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.

The latest episode of the Today’s Conveyancer podcast welcomes Senior Ombudsman at the Legal Ombudsman (LeO) Clair Daniel to explore the current landscape of legal complaints handling, the challenges facing firms, and the strategic work underway to improve first‑tier resolution across the legal sector.

The backdrop to the discussion is the increase in the number of cases in which LeO identify poor complaints handling, up from 46% in 2023/24 to 49% in 2024/25; and efforts to stop complaints at source by equipping firms to better deal with issues before they become complaints.

Daniel says demand for LeO’s services has risen sharply, across all areas of law, with several likely drivers: rising customer expectations shaped by instantaneous digital communication, cost‑of‑living pressures increasing the inclination to complain, and sheer volume of transactions. Communication and delay remain the two most common causes of complaint—together accounting for around 47% of complaints. Often, complaints arise from mismanaged expectations, such as unclear service‑level agreements or clients misunderstanding the steps and timeframes in transactions.

There is the increasing role AI plays in complaints to consider. LeO is increasingly seeing (as are firms) consumers rely on tools such as ChatGPT or Microsoft Copilot to produce lengthy, formalised, and at times overly legalistic complaints, complete with copied‑and‑pasted case law. While understandable, this can hinder early, informal resolution. She encourages firms to avoid mirroring an escalated tone, instead refocusing on the core issue and maintaining a professional, calm approach.

Keen to dispel misconceptions about LeO Daniel reiterates the ombudsman is strictly impartial and supports firms as much as consumers, including dismissing complaints where service has clearly been reasonable. To help firms get matters right at first tier, LeO provides resources such as the technical advice desk, sector insights, and forthcoming Model Complaints Resolution Procedure, complete with templates and toolkits. A new learning platform with training and webinars is scheduled for 2026.

Listen in to hear more about LeO's attitude to setting and managing client expectations early, strategies to handle AI‑generated complaints effectively, and internal communication and processes that reduce escalation risk and improve client trust.

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.

The latest Today's Conveyancer Podcast welcomes two of the property industry’s most outspoken voices: Peter Ambrose, Managing Director of The Partnership, and Russell Quirk, co‑founder and director of Proper PR. Both are known for their forthright views and are regular contributors to property discourse. Both have been on the podcast before and arrive ready to dissect the challenges facing home buying and selling in early 2026.

In a lively and combative discussion they trade blows on conveyancing, estate agency, risk, reform and changing client expectations.

Interestingly both conveyancing and estate agency share similar challenges; they both need to retain good staff, with the rise of the consultancy model quietly removing capacity from the system. They both need to deal better with pressure from clients, delays, and rising levels of frustration.

How then to tackle the issue? Typically radical, Quirk suggests a model whereby estate agents take on more of the legal work, like the Florida model where agents handle contracts and insurance replaces much of the legal process. Ambrose pushes back, pointing to the UK’s unique land ownership structure and the central role of mortgage lenders. Insurance, he says, can help, but it cannot replace due diligence.

There is also a widening gap between perception and reality. Social media may be full of doom, he says, but the data shows a functioning market - albeit one split between a sluggish top end and a buoyant sub‑£1.5m segment. His criticism is sharp: too many agents overvalue, under‑deliver, and lack the skills older generations took for granted.

What they do agree on is this: the system is slow, expectations are rising, and change is overdue. But whether that change comes from technology, insurance, regulation or cultural shift remains a live debate.

An entertaining and hugely insightful episode from two of the property sector's most knowledgeable voices.

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.

The latest Today’s Conveyancer podcast marks a major milestone for property due diligence and environmental search provider Groundsure, which this year celebrates its 25th anniversary

Podcast host David Opie is joined by CEO Malcolm Smith and Customer Engagement Director Catherine Shiers to reflect on the evolution of the industry, the shifting expectations of consumers, and the innovations shaping the future of due diligence.

It's a very different world from the one Smith joined 18 years ago when Groundsure’s entire data asset, limited though it was, was stored on a single director’s laptop, which staff would wait for when producing reports. Today, the organisation operates a robust, secure, cloud‑based architecture, reflecting decades of investment in technology, process improvement and data accuracy.

The biggest shift, he adds, is the move from being perceived as an “environmental checks” company to being understood, internally and externally, as a content and data business. Everything Groundsure produces, from search reports to interpreted assessments, is built from curated datasets, continuously cleaned, quality assured, and refined to ensure reliability and property‑specific accuracy. This precision is central to the increasingly high‑stakes decisions conveyancers and their clients make.

The demands of consumers are also changing notes Shiers. The modern homebuyer is far more informed than the clients of a decade ago. If earlier in her career there was a greater acceptance of the interpretation of the reports, now with greater public awareness of things like climate, flood and ground stability risk, and the increasing use of AI, clients are more inquisitive, more knowledgeable and more willing to question search findings.

High‑profile issues such as climate change, flooding, PFAS contamination and even TV documentaries like Toxic Town have pushed environmental risk into the public consciousness and there is an expectation of deeper, more accurate insight

As conveyancing, and the wider sectors served by Groundsure, develop, there is an understanding within the business traditional paper-based or pdf desktop reports need to deliver the data in a more accessible structure; with direct integration with case management and other third party tools.

The discussion finishes on the next steps for up front and material information. How much is too much? And what are the commercial realities associated with providing so much data up front. While formats and delivery models will change, what matters is data integrity, relevance and clarity says Smith. The aim is not to add more risks to reports but to continue improving accuracy, usability and adaptability across workflows. Search alerts, digital outputs and adaptable data layers help ensure firms receive the right information at the right time, without overwhelming clients or inflating fees. And unlike the HIPs era, Malcolm emphasises that quality, not volume, must guide this evolution.

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.

Property transaction fall throughs is the topic of the latest Today’s Conveyancer podcast; specifically how to tackle situations when there is an issue between exchange and completion.

Although admittedly rare, the consequences can be chastening; and this was certainly the case for the sister of former director of FTSE 100 wealth‑management business St James's Place Peter Thompson.

A protracted sale of the family home, complicated by divorce proceedings, fell through on the day of completion. Although the purchaser forfeited their 10%, the knock on impact for Peter's sister was much more consequential.

The experience led to the creation of Clozesure. a property purchase option contract. Once a seller has accepted an offer, they may apply for Clozesure, which validates the agreed sale price and guarantees to buy the property within 10 days for 90% of the agreed sale price in the event of the sale collapsing; funds that allow the seller to complete their onward purchase and prevent a chain collapse.

The discussion explores how the business is funded with backing from bridging finance and high net worth investors; the practicalities of picking up a property in 10 days and what that means for conveyancers on the other side; and the disposal of acquired properties.

With home buying and selling reform firmly on the government's agenda, Thompson is confident a service which provides greater certainty post-exchange, will complement any proposals to tackle pre-exchange fall throughs, such as reservation agreements.

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.

From South Africa to the suburbs... the latest Today's Conveyancer podcast welcomes property market digital transformation specialists e4 Strategic on to discuss the property market evolution achieved in their native South Africa, and how they are now looking at what can be done to introduce similar initiatives in the UK.

Joining podcast host David Opie is e4 Strategic CEO Simon Slater to discuss the origins of the business in turning a very analogue process in the country into a fully digital workflow environment. During his 20+ years with the business he has overseen the development of a platform that today connects all major stakeholders involved in a South African property transaction. This includes the “Big Six” mortgage lenders, virtually all conveyancing firms in the country, major municipalities, tax authorities, and the Deeds Office – South Africa’s equivalent of HM Land Registry. Referencing the discussions happening in the UK, this deep integration means that South African transactions benefit from a unified flow of data. Lenders, conveyancers, and government bodies all access the same information, much of it fed through the infrastructure developed by e4. The result is real‑time visibility across the entire workflow, from mortgage offer to final registration.

But, like others who have come to the UK from other jurisdictions, Slater acknowledges the structural differences between the South African and UK home‑moving markets Although the South African conveyancing system shares roots in English law, there are notable differences. For example, property offers are binding at the outset, much like in Scotland, removing some of the uncertainty familiar to practitioners in England and Wales.

When e4 arrived in the UK in 2021, Slater and his team quickly identified a familiar opportunity: improving the relationship between lenders and conveyancers by digitising the core interactions that sit at the heart of every transaction. At present, these interactions are overwhelmingly reliant on slow, manual channels. Email remains the dominant tool, often burdened with long PDF attachments and cumbersome document trails. Lenders receive “thousands” of post‑valuation queries every month, with conveyancers equally frustrated by the lack of clarity and response times.

In the time since the property market has moved to become much more receptive to change in Slater's view. Momentum is being driven by: government consultations on home‑moving reform; lender concern about the financial impact of fall‑throughs (estimated at £1.5bn annually); the growing recognition that digitisation is no longer optional; and an industry‑wide desire for transparency and performance metrics.

E4 aims to provide the digital infrastructure that can support this shift: a central platform enabling real‑time communication, structured workflows, secure document exchanges, and data‑driven decision‑making.

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.