Few infrastructure projects in British history have shaped, disrupted, and divided property markets quite like High Speed 2.

And with the project now in the middle of a significant reset, with one leg cancelled, safeguarding lifted on large sections of the route, and a new delivery baseline expected this year, this is one of the most consequential and complex searches a conveyancer may encounter.

Here’s what you need to know, and what to tell your clients.

What is HS2?

High Speed 2 is the UK’s flagship high-speed rail programme, designed to connect London with Birmingham and, originally, onward to Manchester and Leeds. Phase 1 – the London Euston to Birmingham Curzon Street section – is currently under construction, with an initial operational section between Old Oak Common in west London and Birmingham the current priority.

The project aims to:

• increase rail capacity on one of the UK’s busiest corridors
• reduce journey times between major cities
• free up capacity on the existing West Coast Main Line for regional and freight services
• support economic growth across the Midlands and beyond

When fully operational, HS2 trains will run at up to 225mph, carrying up to 1,100 passengers per service.

What’s changed – and where does HS2 stand now?

The project has undergone dramatic changes since its original conception. In October 2023, the then-Prime Minister Rishi Sunak cancelled the northern leg – the Birmingham to Manchester section (Phase 2b West) and the Birmingham to Leeds section (Phase 2b East) – citing spiralling costs and delivery concerns.

Since then, the safeguarding picture has changed significantly:

Phase 1 (London to Birmingham)

Construction is underway. Safeguarding remains firmly in place. This is the active section of the project and the one most directly relevant to property searches in affected local authority areas.

Phase 2a (West Midlands to Crewe)

Safeguarding was lifted in January 2024 across the majority of this section. A small area near Handsacre remains safeguarded, where Phase 1 connects to the West Coast Main Line. Property owners along the former Phase 2a route are generally no longer eligible for HS2 property schemes, though the Need to Sell scheme remains open in some cases.

Phase 2b East (West Midlands to Leeds)

Safeguarding Directions were removed in July 2025. The government is now preparing to dispose of over 550 properties along the former Eastern Leg, with open market disposals expected to begin in 2026. Former owners whose properties were acquired under statutory blight will have the opportunity to reacquire at current market value before open market sales begin.

Phase 2b West (Crewe to Manchester)

Safeguarding remains in place on the Western Leg pending further government decisions. The position here is still under review, meaning this section continues to have live implications for property transactions in affected areas.

Programme reset in 2026

The government has acknowledged that HS2 will not be ready by its previous 2033 target. A full delivery reset is underway, with a new baseline for cost and timeline expected to be published in 2026. Until then, some uncertainty remains around the precise scope and schedule of what is still being built.

Why does HS2 matter to property transactions?

HS2 can affect a property in multiple ways, even where the impact is not immediately obvious:

• Compulsory purchase: Properties within the safeguarded area may be subject to statutory blight, giving owners the right to require HS2 to purchase at unblighted market value.
• Generalised blight: Properties near but outside the safeguarded zone may have suffered reduced market value due to proximity to the route, construction activity, or noise and disruption.
• Noise and vibration: At 225mph, HS2 trains generate significant noise. Properties within certain proximity bands along the active route may be affected during both construction and operation.
• Mortgageability: Some lenders have treated properties within or close to safeguarded zones with caution. Buyers and their solicitors should be alert to any lender requirements around HS2 proximity.
• Future value and saleability: Properties near HS2 stations may benefit in the longer term. Those mid-route may face different considerations depending on whether the line runs above or below ground at that point.

What does a CON29 reveal about HS2?

The CON29 includes a mandatory question (CON29 Question 3.7) asking whether a property is within 200 metres of a proposed or existing railway. This will capture Phase 1 properties in many affected local authority areas.

However, the CON29’s 200-metre radius is widely acknowledged to be insufficient for a project of HS2’s scale. Noise, vibration, construction disruption, and blight can affect properties considerably further from the line. For this reason, a dedicated HS2 search is often the appropriate additional product for properties anywhere near the Phase 1 route.

A specialist HS2 search will typically confirm:

• the nearest distance between the property and the route
• the maximum speed of trains at the nearest point (relevant to noise assessment)
• whether the property falls within a safeguarded area or compensation zone
• applicable property assistance schemes and compensation entitlements
• relevant construction timelines for the area

Which local authority areas are affected?

For Phase 1, the most directly affected local authorities include areas such as Camden, Islington, Westminster, Ealing, Brent, Harrow, Hillingdon, Hammersmith and Fulham, South Buckinghamshire, Chiltern, Aylesbury Vale, Cherwell, South Northamptonshire, Stratford-on-Avon, Warwick, North Warwickshire, Birmingham, Solihull, Lichfield, and Tamworth.

In areas where safeguarding has been lifted (Phase 2a and Phase 2b East), the direct property scheme implications have largely receded, though conveyancers should be alert to residual blight questions and the timeline of any ongoing disposals.

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HS2 is simultaneously one of the most consequential and most complex infrastructure searches a conveyancer can encounter. Phase 1 is live and under construction; Phase 2b West remains safeguarded; Phase 2a and Phase 2b East have seen safeguarding lifted but bring their own transitional questions around disposals and residual blight.

When clients buy a new‑build home, they usually assume the road outside will work like any other: maintained by the council, gritted in winter, potholes fixed, streetlights replaced.

But thousands of roads across England and Wales aren’t yet adopted, and that small detail can have a big impact on maintenance, access and future costs.

Here’s a quick, five-minute guide you can share with clients before surprises start popping up.

What does ‘Highways Adoption’ mean?

A road is adopted when the local authority agrees to maintain it at public expense under the Highways Act 1980. If it’s not adopted, responsibility usually sits with the developer or the homeowners who front onto it.

Local searches will flag whether a road is:

• Public highway maintained at public expense
• Private / unadopted road
• Prospectively maintainable (the developer intends adoption but it isn’t complete yet)

These distinctions matter because the ownership, upkeep, and rights of passage differ significantly across each category.

Why are many new‑build roads still unadopted?

Most developers build roads under a Section 38 Agreement, confirming the council will adopt the road once the works meet required standards. But delays happen, and until the agreement is fully executed, the road remains the developer’s responsibility.

Common reasons for delays include:

• Outstanding remedial works
• Incomplete lighting or drainage
• Slow sign‑off from the council
• Disputes over final surfacing
• Bonds or guarantees still being held

It’s not unusual for adoption to take several years after the homes are occupied.

What risks does an unadopted road create for a buyer?

1. Maintenance costs

If a road isn’t adopted, residents may be asked to contribute to repairs, resurfacing, or lighting. Local authority data helps clarify who is responsible for maintenance, and warns when homeowners may be on the hook.

2. Access rights uncertainty

Local searches will confirm whether the property actually abuts an adopted highway, or whether intervening land or unregistered verges could complicate access. Sometimes this requires follow‑up checks with the Highways Authority.

3. Lender concerns

Many lenders expect clear, permanent access to a public highway.
A private or unadopted road could trigger extra enquiries, delays or indemnity requirements.

4. Impact on resale

Buyers may hesitate if they discover long‑term adoption delays or private maintenance obligations.

Private doesn’t always mean privately maintained

A private road simply means it isn’t maintained by the local authority. It does not automatically mean residents must fix every pothole themselves. Depending on the development, maintenance may fall to:

• A management company (albeit with the bill footed by the residents)
• A developer
• A mix of residents and private contractors
• Occasionally, shared or historic maintenance arrangements

Ownership, access and maintenance are three separate things – and a private road only answers one of them.

Unadopted doesn’t mean “no access”

Buyers often worry that an unadopted road means they have no legal right to drive to their home. In reality, access is usually protected through:

• Express easements granted in the transfer deeds.
• Public rights of way (a road can be a public highway but remain unadopted and privately maintained).
• Restrictive or positive covenants in new-build documentation.

(Quick additional note: For older, established properties, access might also be gained through “implied rights through long use,” but new-build buyers rely entirely on what is written in the deeds). The only real issue is when these rights aren’t clearly documented, which is exactly what your searches and title review will pick up early.

How a Local Search helps

Your regulated local search such as OneSearch Prime highlights:

• Whether the road is adopted, private, or prospectively maintainable
• Who is responsible for maintenance
• Any associated Section 38 or Section 278 agreements
• Public rights of way running alongside the road
• Related traffic schemes or orders impacting access

This gives conveyancers the evidence they need to advise on risk, ask targeted questions, or, where necessary, recommend an indemnity.

What should buyers do if the road isn’t adopted?

Point them towards these simple steps:

• Ask for confirmation of any Section 38 Agreement – Has it been executed? How far through the process is it?
• Check who maintains the road today – Developer? Management company? Residents?
• Clarify costs – Are homeowners responsible for private upkeep or service charges?
• Consider future‑proofing – If adoption seems unlikely, an indemnity or management plan may be needed long‑term.

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Highways adoption is one of those issues that only becomes a problem after clients move in, unless it’s picked up early through a regulated local search. Clear, early advice makes all the difference.

International Women’s Day 2026 invites us to recognise achievements and reaffirm our dedication to equality and progress. The theme, “Give to Gain,” perfectly reflects our belief at OneSearch that shared knowledge and mutual support make us stronger as a team, and as an industry.

When we support one another, we don’t just fill roles; we unlock potential.

Women Leading the Way

Across Landmark Information Group, women continue to play a central role in shaping the direction and culture of our business. Today, 71 women hold management positions across the Group. This progress reflects our determination to build a leadership structure that not only performs, but truly represents the talent, capability, and diversity of our teams.

Celebrating Career Progression

Progression remains at the heart of our culture, and this past year has highlighted the impact of that commitment. Eleven women – accounting for 41% of all promotions – have stepped into new roles, demonstrating the ambition, expertise, and dedication that continue to drive us forward.

These achievements are more than milestones; they reflect the environment we work to foster every day – one where people feel supported to grow, stretch themselves, and take their next step with confidence.

Alongside Group‑wide progress, International Women’s Day gives us an opportunity to highlight our OneSearch colleagues whose individual contributions make a meaningful difference across the business.

Jade’s professionalism, adaptability, and passion for contributing to the organisation make her an exceptional colleague whose influence extends well beyond her role.

We are also delighted to recognise Laura McNaughton, whose positivity, dedication, and commitment to supporting colleagues make her an invaluable part of OneSearch.

A winner and multiple nominee of the Remarkable Reward, Laura is known for stepping forward to support initiatives that improve the working environment for everyone. Her involvement in projects such as the Culture Crew and Employee Gateway reflects her passion for strengthening our internal culture and making OneSearch a better place to work.

Her colleagues describe her as:

“A great support… with so many changes happening, her input has been invaluable. I couldn’t have done it without her.”

and:

“A highly respected and valuable member of our community… personable, friendly and motivated, actively creating a fun and collaborative working environment.”

Laura’s contribution is felt widely – not only in the work she delivers, but in the energy, encouragement, and positivity she brings to those around her.

Recognising the Women of OneSearch

Today, we celebrate the expertise, resilience, and leadership of the women across OneSearch. Your contributions strengthen our service, support our customers, and help shape the continued success of our organisation.

Thank you for everything you bring to our teams and to our customers.

The last few years have completely reshaped the way residential conveyancers work. What was once considered futuristic – even a little overwhelming – has now become part of the everyday fabric of legal practice.

AI is no longer a premium feature reserved for big-city firms with specialist innovation teams. It’s now being used by sole practitioners, regional High Street offices, and nationwide brands alike. As we move into the Spring months, one thing is crystal clear: AI is transforming residential conveyancing more profoundly, and more quickly, than anyone expected.

According to recent research, AI adoption among residential conveyancers has surged from 39% to 78% in a single year. That kind of growth doesn’t just signal interest – it signals a fundamental shift in how conveyancers manage their caseloads, structure their work, and deliver for their clients.

The pace of adoption tells a story. Early adopters proved the value, mainstream firms followed, and now the vast majority of conveyancers are using AI not as an experiment, but as a core part of their daily workflow.

Let’s explore why this shift has happened, what it means for firms of all sizes, and how conveyancers can embrace AI without losing the judgement, confidence, and quality that define the profession.

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Why AI Has Become Essential

The demands on conveyancers keep rising: high caseloads, pressure for faster updates, and an intense focus on risk management. AI has stepped into that space and tackled the pain points head‑on.

Here’s where firms are seeing the biggest gains:

1. Faster drafting from title documents
AI generates clear, structured draft reports in minutes, freeing fee earners to focus on nuance, advice, and risk.

2. Less admin and fewer bottlenecks
Tasks like form filling, document collation, diary prompts, and file opening are now automated – especially valuable for smaller teams.

3. Better triage and smarter allocation
AI quickly identifies complexity, missing information, and routing needs, ensuring work goes to the right people from the start.

The result? More time saved, fewer repetitive tasks, and a more predictable workflow.

Why Adoption Has Accelerated

AI directly addresses three of the toughest challenges facing conveyancers today:

• Delays – It clears admin hurdles before they slow cases down.
• Risk – It flags discrepancies and patterns early, supporting safer decisions.
• Client experience – With less admin to juggle, fee earners can communicate more, not less.

For many high street firms, AI has become the equivalent of extra operational capacity – without needing extra headcount.

AI and Professional Judgement

As AI grows, the legal sector has raised one important question: how do we protect early‑career development when junior lawyers have AI at their fingertips?

The answer isn’t to discourage AI – it’s to guide how it’s used.

• AI outputs should be a starting point, not the conclusion.
• Junior staff should still review, question, and verify.
• Mentorship and oversight matter more, not less.

AI should be a thinking partner, not the source of truth.

Why Smaller Firms Are Winning

High street practices have become some of the biggest beneficiaries of AI. Affordable, intuitive tools now give smaller teams the ability to work with the efficiency of much larger firms. They’re seeing:

• Faster turnaround
• Better consistency
• Stronger resilience during peak periods
• More modern, client‑friendly services

AI has levelled the playing field – and in some cases, tilted it in favour of the smaller, more agile firms.

What’s Coming Next

Over the next 12 months, expect to see:

• AI‑driven onboarding
• Tighter case management integration
• More predictive risk tools
• Clearer, AI‑assisted client updates
• Whole workflows shaped around AI + human oversight

The firms who get ahead will be the ones blending strong processes, good training, and confident use of AI – not those replacing judgement with automation.

AI is no longer optional in residential conveyancing. It’s embedded, effective, and transforming how firms work. But the heart of conveyancing remains the same: clients rely on your expertise, reassurance, and judgement.

AI makes the work easier. People still make it exceptional.

Download our market research report, Paving the way for smarter residential conveyancing in 2026, by clicking on the image below.

One theme which stands out from Landmark’s latest residential property market research is that data integrity is no longer a back-office concern, it’s a front-line priority.

In an industry where speed, certainty and compliance define success, the quality and accessibility of property data could make or break a transaction.

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Why data integrity matters

Every conveyancer knows the frustration of chasing missing information. The market research shows that 43% of transactions still require additional enquiries because of incomplete or inaccurate data at the outset, a figure that has barely shifted from last year. These gaps don’t just slow down the process; they erode client confidence and increase the risk of fall-throughs.

When data is fragmented or unreliable, the knock-on effects are significant. Longer timelines, heavier workloads and more pressure on fee earners are common outcomes. Conveyancers report spending 41% of their day chasing updates, highlighting how poor data quality translates directly into lost productivity.

The challenges behind the scenes

So why is data integrity such a persistent issue? The research points to several barriers. When asked for top three biggest frustrations with the transaction process, poor system integration and interoperability are cited by over a third of respondents (37%) as major challenges. Inconsistent data standards and formats add complexity, while security and compliance concerns remain for a similar proportion.

Legacy technology and limited IT capacity also continue to slow progress. These issues make it harder to share accurate, standardised data across all parties involved in a transaction. Digital transformation is accelerating, but risk aversion and technical issues are seen as key obstacles, with some interesting shifts compared to last year explored further in the report.

Technology is also playing a growing role. This year’s report highlights a marked increase in the use of Automation and AI, now adopted by around three-quarters (78%) of firms to support fee earners, double last year’s figure (39%). The report explores which tasks benefit most, and where firms expect the next wave of impact.

The case for early, accurate data

Early, accurate data brings clear advantages. A strong majority of conveyancers believe that earlier insights provide greater certainty to buyers, help speed up transactions and reduce enquires. In other words, data integrity isn’t just about compliance; it’s about creating a smoother, more predictable experience for everyone involved.

What conveyancers want from providers

Conveyancers value upfront insights that reduce delays and improve certainty. They also expect workflow integration that fits seamlessly into their existing processes. These priorities underline a growing expectation that providers will not only supply data but ensure its accuracy, accessibility and relevance from the very start of the process.

The Road Ahead

The message from the market is simple: data integrity is the foundation of faster, safer property transactions. Firms that invest in technology, embrace automation and prioritise accurate, accessible data will be best placed to thrive in a competitive landscape.

Download our market research report, Paving the way for smarter residential conveyancing in 2026, by clicking on the image below.

As 2026 rolls on, the residential property market finds itself at an important juncture. Following several years marked by fluctuating activity, shifting consumer sentiment and operational pressure across the transaction pipeline, one priority is now shared across professionals: the need for greater certainty in property transactions.

This theme sits at the centre of Landmark’s latest webinar, Residential property market: Key trends that will shape 2026, and the accompanying cross‑market report, An industry aligned: Moving towards certainty. Together, they draw on insights from our property trends data, transaction milestone data and the latest market and consumer research, offering a comprehensive view of the market’s trajectory and the practical steps needed to improve transaction outcomes.

A mixed picture for the property market in 2025

The market in England and Wales experienced a mixed picture throughout 2025. Listing activity remained comparatively resilient in the first half of the year before softening in the second half as uncertainty surrounding potential fiscal changes in the lead up to the Autumn Budget tempered momentum. SSTC volumes mirrored this pattern, with Q4 highlighting the sensitivity of the market to wider economic sentiment.

Conveyancing activity reflected similar fluctuations. The completion surge driven by the Stamp Duty (SDLT) deadline – and subsequent dip – followed by the autumn slowdown illustrated the operational unpredictability many conveyancing firms had to absorb over the course of the year. These fluctuations did not halt the market, but they made the process less predictable for both professionals and consumers alike.

Understanding the expectation gap

One of the clearest findings from the new report is the gap between consumer expectations and the reality of transaction times. While the average instruction‑to‑completion figure stands at 123 days (17.6 weeks), the latest consumer ideal is actually 6.78 weeks.

This gap has a direct impact on satisfaction, communication pressure and fall‑through risk. Yet, as our panellists discussed, consumers are increasingly open to reform. Not only are they willing to instruct a conveyancer earlier for faster outcomes, but they are also open to paying agents and conveyancers upfront for services that promote transparency, speed and efficiency.

Scotland provides a stable comparative model

Against the wider backdrop of volatility in England and Wales, Scotland’s market delivered greater consistency in 2025. Modest year‑on‑year increases across listings, Sold Subject to Missives (SSTMs) and completions reflect a more predictable and stable operational environment – one strengthened by established expectations around upfront information.

Discussions during the webinar highlighted that several practical elements of the Scottish model could be adopted within England and Wales without waiting for legislative intervention, such as surfacing trusted upfront information earlier in the process. Across most key metrics, the Scottish transactional process is more efficient, offering a proven comparative model.

A shared direction for 2026

Across estate agents, conveyancers, lenders and wider stakeholders, one message from the webinar was consistent: the industry is aligned on the need to bring greater certainty of property transactions completing. Early data, improved sequencing, consistent communication and shared responsibility for the consumer education process are central to this premise.

As Rob Gurney, Managing Director at Ochresoft, put it: “If the average home seller doesn’t know that there are benefits from instructing their lawyer at the point of listing or even earlier, then they’re not going to. They need to be told. My plea to the industry is: let’s try and educate the home-moving public of the virtues of getting a lawyer instructed earlier.”

To explore these trends in depth, including detailed analysis from our panel and a walkthrough of the data that shaped last year and informs 2026, you can now watch the webinar on‑demand. It is designed for professionals across the property, legal and lending sectors who are seeking a clearer understanding of the forces shaping the residential property market in 2026.

Watch the on-demand webinar.

Alongside the webinar, the full cross‑market report – An industry aligned: Moving towards certainty – is also available to download. Together, they provide data proof points and a consolidated view of consumer expectations, operational performance and the actions that can help the industry deliver more certain, confident transactions this year.