We are delighted with the response to OneSearch AML since we unveiled the product last summer; we hope you’ve had the opportunity to explore yourselves into the solutions it can provide your firm when it comes to managing risk and protecting your firm.

We understand the world of Anti Money Laundering can seem overwhelming at times: new regulations, confusing jargon and acronyms… and that’s not forgetting keeping on top of ever-evolving fraud strategies. On top of all that, you may often find yourself explaining this to your clients as well.

To help you conquer compliance, and master your firms AML checks in 2025, we’re offering a downloadable guide packed with practical advice and best practices for conveyancers.

In our guide, you’ll learn about:

• Understanding your KYC/AML Obligations in 2025 
• A comparison of Manual vs Digital AML Checks 
• A detailed explanation about the Safe Harbour Standard
• A guide to the most common AML phrases and what they actually mean 
  
  And also:
  
• A full breakdown on the features and benefits of OneSearch AML, the most comprehensive anti-money laundering solution on the market. 

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Grab your complimentary guide here:

In 2024, we witnessed steady but consistently lower transaction volumes. That begs the question: Why don’t lower volumes mean faster transactions?

Spoiler alert: aside from some marginal variances, property transaction timescales did not vastly alter in 2024, despite reduced transaction volumes. The question is: why?   

Our parent company Landmark Information Group’s latest Property Transactions Report – entitled Why don’t lower volumes mean faster transactions? – seeks to answer that question (and more), delving into 17 years’ worth of data, with cross-market commentary from our experts.  

Major talking points covered in the report include:   

• What are the persistent bottlenecks in the home-buying process?   
• Where have timelines improved? 
• How do property transaction timescales compare to consumer expectations?  

In this report, we analyse the time taken between key transaction milestones and how they have changed over time, including: 

• Instruction to completion timescales for sales and purchases 
• Contract issued to buyer enquiries received timescales for sales 
• Instruction to mortgage offer received timescales for purchases 

Access your copy of the report by visiting this link.

“Safe Harbour.” We hear this term thrown around in conveyancing teams a lot, but what does it really mean? And is it something you have to do?

Over the years, property fraud has become quite the headache for conveyancers. Fraudsters have been selling properties they don’t own, running off with the cash, and leaving buyers high and dry. The Solicitors Regulation Authority even flagged vendor fraud as an emerging risk in its latest AML Sectoral Risk Assessment.

Naturally, after case law like Dreamvar, lawyers are pretty nervous about getting it wrong. It’s the case that changed the liabilities and responsibilities of lawyers and conveyancers when dealing with residential property transactions. For those who aren’t familiar with the specifics of the case of Dreamvar, here’s what happened…

A fraudster managed to sell a London property worth around £1 million by impersonating the real seller. After the sale, the fraudster (and the money) disappeared into thin air. Fortunately, the Land Registry caught the fraud when the transfer documents came through, so the title never changed hands.

But poor Dreamvar was left with no property and no cash, so they took legal action against their solicitors, alleging negligence and breach of trust. They also sued the fraudster’s solicitor for failing to spot the fraud. Initially, only Dreamvar’s solicitor was found liable, which seemed harsh to many, as the fraudster’s solicitor hadn’t done enough to verify their client’s identity under Money Laundering Regulations (MLR).

The case eventually made its way to the Court of Appeal. There, the judge determined that the solicitors representing the fraudulent property seller should also shoulder some responsibility alongside those representing the deceived buyer for any incurred losses.

Following this, the Law Society updated its Conveyancing Protocol. Now, if you’re acting for the seller (especially if you’re a Conveyancing Quality Scheme (CQS) firm), you need to:

• request details of the bank account for the sale proceeds and
• obtain evidence that the account belongs to the seller, showing that they have had and been using the account for at least 12 months and
• confirm proceeds will only go to that account

This is a great way to ensure the purchase funds are going to the correct person! But let’s face it, fraudsters are still out there trying their luck. Take the case of a Vicar in 2021, who came home to find his house gutted and the locks changed. Someone had stolen his identity and sold his home – and this time, the Land Registry approved the title transfer. It took him two years of legal battles to get his house back!

Safe Harbour protects conveyancers who might unknowingly get caught up in a fraudulent transfer, as the Land Registry won’t hold them liable. The aim is that, by applying the Safe Harbour standard properly, you’ll spot a fraudulent seller right from the start.

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This is an excerpt of a guest article written by Kayleigh Smale, of Smale Compliance. To continue reading on the Safe Harbour Standard and its potential implications for your business, you can download our detailed guide: Mastering AML compliance in 2025, which is additionally packed with in-depth analysis and actionable information designed to help you navigate the world of Anti-Money Laundering effectively.

The state of play

The UK is once again counting down to a looming Stamp Duty deadline, evoking memories of a post-lockdown 2022 Britain.

The market has been chock-a-block with activity from first time buyers for the past few months. Recent home mover activity figures are as high as 64% for the end of 2024 and again at the start of 2025, with buyers having one eye on cheaper mortgage deals, and another on the prospect of higher buying costs on the horizon.

However, the time it takes to complete isn’t improving; average turnaround times continue to creep up and up, meaning those taking their first daunting step onto the housing ladder may fall short of the deadline, especially if part of a larger chain of purchases.

This of course means talk of the dreaded F-word: Fall-throughs. Recent research suggests numbers are rising again in the UK, with an estimated 84,079 fall-throughs during the third quarter of 2024 – the highest quarterly total seen since they peaked in Q3 2022.

The solution

Within a few weeks, SDLT thresholds will revert to pre-relief levels, and many thousands will be faced with the reality of having to amend budgets, or worse, restart from square one, with one of the potential causes being the turnaround time for searches.

OneSearch Express offers the perfect solution, combining the speed of a no-search indemnity policy – created in partnership with Lloyd & White Community Broking Ltd – with the crucial insights of a comprehensive property data report, allowing conveyancers to transact typically within just 24 hours.

And this year OneSearch Express celebrates its tenth birthday, with around 25,000 orders having been placed since 2015.

Liz Jarvis, Managing Director at OneSearch, said: “We know all too well how frustrating it is when Local Authority searches drag on. This creates a huge backlog, especially when caseloads are already bursting at the seams, and it puts immense stress on clients.

“That’s why we designed OneSearch Express – to take some of that pressure off. It gets things moving quickly and efficiently, so homebuyers can settle into their new place sooner, and solicitors can get on with their next case.

“To be here ten years later, talking about how it is still a vital asset for conveyancers, is a fantastic achievement”

What is OneSearch Express?

OneSearch Express provides cover in place of the following searches, which can often cause hold-ups in the conveyancing process:

• A full Chancel Repair Liability search
• A Search of the Local Land Charges Register form LLC1
• A Search of CON29R and/or CON29O records
• A Search of Water and Drainage records on CON29DW
• A search of the Coal Authority’s records on form CON29M
• An environmental risk assessment (excludes Commercial Express)

This allows conveyancers to proceed quickly, even when time is of the essence.

John Margett, Client Relationship Manager at OneSearch, added: “OneSearch Express has been so well received over the past ten years, turning many potential fall-throughs into completions from our clients.

“The key that makes Express unique is our data, something that distinguishes us from other search companies. OneSearch are the only company to possess an extensive database of real-time Local Enquiries information, which we have been collecting over the course of 30-plus years.

“Every single piece of data is meticulously triple checked, and that’s exactly the same process for Express”

OneSearch Express is available for a selection of different sale types, including existing residential, commercial, new build, and more.

John continued: “We offer Express in instances where it makes the most sense, such as remortgages, where in many instances very little has changed since the first Local Search was carried out. House sales for new builds can be considered as well, as the typical exchange is required within 28 days.”

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The property transaction process is a complex jigsaw puzzle involving multiple pieces – conveyancers, estate agents, lenders, surveyors, and, of course, the buyers and sellers themselves. Typically, these groups have often operated in silos, with communication barriers and information gaps hindering efficiency and causing frustration for everyone involved.   

However, there’s a growing recognition that breaking down these silos and fostering a collaborative approach is crucial for streamlining transactions, reducing stress, and improving the overall experience for all involved. When asked what would make the biggest positive impact to their productivity and business success, 43% of responders to Landmark’s recent market research suggested that less chasing between stakeholders was top of their list of requests, as well as greater transactional visibility (29%). 

So, what are the first steps? Understanding the issue at hand is the first jigsaw piece.   

Silos: the unwavering obstacle in property transactions 

There are several headaches that could potentially occur when all parties involved in a property transaction work in isolation from each other: 

• Communication breakdowns: Information gets lost in translation, leading to misunderstandings, delays, and errors. Sometimes key knowledge may only be known by one person, leaving transactions susceptible to annual leave, sickness, or departures. 

• Duplication of effort: Different parties may end up requesting the same information or performing the same tasks, wasting time and resources. 

• Lack of transparency: Buyers and sellers may end up left in the dark about the progress of their transaction, leading to stress and frustration. 

• Increased risk: Without a clear overview of the entire process, potential risks and issues may be missed or addressed too late. 

Elizabeth Jarvis, Managing Director of OneSearch echoed this point in a recent industry roundtable discussion: “One of the biggest frustrations [in the industry] that is wasting time really is chasing one another through all different parts of the process.” 

“I wonder why it has taken a really long time,” Elizabeth continued, “It feels like the thing that we’ve never really been able to solve is this transparency or ability to see what other people are doing, putting information in a central place where everyone can access it together instead of it being phone calls and emails.” 

The recent survey highlighted these issues, with 53% of responders listing the length of time it takes to complete a transaction as the biggest frustration, with poor communication (31%) not far behind. 

The Benefits of Collaboration 

In contrast, a collaborative approach to property transactions offers numerous advantages: 

• Streamlined communication: A centralised platform or system allows for seamless information sharing between all parties, reducing delays and preventing miscommunications.   

• Increased efficiency: By working together, parties can avoid duplication of effort, optimise workflows, and accelerate the transaction process.   

• Improved transparency: Clients have a clear view of the progress of their transaction, reducing stress and building trust, without too much of a bombardment of communications. 

• Reduced risk: A collaborative approach allows for early identification and mitigation of potential risks, ensuring a smoother and more secure transaction. 

• Enhanced client satisfaction: A more efficient, transparent, and collaborative process leads to a better overall experience for buyers and sellers. 

Technology at the heart of progress 

Technology plays a crucial role in facilitating collaboration in property transactions. Digital platforms and tools can:   

• Create a central hub: Provide a single source of truth for all transaction-related information, accessible to all parties. 

• Automate tasks: Reduce manual effort and streamline workflows, freeing up time for more valuable activities. This includes checking of potentially incomplete documents, so that time isn’t wasted when this is discovered weeks after uploading. 

• Facilitate communication: Enable real-time communication and collaboration between parties, regardless of location. 

• Enhance transparency: Provide clients with online access to their transaction documents and progress updates. 

Rob Steadman, Sales Director within Landmark Information Group, who also participated in the roundtable, noted that future offerings from Landmark were placed to be an ideal solution. 

“There’s potentially new things that [Landmark] are bringing to the market, which is harnessing the power of AI. The fact that we touch across the whole property ecosystem so that gives us a really good insight into transactions” 

“We’re excited really with the position that we’re in…almost to have a vault that’s very clear, very secure.” 

The Role of Conveyancers in Driving Collaboration 

Conveyancers are uniquely positioned to champion collaboration in property transactions. They act as a central point of contact for various stakeholders and have a vested interest in ensuring a smooth and efficient process, such as:  

• Advocate for technology adoption: Encourage the use of digital platforms and tools that facilitate collaboration. 

• Promote open communication: Establish clear communication channels and protocols with other parties. 

• Educate clients: Explain the benefits of a collaborative approach and encourage client participation. 

• Build strong relationships: Foster trust and mutual understanding with estate agents, lenders, and other stakeholders. 

Breaking down silos and fostering collaboration is not just beneficial – it’s essential. By embracing technology, improving communication, and working together, all stakeholders can contribute to a more efficient, transparent, and client-centric process. 

The individuals within the conveyancing sector have a key role to play in driving this change. By championing collaboration, conveyancers can enhance their own expertise, improve client satisfaction, and contribute to a more streamlined and efficient property market. 

The conveyancing sector is facing a perfect storm of challenges as 2025 gets up to full speed. Regulatory burdens and economic uncertainty, to the rise of AI and automation, all whilst battling clients demands and expectations; it’s a complex industry landscape, perhaps more so than ever before. 

However, amongst these challenges, a spirit of resilience and proactivity is emerging. Conveyancers are taking control of the controllables; embracing innovation and seeking solutions to streamline processes and improve efficiency. 

This shift in mindset is evident in the recent market research from Landmark Information Group. Over half of responders (52%) are now taking matters into their own hands by assigning workloads more effectively, while 34% are digitising more processes. Proactively sourcing new business and investing in improved training are also high on responders 2025 priorities. 

What Tech Can Do For You 

Understanding and integrating new technology can be a daunting task for conveyancing firms, especially with the rapid pace of recent advancements. 

“Everybody’s grappling with the fact that the technological capabilities [in conveyancing] are accelerating at such a pace,” admitted Rob Steadman, Sales Director within Landmark Information Group.  

“If you deploy AI today, tomorrow there’s almost like the next better version of AI to change it.” 

Liz Jarvis, Managing Director of OneSearch highlights the need for dedicated education and training: “There’s an assumption by a lot of people that there’s all this information out there about tech, prop tech, and AI technology, and how it can help your firm. But actually, I don’t think that that’s fully translated into how it can be adopted. 

“I think conveyancers and others doing this role, they actually need a lot more information about what that can do [for them] specifically, rather than big noise of a release of this technology. What does it mean to me and to my firm? How long will it take me? How long and what cost will it take for this to embed in my business? 

“There’s the worry, what if I invest this money now? Is it obsolete in 12 months’ time?” 

The feels are reflected in the market research; 62% of respondents listed the knowledge gap within their team as an aspect which has challenged progress, as well as the slow pace of change towards a digital outlook (62%). 

Collaboration and Communication: Bridging the Gaps 

Another key theme for 2025 is the need for improved communication and collaboration among all stakeholders in the property transaction process. Participants highlighted the frustration caused by chasing information and the lack of transparency in the system. 

Liz Jarvis continued along this point: “One of the biggest frustrations and things that is wasting time really is that chasing one another through all different parts of the process whether it would be a surveyor, an estate agent, the other side of the transaction, the purchaser or the vendor. 

“I wonder why it’s taken a really long time. It feels like the thing we’ve never really been able to solve is this transparency or ability to see what other people are doing, putting information in a central place where everyone can access it together instead of it being phone calls and email.” 

This desire for greater transparency and collaboration points to the need for solutions that can bring all stakeholders together in a central hub, providing a single source of truth and facilitating seamless information sharing. 

Looking Ahead: A Call for Bold Leadership and Continued Innovation 

The recent market research from Landmark paints a picture of a sector that is facing challenges head-on, embracing innovation, and actively seeking solutions to improve efficiency and client experience. Conveyancers are taking control, demanding more from technology providers, and prioritising collaboration and communication. 

Moving forward, direction and continued innovation will be crucial. As Rob Steadman emphasised, “It’s going to come down to bold leadership across the sector to be clearly heard as to what their priorities are.” 

By working together, conveyancers, technology providers, and other stakeholders can create a more efficient, transparent, and client-centric property transaction process. The challenges are real, but the opportunities are even greater. 

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The Landmark 2024 residential conveyancing survey tells a ‘tale of two halves’. One is about hope for economic stability as we enter autumn with listings and sales volumes rising, and interest rates falling. The other is about how conveyancers are still struggling with slow transaction times, insufficient resources, and general lack of transparency. For more details, be sure to download the market research results today.