With a 50 year career in property (he claims to have started when he was 3!) there is little Mike Day hasn't seen or heard.

In this latest episode of the Today's Conveyancer Podcast, Day sits down with David Opie to discuss a career which has taken him to the very top of estate agency and conveyancing operations as board member at Connells and becoming heavily involved in building one of the UK’s earliest large‑scale, panel‑based conveyancing businesses.

Day even remembers the days before the internet and mobile phones; but he says, the fundamentals of the home‑buying process remain much the same.

Despite the technological evolution of both the estate agency and conveyancing sector, the persistent lack of integration continues to hamper progress; borne out in extended transaction timescales.

All the talk of instructing solicitors at the point of listing is not new... Day gives a compelling example from Connells where they cut transaction times from 13 to 10 weeks by instructing their panel firms at listing; allowing the business to turn its pipeline faster and adding £8 million to the bottom line. The fact the industry is still debating early instruction 25 years later, he says, highlights how fragmented the sector remains. He fears unless the government mandates structural changes, such as upfront information or compulsory early instruction, progress will remain painfully slow.

On referral fees you'd expect the estate agent in him to provide a robust defence, but with caveats. He argues referral fees can be justified when the agent genuinely adds value through marketing and onboarding work. The problem, he says, is that many agents simply pass over a phone number and expect to earn a fee. At the same time, excessive referral fees have squeezed conveyancers’ margins so tightly that service quality, investment in people, and technology have inevitably suffered. Transparency, he says, is essential, and the industry has not always delivered it.

Training, standards, fees, technology, management and Rightmove are all on the agenda in this fascinating discussion with one of the property industry's most experienced, and colourful characters.

The Today's Conveyancer podcast can be found on your preferred podcast provider and also at www.todaysconveyancer.co.uk. Subscribe and listen in for all the latest conveyancing industry news and views.

Thank you to our podcast sponsors LEAP Legal Software, Moneypenny and Compass.

There are excellent conveyancers across England and Wales, but they lack time, tools, and structural support to deliver the service they want.

That is the view of founder and CEO of Eden Conveyancing Bruce Griffin who joins host David Opie on the latest Today's Conveyancer Podcast.

A residential and commercial property purchase fraught with delays, poor communication, and opaque processes drove Griffin to truly put his money where his mouth is, and launch Eden Conveyancing. Quite the plunge for someone who had spent 25 yeras in technology and property data. Coming from a data‑driven environment, he was struck by how inconsistent, even fundamentally flawed, property information is across the UK, from address identification to planning and energy data.

Convinced he could create a positive experience around a life‑defining moment, he set about making the experience clearer, more transparent, and even enjoyable, especially for first‑time buyers; but acknowledges he was naïve coming into the sector. Collaboration, he says, is fundamental to efforts to improve the process

"I thought very naively, we could come in, create a great experience, and nothing could touch that."

Running a conveyancing business is a constant juggling act. Property lawyers handle numerous cases simultaneously, and even with automation, their mental bandwidth is stretched. The industry expects high output while suppressing fees, leading to burnout and an exodus of experienced lawyers. Firms that aggressively undercut pricing contribute to these pressures and degrade service quality. Without industry‑wide pricing reform and alignment, conveyancers will continue to leave faster than new recruits enter.

At Eden, balancing caseloads has been an evolving process. An internal allocation algorithm considers lawyer experience, case complexity, and existing volume to distribute work appropriately. Crucially, lawyers can override this system by signalling when they are at or below capacity. Client satisfaction surveys then validate whether workloads are affecting service quality.

Looking ahead, Bruce hopes the recent government consultation will drive digital standardisation, mandating common data formats, practices, and ultimately a fully digital conveyancing workflow. Incremental change, not a big‑bang overhaul, is key. He predicts more consolidation in the sector; firms unprepared for digitisation may exit the market. Eden, meanwhile, intends to scale, focusing especially on transforming the first‑time buyer experience and creating a rewarding working environment to attract and retain conveyancers.

The Today's Conveyancer podcast can be found on your preferred podcast provider and also at www.todaysconveyancer.co.uk. Subscribe and listen in for all the latest conveyancing industry news and views.

Thank you to our podcast sponsors LEAP Legal Software, Moneypenny and Compass.

In this special National Conveyancing Month edition of the Today’s Conveyancer Podcast, host David Opie welcomes Convey Law Managing Director Janine Wellington to discuss her views on talent, training, culture, and the systemic challenges facing modern conveyancing.

In a career which has taken her from fee earner to senior leader, Wellington discusses the challenges the profession faces in attracting and retaining conveyancers; at a time when in their heart or hearts, most conveyancers would hesitate to recommend the career to their own children!

Wellington shares how Convey Law have implemented structured training, progression pathways, and pastoral support, including; a multi‑stage “Convey Law Pathway” combining practical training, academic modules; a strong emphasis on developing resilience, tenacity, and confidence; clear progression ladder; and a culture that encourages juniors to ask questions, set boundaries, and develop people‑skills essential for client care.

She acknowledges she benefits from the time, money, and technology investment the firm can make by virtue of its size but with many firms still reliant on outdated systems or a lack of dedicated training structures, career development harder to achieve.

The prevalence of hybrid working brings additional obstacles as the traditional model of “learning by osmosis”, sitting beside experienced colleagues, listening to calls, and gaining confidence through constant informal interaction, is diminished.

Culture, regulation, AML and due diligence, tax advisers status, digitisation are all topics the podcast as the discussion meanders around the rigors of coalface conveyancing.

Despite everything though, Wellington is optimistic. She believes the profession can return to being a rewarding, respected career. Better fees, better recognition, and clearer guidance are essential. Above all, she insists, people will always need to buy and sell homes; the industry has no choice but to evolve.

The Today's Conveyancer podcast can be found on your preferred podcast provider and also at www.todaysconveyancer.co.uk. Subscribe and listen in for all the latest conveyancing industry news and views.

Thank you to our podcast sponsors LEAP Legal Software, Moneypenny and Compass.