it’s fitting that we’re launching a solution shaped so closely by the conveyancers we’ve worked alongside. The enquiries process is one of the most frustrating and time-consuming parts of a property transaction. Enquiries has been built to enable firms to get off to the best possible start by generating relevant, best practice questions faster, while keeping the user firmly in control.”
One early adopter, Toby Clench, Head of Conveyancing at Kidwells Solicitors, said the solution has been a ‘breath of fresh air.’
“Being able to generate focused, relevant questions without trawling through every document is already saving our team hours each week. Because it’s shaped by conveyancers, it actually reflects how we work day to day. The result is fewer delays, better conversations with the other side, and confidence across the team that we’re raising the right enquiries, right from the beginning.”
Critically the software ensures conveyancers remain in control, with the ability to review, tailor or remove any enquiry before sharing them with the other side. The result is a smoother, less stressful process for conveyancers while helping reduce delays later in the transaction concludes Edwardes, adding
“We’re grateful to our partners who helped shape the solution, which we know will deliver real impact from day one.”
14 responses
“Each suggested question is mapped to Conveyancing Association protocols, cutting out vague, excessive or non-compliant requests that slow transactions down and frustrate clients.”
This “tool” is entering disputed territory. The protocols’ are not agreed by the majority of the property law profession. The Conveyancing Association believes in ‘climate change searches’ Secondly allowing a third party to undertake due diligence on a title will not protect a conveyancer if the lawyer makes a mistake. Thirdly will info track indemnify the law firm without limit if it does so. The Ayinde case has held that ultimately lawyers are responsible for defective AI output.
A further thought. Barristers have advised that law firms using AI instead of humans must seek the consent of their PI insurers. I am certain they will not be happy and premiums will rise.
How can you review the Enquiries to ensure they are relevant without having read the documents?
What’s actually required in conveyancing is less technology and more legal thinking from people who are qualified or heading towards qualification.
Perhaps lesson one ought to be:
you don’t have to raise Enquiries if they aren’t necessary and, lesson two:
the seller doesn’t have to Reply.
Checking a title and reading everything line for.line is a Conveyancers responsibility. It cannot and should not be devolved to AI which after all is a new technology which is still in its early stages. I can see why such an approach would be appealing to those imposters who inhabit our profession such as the inexperienced and unqualified who work for the factory outfits, but to seriously imply that this tool could replace the efforts of an experienced and fully qualified lawyer is ridiculous. What about the client in all this? Is it satisfactory that the largest financial transaction of their lives should be treated in this way? Conveyancing Association Protocols indeed! I have always felt that Infotrack is the middle man that doesn’t need to exist with the provision of their duplicate services disguised as more efficient help, but this takes it to a whole new level! What we need is better training and the banning of referral fees. Those two things on their own would increase the quality of enquiries and would improve the home buying and selling experience of clients everywhere.
Arthur makes a good point. If property lawyers have the necessary expertise you don’t need to resort to professionally risky law tech.
‘ Critically the software ensures conveyancers remain in control, with the ability to review, tailor or remove any enquiry before sharing them with the other side.’
If a firm cannot be bothered to read the papers themselves and form their own view I doubt they’ll take the time to review the enquiries generated.
This is a tool for the lazy
If this aligns with the conveyancing association’s protocol does it represent all conveyancers? I don’t think it does. There was a really valiant effort to streamline and educate conveyancers on what is and is not acceptable enquiries created by Vikki Redman in collab with other lawyers. If it streamlined with CQS that would be at least more streamlined with all.
I’m also a bit dubious about this being free. It reminds me of Rightmove which had lots of free tools until all estate agents relied on it so much that when Rightmove started charging for everything they had no choice but to pay it and now a big chunk of their monthly expenditure goes on Rightmove, thousands.
Proceed with caution.
Firstly this is not news, it is an advertising feature.
Secondly there is no substitute for experience, this idea should be a non-starter, especially with the involvement of the Conveyancing Association. We all know their members are the lowest commen denominator of conveyancing, this will only lower their standards. We do this job to assist clients buy their own properties, which they may live in for years. They have a right to expect professionalism, integrity and experience from the people they instruct, and a value for money service. This concept is cheating the people that pay bills and smacks only of laziness and further cost cutting.
The SRA and CLC need to step in now with rules over the use of AI in conveyancing before this gets out of control and clients are abused further in the levels of service provided to them.
As I always point out to people if anyone is in doubt as to how technology has not improved conveyancing, look at the firm who claim to have all the bell and whistle new tools to assist them. Because they do not invest in staff dealing with them is a nightmare and transactions are always delayed. All the technology in the world is a waste of time and effort when casehandlers have no real cocnept in what they are doing, and why.
Agreed with all of the above – it seems that this tool is aimed at the legally illiterate conveyancing factories who aim to tick boxes. I hardly think it is going to pick up issues with complex clauses on newbuilds or where additional clauses are put into firms’ own formatted contracts. Whichever leader relies on this to assist their staff is asking for future headaches. Best to get properly trained humans.
I suspect this will be used as a tool to annoy the knowledgeable conveyancers so that the ones that have paid referral fees for the work can say “we’ve raised enquiries” even if the majority of it probably makes no sense and when the replies are reviewed the human looking at the replies will say “computer says no”.
“Being able to generate focused, relevant questions without trawling through every document is already saving our team hours each week.”
Wow, and how are Kidwells client taking the news that the most expensive purchase they will make in their lives is being done without their lawyers reading the documents?
Still, so long as your employees are spending less time on each case and able to process more cases and earn more fees, I guess that’s all fine?
OMG I can’t actually believe what I have just read in these comments.
You need to understand the power of technology and in particular AI, otherwise you will get replaced, eventually.
https://www.linkedin.com/posts/christianwoodhouse_proptech-legaltech-ai-activity-7353791557814099968-3f7s?
Oh look someone involved with the tech companies feigning outrage that experienced conveyancers are advising proceed with caution 👀
At least I’ve got the guts to display my name and stand by my opinion! You’re just a keyboard warrior and your opinion counts for nothing, unless you’re prepared to be known and accountable.
I’m not saying don’t be cautious but at least understand the technology before you dismiss it.
I have had a demo of this technology. Despite being told all were CQS compliant (they were not) it alleviates the need for a competent conveyancer to investigate and read title and other documentation, making suggestions as to what should be raised. Unfortunately too many irrelevant enquiries are raised, which could be dealt with by reading the papers in front of them, considering the CQS Protocol (not raising irrelevant enquiries) and the application of a modicum of common sense.
It’s free at first, but when I checked last there was a fee of £14 to use it (which they say you should pass onto the client!).
Conveyancing factories will use as will other solicitors firms.
I am receiving these types of enquiries regularly now, that lead to massive delays.