Last time Mike Stainsby moved house – over 20 years ago – the process was so stressful he invented a new swear word. Have things changed? Can they be improved? The commercial director at Conveyancer Insights and Property Search Direct makes a few suggestions for the coming year.
I’m not particularly proud that I invented a new swear word last time I moved home. My solicitor told me that he would no longer act for me if I said it again, so I know he wasn’t impressed! I, of course, apologised profusely as my remarks weren’t directed at him personally but at my abject frustration with my situation.
That was 2004, over 20 years ago. As we head into 2026, what – if anything – has changed?
To say moving home remains a stressful experience is an understatement. Back in 2004, when I randomly lost my third buyer, I’m sorry to say I snapped and invented the new, never to be repeated, swear word.
I always try to be the quintessential Brit with a stiff upper lip, but there is something uniquely desperate about being at the mercy of your chain and the vagaries of individuals who don’t follow through on their promises.
More than 20 years on, I believe now more than ever that an overhaul of the moving process is well overdue. Not dumbing down, but streamlining what has become a very clunky process.
Conveyancing has been very much left behind by technology, and many transactions now take over 20 weeks to complete. Conveyancers are asked to do more and more to safeguard their clients in what has become an increasingly complex and treacherous process.
Clients expect better, but are unlikely to want to pay for it (2026 service at 2006 prices).
Approximately one million properties are sold each year in England and Wales, and it’s important to understand how many fall through. Estimates vary, but the consensus is around 20-30% of agreed sales don’t complete, representing around 300,000 transactions.
These losses cost home buyers over £750 million and estate agents £1.3 billion in lost fees every year. Clearly, the prize to improve the process is enormous and dozens of companies are beavering away in their sheds to solve the problems. Will one of them come up with a solution in 2026?
In the meantime, and as we await the results of the government’s consultation on home buying reform, here are a few (achievable) suggestions of my own.
More upfront data
We’re now seeing more information being made available in transactions – but not nearly enough. Fully transparent information should be made available for all property that comes to the market, enabling everyone to make decisions based on facts.
What’s the point in proceeding for months on a property that is fundamentally wrong for you? Shouldn’t a seller be responsible for the provision of searches and make the data available to interested parties?
Better communication
Many home movers describe a ‘black hole’ in conveyancing which occurs after a sale is made. The conveyancer is instructed, then nothing happens for weeks on end. Rarely is there any warning of this, which comes as a surprise to first time buyers.
Secure messaging between all parties will prevent the constant chase, report, chase again cycle. Conveyancers need to be left to get on with doing their jobs – they spend far too much time answering the same pointless questions.
Less infighting
When will estate agents and conveyancers realise they’re both on the same side, retained by the same client? Estate agents need to bury the hatchet with conveyancers and make an effort to better understand what they do and why they do it.
Maybe this could be a good intention to take into 2026, instead of criticising performance or prioritising speed over detail?
Higher conveyancing fees
Conveyancers need to put their prices up, value their profession and charge appropriately. Taking 50 cases at £1500 will earn the same fee as 100 cases at £750 – with half the work and more time for each client.
One verification
ID/AML/KYC – it’s ludicrous that even in the shadow of Safe Harbour standards that clients need to verify their identity multiple times. One report shared between all parties really should be enough.
Finally, it would be remiss of me not to mention home information packs (HIPs) – a cautionary tale for all tech companies working on solutions as part of the government’s proposed reforms.
HIPs were forced upon the market, but were a well-intentioned sledgehammer to crack a nut. They were too expensive, too slow and often contained rather questionable data. Frustratingly, I believe we were on the right lines with a few changes – but it was not to be.
Will the 2026 reforms mark an improvement? Time will tell.
About the author
Mike Stainsby is commercial director at Conveyancer Insights and Property Search Direct. He has spent almost 25 years in the property sector, starting as an estate agent in 1984. His career spans DEA training, property franchise sales and business development, and more latterly provision of technology platforms to deliver searches.
5 responses
Another conveyancer talks about ‘moving Home’.
And manages to write yet another article that doesn’t really discuss how awful it is for those going through it. With solid recommendations how to change it.
Once again however, the Conveyancer talks about putting fees up.
Two lovely colleagues of mine are concerned. An 87 year old lady we are trying to move to the south coast…. Exchanged contracts only yesterday. Moving today.
We are genuinely worried the stress she’s been through will shortly kill her.
We’ve had her crying, sobbing. Indeed a few days ago she said ‘i just want to live by the sea before I die’.
Her conveyancer doesn’t return her calls. Hasn’t for weeks. So has no idea the state she’s in.
No. We’re managing that.
Estate agents can and should be doing so much more to help better prepare sellers for their move Matt.
Here’s my take on the subject:
https://open.spotify.com/episode/0JKgc2LDX4Y1FfOgp9eIrH?si=zXHBoVyyRwGKGrAmBqPGHA&context=spotify%3Ashow%3A0jomiTX69IY0TMdtrIAssB
Mike is not, and was not a conveyancer Matt:
“I am an accomplished business development specialist having been in the property business most of my working life. Formerly as an Estate Agent but more latterly legal services specialising in property searches, technology and business development for law firms across England and Wales.”
I agree with most of what Mike says, however, although agents and conveyancers both want the same outcome, the responsibilty to make sure all Is are dotted and Ts crossed is down to the conveyancer.
Matt, the example you give about the elderly lady is (without hearing both sides) shocking. If you email me the info, and I know the firm, I will if requested try to assist.
Hiya Rob
And apologies to the author
It’s horrendous. Frankly.
I’ve just spoken to the crew there. They’re loading today for tomorrow to move the lady in.
The conveyancer told the estate agent (who we are in contact with) that she should just accept the position, be ready to do a sim. She’s eighty f@£+ING seven! She has had to part with thousands to book the move. With the same conveyancer advising the agents that the movers are being unreasonable!
We see this week in, week out. It’s obscene.
If the process is to be made better then mandated gaps need bringing in.
As well as a wholesale re-education and change to working practices by agents as well as Conveyancers. To make exchange the target and drop the stupidity of target completion dates.
It’s unfair on the public and moving companies.
It’s all about using the right conveyancer and managing client’s expectations. Things in chains will take longer than those without and those with third parties involved – how long is a piece of string? Agents need to stop expecting “referral fees” – take the latest episode of Conveyancing Matters – one agent’s time scales shot up when they allowed people to pick their own conveyancers.
https://youtu.be/EWFRxKl3MNQ?si=Hp7HbmO18qUntd9k
Technology and ‘data’ are not the causes of the delays. It’s a people problem.