Stopping Up Orders aren’t something most buyers have heard of, but they play a surprisingly important role in property transactions… especially where access, redevelopment, or changes to the highway are involved.

If a client is buying land affected by a development proposal, or looking to make alterations that impact a road or footpath, understanding the basics can save time, money and frustration. Here’s a quick, coffee break blog to help you digest.

What Is a Stopping Up Order?

A Stopping Up Order is a legal mechanism that removes the highway rights over a road, footpath or section of highway. In simpler terms, it stops the public’s right to use it. This isn’t the same as closing a road temporarily for works – it’s a permanent legal change. Stopping up is usually required when a development project needs to build over, divert, or extinguish part of the highway. Without an order, development cannot lawfully obstruct or interfere with the public’s right of passage.

Why Are Stopping Up Orders Needed?

Stopping up arises mainly in two scenarios: first, where a development (such as a new building, access layout or site expansion) is impossible without removing a portion of the existing highway; second, where an existing road layout needs permanent alteration for safety, design or regeneration reasons. For example, a developer may need to stop up a small section of footpath to create a new shopfront entrance, or remove a slip road to facilitate a new junction design. Local highway authorities and the Secretary of State must be satisfied that the stopping up is necessary and that appropriate alternative routes, if needed, are secured.

How Is a Stopping Up Order Made?

The process is formal and involves statutory consultation. Orders typically require: a published notice, plans showing the affected section, consultation with statutory bodies, and an opportunity for objections. Where objections are raised, the matter may be referred for further review or inquiry. No development work that obstructs the highway can begin until the Stopping Up Order is confirmed. This is an important point for clients purchasing development land; assumptions about access or site layout must match the legal position, not just the planning drawings.

How Does This Affect Local Searches?

Stopping Up Orders most commonly appear in transactions involving redevelopment, mixed‑use schemes, and plots with unusual access arrangements. For residential buyers, they may come into play where a new estate layout changes historical footpaths or roads. For commercial buyers, stopping up can dictate the viability of loading bays, parking, service yards or delivery routes. For both, the key point is this: if part of the highway is needed to carry out works, you cannot simply ‘build over it’. Without a confirmed order, the development may be unlawful, lenders may hesitate, and insurers may decline cover.

What Might Show Up in Searches?

Local Authority searches may reference stopping up proposals, confirmed orders, or associated notices. These are often linked to planning permissions, especially where redevelopment affects surrounding streets. If the search reveals an intention to stop up a nearby route, clients may want to understand how it affects access, parking, amenity or traffic flow. Conversely, if a client’s scheme requires stopping up, the absence of an order is just as important – it may indicate the development cannot legally proceed yet.

What Should Clients Be Aware Of?

Clients should consider whether their intended use depends on an access arrangement that’s still subject to stopping up; whether diversions or alternative routes are proposed; whether the order is confirmed or only at draft stage; and whether any objections have previously been raised. It’s also wise to advise that stopping up can take time – and until it’s formally confirmed, nothing that obstructs the highway can lawfully be built.

Stopping Up Orders quietly underpin many development and regeneration projects, but their implications can be significant for buyers. They determine where people can walk, drive and park – and whether a proposed design is even possible. By identifying early whether a transaction involves existing or proposed Stopping Up Orders, you can guide clients through risks, manage expectations and prevent delays before they arise.

Brownfield land is a term that comes up often during conveyancing, especially when clients are thinking about redevelopment potential or long‑term value.

It’s a simple concept on the surface, but one that’s frequently misunderstood. This short blog gives you the essentials: what brownfield land is, why it matters, and how it affects property decisions.

Wellies on, lets dive in.

What Is Brownfield Land?

Brownfield land is any site that has been previously developed. In practice, that usually means land that once hosted buildings, industry, commercial operations, infrastructure or other structures. It stands in contrast to greenfield land, which has not been built on before. Brownfield sites range from former factories and warehouses to petrol stations, abandoned yards, old institutional sites, and disused commercial plots. Crucially, brownfield does not automatically mean contaminated or unsafe – but it can raise more questions for planners, developers and lenders.

Why Isn’t Brownfield the Same as Contaminated Land?

This is where confusion often begins. Many clients assume brownfield = contaminated, but the two are not synonymous. Contamination is about pollutants or risks to health and the environment. Brownfield simply describes a site’s past use. Some brownfield plots require remediation; others are clean and ready for redevelopment. The key difference is that brownfield status triggers certain planning and due‑diligence expectations, while contamination triggers risk assessment and environmental investigation.

Why Does Brownfield Status Matter in Conveyancing?

Brownfield land can influence a buyer’s plans and a lender’s appetite. Planners often encourage reuse of brownfield land to reduce pressure on greenfield development, meaning redevelopment prospects may be better than clients expect. At the same time, a previous use (industrial or commercial, especially) may indicate the need for environmental checks, ground investigations or a closer look at historic planning records. For commercial buyers, brownfield status can shape feasibility studies, construction costs and regulatory obligations. For residential buyers, it may influence what future extensions or conversions are likely to be permitted.

How Does Brownfield Land Show Up in Searches?

Local searches do not explicitly label a site as “brownfield”, but clues appear throughout the results. Historic planning records, previous use classifications, industrial permissions, and environmental notices all help paint a picture of the site’s past. If a site is part of a local authority’s brownfield register, this may also be visible through planning portals or local development plan documents. When dealing with former industrial or utility sites, buyers may seek environmental searches, desktop risk reports or specialist assessments.

What Should Clients Be Aware Of?

If a client is buying a site for redevelopment, brownfield land can be a positive; many planning frameworks favour its reuse, and grants or local incentives may apply. However, they should also be aware of: previous foundations, buried structures, unusual ground conditions, the need for site investigations, and potential planning conditions relating to remediation. Even where contamination is unlikely, lenders sometimes require clarity or reassurance about historic use. Clear early conversations help avoid delays later.

Brownfield land isn’t a cause for alarm, it simply tells us the land has a past. For many buyers and developers, that past can unlock opportunities. For conveyancers, the key is helping clients understand what “previously developed” means in practice: where it creates potential, where it signals extra due diligence, and how it shapes the path to planning permission. By identifying early whether brownfield status is relevant, you can guide clients through the next steps with confidence.

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.

🎥 Watch on YouTube | 🎧 Listen on Spotify

Stamp Duty Land Tax (SDLT) is one of the most misunderstood areas of property law – and one of the most frequently misquoted by clients.

In this special session, our Managing Director Liz Jarvis is joined by Richard Friend of 4Stamp to tackle some of the most common SDLT myths and misconceptions. From first-time buyer confusion to gifting property, mixed-use quirks and company purchases, they separate fact from fiction with clarity, context, and a few laughs along the way.

Whether you’re a seasoned conveyancer or just looking to sharpen your SDLT knowledge, this is a must-watch (or listen) for 2026.

🔍 What’s covered?

  • First-time buyer relief: why it’s a one-time benefit
  • Gifting property: when a mortgage triggers SDLT
  • Mixed-use properties: how they’re taxed differently
  • Reclaiming the 5% surcharge after selling a main residence
  • Divorce exemptions, company purchases, and more

A little knowledge about SDLT can be dangerous – but 30 minutes with Liz and Richard might just save you from your next client conversation that starts with, “I read somewhere that…”

▶️ Watch the video

🎧 Listen on Spotify

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.