property market - OneSearch

Subsidence and mining aren’t exactly the glamorous side of property (unless you’re particularly fond of soil classifications), but they’re hugely important for understanding how safe, stable and mortgage‑friendly a home really is.

For conveyancers, agents and lenders, these risks sit quietly beneath the surface – sometimes literally – waiting to be discovered during due diligence.

For buyers, too, they matter more than most realise. After all, nobody wants to move into their dream home only to learn it’s doing a gradual impersonation of the Leaning Tower of Pisa.

What Do We Mean by Subsidence?

Subsidence is the downward movement of the ground beneath a building, causing the structure to shift or crack. It can be triggered by:

Shrink‑swell clay soils

These expand in winter, contract in summer, and generally behave like a moody teenager – unpredictable and occasionally dramatic.

Tree roots

Large trees can draw moisture from the soil, causing it to contract. Lovely to look at, less lovely when your bay window starts to twist.

Drainage or leaks

Escaping water can wash away fine materials in the soil, undermining foundations.

Historic development or ground disturbance

Old landfills, made‑up ground or former industrial plots can behave inconsistently over time.

While many causes are harmless or easily managed, some require early attention to avoid major repair bills later.

Where Does Mining Risk Come In?

Mining activity, especially historic coal, tin, ironstone or chalk works, can leave behind voids, shafts, tunnels or weakened ground. These aren’t always obvious on the surface, but they can affect stability long after the last miner clocked out.

Mining risks can include:

Old mine workings
Collapsible ground
Unrecorded shafts
Opencast sites
Ground gas issues in former mineral areas

Properties in historic mining regions often require a specialist mining report, which is as thrilling as it sounds but very important.

Why Subsidence & Mining Matter in Conveyancing

Both issues influence safety, long‑term maintenance, mortgageability and insurance. Lenders want reassurance that the property isn’t at unusual risk, insurers want to price the risk accurately, and buyers want walls that don’t crack every time it rains.

Common red flags include:

Reports of past subsidence
Claims history
Local geology indicators
Known mine workings
Previous stabilisation works
Structural movement noted in surveys

Explaining these clearly to clients builds trust and helps them understand whether the risk is low, manageable or something that needs deeper investigation.

How Buyers Can Protect Themselves

Fortunately, most subsidence and mining risks can be understood early through:

Environmental and mining searches
Building surveys
Engineer evaluations where needed
Local authority knowledge
Specialist Coal Authority reports
Checking insurance history
Talking to neighbours (always more fun than it sounds)

Early clarity helps avoid renegotiations, insurance surprises or unwelcome discoveries after completion.

Subsidence and mining might not be the most exciting topics at a viewing, but they’re among the most important. These issues don’t have to be deal‑breakers; in fact, most are perfectly manageable when spotted early. The real value comes from taking a calm, methodical look at the property’s history and the ground beneath it.

Think of subsidence and mining risks as the quiet characters in the background of the transaction: not showy, not dramatic, but incredibly influential. Spot them early, explain them clearly, and your clients will feel far more grounded… in every sense.

Assets of Community Value are one of those charming quirks of the planning world: part community empowerment, part legal mechanism, part “please don’t bulldoze our favourite pub.”

They’re small in scope, but big in spirit – and they matter more than most buyers realise.

For conveyancers and agents, a solid understanding of ACVs helps explain why certain listings appear in searches, why some sales take longer than expected, and why that quiet village hall suddenly has surprising legal importance.

What Is an Asset of Community Value?

An Asset of Community Value is a building or piece of land that local people believe significantly benefits community life. Think village greens, football pitches, community centres, the classic “last remaining pub,” or even a much‑loved café that hosts half the town’s clubs and classes.

Local groups can nominate a property to be listed by the council. If accepted, the property is officially placed on the ACV register for five years. During that time, any intention to sell triggers special rights for the community.

So yes, sometimes the locals really can put a pause on the big developer’s plans… at least for a little while.

Why Do ACVs Matter in Property Transactions?

When a property is listed as an ACV, it appears on the Local Land Charges Register. That means conveyancers instantly pick it up in searches. The ACV status doesn’t stop a sale, but it can add steps:

The owner must notify the council before selling.
A 6‑week interim moratorium begins.
If a community group expresses interest, a 6‑month full moratorium kicks in.
During that period, the property cannot be sold to anyone else.

The owner isn’t required to accept a community bid, but the moratorium still applies. It’s a pause button, not a veto.

How Long Do ACVs Last?

ACV listings last five years, after which they expire unless the community reapplies. Once expired, the entry should be removed from the register – this is why it’s important to check whether the status is current rather than simply lingering on paperwork.

Who Should Care About ACVs?

Everyone involved in the transaction… but especially buyers.

ACVs can affect:

Timescales (thanks to moratorium periods)
Development potential (although not directly restrictive, they signal local interest)
Public perception (no one wants to be “that person” who closed the community’s favourite asset)
Long‑term plans for the site

If a client wants to renovate, redevelop or repurpose a building, an ACV listing is a hint that local opinion might be… enthusiastic.

ACVs are one of those little flags that pop up in searches and make everyone lean in a bit closer. They’re not there to derail transactions, but they do tell a story about how much the community values a place… and that story matters. Taking a moment to explain what an ACV is, how long it lasts, and what it means in practice can calm nerves before they even start to fray.

Handled early, ACVs become a well‑managed part of the journey rather than an unexpected speed bump. Think of them as the neighbourhood raising a polite hand to say, “We care about this one.” A quick explanation, a check of the dates, and a little clarity go a long way – turning what looks like a complication into a simple, human part of the conveyancing process.

Traffic schemes may not sound glamorous (unless you’re the sort of person who gets excited by bollard spacing), but they play a huge role in shaping neighbourhoods.

… and, by extension, the experience of living, working or investing in a property. For conveyancers and agents, they’re one of those deceptively important background factors that can influence everything from parking to noise to accessibility.

What Are Traffic Schemes?

A traffic scheme is any planned change to the way people and vehicles move around an area. Councils introduce them to improve safety, manage congestion, support public transport, encourage active travel or simply bring a bit of order to a street where chaos has become a daily sport.

Most traffic schemes are powered by a Traffic Regulation Order – the formal legal tool that turns “please don’t park here” into “definitely don’t park here unless you enjoy unexpected fines.”

The Common Types of Traffic Schemes

Traffic schemes come in many forms, and you’ve probably encountered most of them without realising they had official names.

Common examples include:

Traffic calming

Speed humps, raised tables, and chicanes designed to slow down drivers. These measures aim to protect vulnerable road users and encourage safer speeds.

Controlled Parking Zones (CPZs)

Areas where on‑street parking requires a permit.

Weight and width restrictions

Designed to stop heavy lorries from thundering down residential streets better suited to pushchairs and wheelie bins.

One‑way systems and turn bans

Helpful for reducing collisions, though occasionally guilty of confusing anyone who relies on instinct rather than signposts.

Pedestrianisation and public realm changes

Turning streets into people‑first spaces with fewer cars, better air quality, and (if the council is feeling fancy) planters. However, people forget that traders need access to Dixons…

Cycle tracks and bus lanes

Infrastructure that supports greener transport and, more importantly, offers cyclists a safe space to pedal.

Why Traffic Schemes Matter in Conveyancing

For homeowners and businesses, traffic schemes influence accessibility, parking, noise levels, commuting patterns, delivery routes, and general convenience. That means they can subtly influence desirability, value, and even lifestyle.

For professionals, they matter because proposed or existing schemes often appear in CON29 enquiries. Buyers want to know whether a road is about to become one‑way, whether parking is being restricted, or whether an upcoming scheme might affect access during construction.

Traffic schemes may look like tiny adjustments to a map, but they can have a remarkably big impact on daily routines, from school runs to supermarket dashes. That’s why taking a moment to understand them during conveyancing is such a good investment. It gives your clients confidence, clears up assumptions before they cause trouble, and helps everyone know what to expect. Think of traffic schemes as the subtle foreshadowing of neighbourhood life: they hint at how a place is evolving. Spot them early, explain them clearly, and they become part of the story rather than a surprise plot twist halfway through the transaction.

Property professionals can now enjoy greater confidence and peace of mind in every transaction, thanks to OneSearch’s new partnership with 4Stamp: the definitive SDLT solution.

From today, OneSearch customers can manage and track their post-completion SDLT and LTT calculations directly within our platform, alongside local authority searches, environmental reports, and other essential conveyancing tools. This integration brings everything together in one place, saving time and reducing risk.

4Stamp is a cloud-based solution which allows all parties access to all the updates, data, and information required to provide a certified, accurate assessment of the purchasers’ property tax liability

“We have always been dedicated to setting the gold standard for accuracy and trust in the property market,” said Liz Jarvis, Managing Director of OneSearch. “Our partnership with 4Stamp is a natural extension of this promise. By integrating their certified, expert-backed solution into our platform, we are giving our clients end-to-end confidence, from the initial search all the way through to the final tax calculation.”

Richard Friend, Managing Director at 4Stamp Ltd added, “We are thrilled to partner with OneSearch, a company that shares our core values of data integrity and professional excellence. Their market-leading platform provides the perfect home for our service. Together, we are taking the mystery out of Stamp Duty Land Tax and empowering legal professionals to eliminate risk and streamline their workflow.”

Generic online calculators can be risky, often failing to account for all variables and exposing your firm to potential liability. In fact, 8% of customers overpay on their property tax, a statistic that highlights the need for a better solution.

4Stamp is not another calculator. It’s a comprehensive, certified assessment that considers the purchaser’s circumstances, the property, and the transaction vehicle. This is why it’s trusted by professionals.

By using 4Stamp via OneSearch, you will:

Eliminate Risk: Move beyond generic calculators and get a precise, certified tax assessment.
Gain Protection: Every calculation is backed by professional indemnity insurance, transferring liability away from your firm.
Save Time: Instantly get a certified value or immediate access to tax advisors for complex cases.
Ensure Compliance: Every assessment includes a certified PDF and a full audit trail for your records.

At OneSearch, we have always been about empowering legal professionals with speed, confidence, and protection. Now, we’re bringing that same promise to the final, critical step of every property transaction.

Ready to transform your conveyancing process? Learn more about the OneSearch and 4Stamp partnership and discover the value for yourself.

Widespread “wait-and-see” approach to home-moving in Q4 2025 leaves market on pause.

Our Q4 2025 Property Trends Report indicates that speculation around the Autumn Budget slowed residential market activity in the final quarter of the year. In England and Wales, listings and completions dropped 7% and 6% year‑on‑year, while SSTC and search orders saw steeper falls of 17% and 19%. Mortgage valuations also slowed, though remortgaging remained steady.

Scotland performed comparatively well despite similar uncertainty. Listings dipped in October and November, recovering in December as demand resurfaced. Search activity remained muted, but SSTM volumes stabilised by year‑end. The nationwide picture suggests delays rather than loss of demand. Expectations of further rate cuts and continued price adjustments could help unlock more activity in 2026.

Other headline findings from Q4 2025 include:

Listings volumes were down 7% compared to Q4 ‘24 volumes.
In Scotland, listings were up 5% in Q4 ‘25 vs Q4 ‘24.
SSTC volumes were down 17% year-on-year in Q4 ‘25.
SSTM levels in Scotland were down 9% in Q4 ‘25 vs Q4 ‘24.
Completion volumes in Q4 ’25 were down 6% compared to Q4 ‘24.
In Scotland, completions were down 3% in Q4 ‘25 vs Q4 ‘24.

Download the report for the latest trends affecting the residential sector in Q4 2025.

2025 has been a year of meaningful networking and collaboration, and there’s nowhere more engaged in networking than the Midlands.

Through our partnership with networking group, PropertyFace2Face (PF2F), OneSearch proudly sponsored and co-hosted five vibrant Curry Club lunch events that brought property and construction professionals together in Leicester, Nottingham, and Derby. These gatherings weren’t just about exchanging business cards – they were about building relationships, sharing ideas, and creating opportunities.

Celebrating Five Fantastic Events

This year, we joined forces with PF2F for five unique events, each with its own flavour and energy:

7 February – Leicester Comedy Curry Club, MemSaab Restaurant
A lively lunch of laughter with professional comedian, Arthur Smith and networking that sets the tone for the year ahead.
9 May – Derby Curry Club, Nicco Restaurant
A spring meet-up which sparked conversations and new collaborations over a curry.
21 August – A Slice of Summer Social, Nicco Restaurant
Derby’s property and construction professionals celebrated in the sun, enjoying delicious Indian canapés, Prosecco and live Ibiza-style music in August.
19 September – Nottingham Curry Club, MemSaab Restaurant
An engaging event with speed networking that brought together like-minded Notts property and construction professionals.
9 October – High Chai & Chatter, Passan’s Restaurant, Nottingham
The premiere High Chai & Chatter event took place in October, featuring a Nottingham-themed quiz and a delicious Indian-inspired take on Afternoon Tea.

Each event had its own highlights, but all shared one common theme: meaningful connections that create new business opportunities.

Claire Slade, Business Development Manager at OneSearch, said:
“It’s been incredible to see these Curry Club events bring people together. Each one has sparked new conversations and opportunities – and that’s what networking is all about.”

Sasha Stewart, Co-Founder, Property Face2Face added:
“Partnering with OneSearch this year has been a fantastic experience. Together, we’ve created spaces where property and construction professionals can connect, collaborate, and thrive. We can’t wait to continue this journey in 2026.”

Looking Ahead to the New Year

The momentum doesn’t stop here. We’re kicking off the new year with another exciting PF2F event at Mint Leaf Lounge Restaurant, Bank, London on Thursday, 22nd January 2026 – and we’d love to see you there!

👉 https://pf2f.co.uk/event/22nd-january-2026/