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Q: What’s 12 digits long, 20 years old, and has been largely hidden until recently?

A: UPRN

We all know our postcode, but can we recite our Unique Property Reference Number (UPRN)?

The UPRN has been around for 20 years and provides a unique number for your property. 

If we could all recite it, it would make filling in delivery addresses so much easier and for property related service provides it would make exchanging information between us so much more reliable than trying to match mistyped address strings.

If you want the ability to embed this functionality in your systems check out our API here, or get in touch with Paul Albone, COO at tmgroup on Paul.Albone@tmgroup.co.uk

tmgroup have welcomed the recent digitisation of Dudley Metropolitan Borough Council’s LLC data, as the Local Authority became the 20th to have their Local Land Charges (LLC) data digitised since HM Land Registry’s Local Land Charges Programme began.

tmgroup are proud to say they’ve been fully integrated with the digital Local Land Charges Register since it launched on Wednesday 11th July 2018 – with the digitisation of Warwick District Council’s Local Land Charges (LLC) data. tmgroup even celebrated the very first LR Business Gateway order being placed via tmconvey at 9.22am on launch day, and shared the historic moment with Brethertons LLP, who had placed the order for their LLC1 that morning.

Paul Albone, Chief Operating Officer (COO) at tmgroup comments:

“The launch of HM Land Registry’s Local Land Charges Programme marked an exciting step forward for the property industry, and tmgroup have been proudly supporting the rollout ever since. We look forward to continuing to work together to deliver further improvements in the future, which will help to streamline the conveyancing process even more, making time for all those involved in it.” 

HM Land Registry’s Local Land Charges Programme has been working with Local Authorities to create a national local land charges services that will speed up searches and reduce their cost.

Dudley Metropolitan Borough Council is one of around 350 Local Authorities who will have their Local Land Charges (LLC) data digitised across 2021 and beyond, and tmgroup will continue working closely with HM Land Registry throughout the rollout of their digital Local Land Charges Register.

Did you know? Poor wellbeing reaches far beyond an individual’s mental health. Where employees are struggling, businesses can also see an impact on everything from employee engagement and staff retention, through to absence levels and time to hire. 

Here, Caroline Brown, Human Resources Business Partner at tmgroup, shares some of the quick wins and initiatives that can help to change wellbeing for the better and put people at the forefront of your business culture, many of which tmgroup have already introduced themselves.

1. Send out a positive wellbeing statement

A really good way to kick-start your wellbeing journey is for your business leaders or HR team to issue a positive wellbeing statement to all employees – including:

• Acknowledging the pressure the industry is under and the increasing need to support one another in these challenging times

• Confirming your commitment to putting wellbeing in the spotlight

• Reminding employees of the internal support already in place 

• Signposting to Mind, The Samaritans, and more

• Introducing some of the new internal initiatives your firm will be rolling out (see inspiration below, or sign up to this webinar on Humanising Wellbeing in the Workplace)

2. Shut the office and give everyone a much-needed break

An extra day off – particularly a Friday preceding a bank holiday Monday, or an extra day off over the Christmas break – can give everyone time back in their week to relax and unwind with their families.

For example, Lyons Bowe have recently announced that they are closing their office for a "Lyons Bowe Bank Holiday" to say thank you to every single member of their team; to give them a day to spend in the sun with their families and a well-earned long weekend, as Paul Lyons, Managing Director comments:

"The directors of the firm wanted to find a way of thanking our staff for all their hard work over the last 18 months. To say that their efforts have been incredible would be an understatement. We could have gone down the more traditional route of giving out gifts, but we thought closing the firm down for one day and allowing our staff to have an extended August weekend was a better option. We might keep it as a tradition going forward, “the Lyons Bowe Bank Holiday” along with our monthly “Pizza Fridays”.  We are working hard to try to build the right culture, one where our staff are not only valued but given the opportunity to work in an environment which ensures that they have the right work/life balance whilst still having fulfilled careers. Developing that kind of culture is not easy in a law firm because of the historical pressures created by the profession. This is just a small step towards the development of the right type of culture."

3. Make time to stay connected  

Whether your teams are working in the office or remotely, blocking out time for social interaction is beneficial for everyone – not only for the immediate respite from a busy day, but for overall team bonding and sense of togetherness that can support longer-term mental resilience. 

Here are some ideas to encourage your employees to take some down-time and mentally recharge:

• Schedule monthly calls (or face to face meetings, if possible) for small groups of colleagues to get together and chat over a cup of tea. 

• Organise for HR representatives and/ or line managers to set up dedicated calls to ask employees about their mental health and wellbeing.

• Plan regular social events. For example, introducing a Friday quiz night (or lunchtime quiz in the working week), chocolate tasting, and more. 

4. Encourage everyone to get outside more often

Spending time outdoors is critical to mental health and wellbeing. It was even recognised during Mental Health Awareness Week 2021 – with the theme of “Connect with Nature”.

How do you encourage all of your colleagues to get outside more often? Nature-themed photography competitions, walking challenges, and even posting out packs of sunflower seeds can all help to shift the dial on how much time everyone spends outside. You could also encourage the virtual commute, cycle to work schemes, and more! 

5. Post surprises, care packs and treat boxes

Treats and surprises can go a long way in brightening someone’s day. 

Everything from sending out Easter Eggs or Advent Calendars, to company-branded hoodies and high street vouchers can all help to put a smile on your colleagues’ face and make them feel appreciated. 

Of course, budgets will vary from firm to firm, but remember… it’s the thought that counts! 

6. Send out e-cards to say thank you and keep in touch

e-cards are a great way to reach out to your colleagues. These can be as simple as designing something on a free design platform (such as Canva) to email to everyone, or getting a designer involved to create some bespoke, branded templates for your firm to use. 

When and why you send them is completely up to you! Perhaps you want to acknowledge individuals for their recent efforts, send a company-wide message in support of Mental Health Awareness Week or just to say “we miss you” to colleagues working remotely. 

7. Support a mental health charity 

In your shift to becoming a more wellbeing-centric firm, supporting a mental health charity can help to highlight your commitment to the cause and help reinforce the message that everyone is genuinely supportive of mental health and wellbeing. You could even ask employees to vote for or nominate a cause close to your heart. 

If you’d like to find out more about improving wellbeing across your firm, sign up to our “Humanising Wellbeing in the Workplace” webinar on Tuesday 3rd August 2021. Click here to register.

tmgroup are pleased to announce that they have today been wholly acquired – for £91.5M – by Dye & Durham, a leading provider of cloud-based software and technology solutions designed to improve efficiency and increase productivity for legal and business professionals.

This marks an exciting new chapter for tmgroup, as well as group subsidiaries mio, Property Searches Scotland and Conveyancing Data Services (CDS), as they join a well-established and broad group of property market businesses – including Property Information Exchange, PSG, Index, Stanley Davis Group, Lawyer Checker, FCI and Terrafirma.

tmgroup are well-aligned with Dye & Durham’s vision

Bringing together over 20 years’ experience to support all connected parties across the chain with the latest, innovative solutions to help improve communication, efficiency and collaboration, tmgroup are well-aligned with Dye & Durham’s vision.

Tom Durbin St George, MD UK&I, Dye & Durham stated: “Dye & Durham has grown significantly over the past few years through the acquisition of key businesses that support our strategy as a global technology company.  We seek to bring the best people, technology, and product brands together for the benefit of our growing customer base, and we are now excited to welcome tmgroup to the Dye & Durham family.”

Joe Pepper, tmgroup CEO, added “This represents a huge opportunity for tmgroup, and we look forward to everything our next chapter has in store, as we continue to play a leading role in improving the property transaction process for the benefit of all.”

If you have any questions, please get in touch with your Client Relationship Manager.

About Dye & Durham

Dye & Durham Limited is a leading provider of cloud-based software and technology solutions designed to improve efficiency and increase productivity for legal and business professionals. Dye & Durham provides critical information services and workflows, which clients use to manage their process, information and regulatory requirements. The Company has operations in Canada, the United Kingdom, Ireland and Australia, and has a strong blue-chip customer base that includes law firms, financial service institutions, and government organizations. Additional information can be found at www.dyedurham.com

ESG, more formally known as Environmental, Social and Governance criteria, is undoubtedly complex - with nuances, reliance on multiple data sources, and more! Yet it's something law firms need to develop a greater understanding of, as investors are increasingly looking to improve sustainability measures across their portfolios.

To give property professionals a head start on what they need to know, tmgroup have partnered with Landmark for a tm:tv “ESG” special. Led by Professor Robert Lee – and featuring Tim Clare, Consultant at Anthesis Group (amongst others) – the panel will take an in-depth look at “What are the implications of Environmental, Social, and Governance (ESG) criteria for corporate transactions and real estate?"

• Thursday 15th July 2021
• 12 noon (1 hour)
• Click here to register

As Professor Robert Lee, Head of the Law School and the Director of the Centre for Legal Education and Research at the University of Birmingham and one of the UK’s most respected environmental academics and commentators said:

“ESG is burgeoning in its topicality and data plays an instrumental role in the accurate assessment, management and reporting of environmental, social and governance metrics. I am delighted to speak with Tim Clare from Anthesis as part of the tm.tv interview series, where we will consider the implications of ESG criteria for corporate transactions and real estate."

For more information about tm:tv, as well as additional sessions on Environmental, Social and Governance (ESG) criteria, visit the tm:tv hub.

tmgroup, the leading provider of property searches and data, are excited to announce that they can now support their clients in meeting HM Land Registry’s Digital ID Standard (Safe Harbour) - thanks to their partnership with Thirdfort and the launch of a new ID check, which incorporates Government-grade security.

Try the new Thirdfort Standard ID (Safe Harbour) Check FOR FREE before Friday 18th June

To celebrate the launch of the new Thirdfort Standard ID (Safe Harbour) check – now available on tmconvey and tmconnect – tmgroup and Thirdfort are inviting property professionals to try this new service for FREE, for a limited period.

This offer is available Friday 4th June to Friday 18th June 2021 inclusive, and also extends to orders placed for the Thirdfort Original ID Check and the recently enhanced Source of Funds Check, too.

To claim their free checks, property professionals need to either get in touch with their tm Client Relationship Manager, or contact Martin Manning, Head of Account Management at tmgroup on martin.manning@tmgroup.co.uk. Please note, the offer is only open to new Thirdfort customers.   Please talk to your tm Client Relationship Manager if you have previously ordered any Thirdfort products and would like to try the NEW Thirdfort Standard ID (Safe Harbour) check.

Click here to read the full Terms and Conditions

What’s changed?

HM Land Registry’s Digital ID Standard was announced 12th March 2021. If followed, these standards mean HM Land Registry will not pursue conveyancers who comply with the Standard in any recourse claim resulting from the registration of a fraudulent transaction on the grounds that identity checks were inadequate.

The standards are set to benefit conveyancers and consumers alike by encouraging convenient and highly secure identity checks, streamlining the conveyancing process and providing much needed clarity by driving the industry towards a clear set of standards.

More information about how Thirdfort’s Standard ID (Safe Harbour) check meets HM Land Registry’s new requirements can be found in this webinar. 

Click here to see sample PD results – for a seller or purchaser client.

tmgroup and sales progression solution mio are pleased to announce that they have signed up as ESTAS partners for The ESTAS Forum & Awards 2021, which will be hosted at the Grosvenor House Hotel in London on Friday 22nd October in what will be the first major live industry event for the property sector post pandemic.

As Simon Brown, ESTAS Founder commented:

“The ESTAS Forum & Awards in October will be attended by agents, conveyancers and brokers with the theme of ‘Working Together Better’. We will be putting the relationship between different property professionals under the microscope to see how they can speed up transaction times and ultimately provide better service to home movers. We are therefore constantly looking for supplier partners who are committing to helping firms improve their services to consumers. tmgroup and mio are perfect examples of companies who can provide robust solutions to help property professionals deliver exceptional service which is what ESTAS is all about.”

tmgroup are proud to support property professionals with the latest, innovative solutions

tmgroup make the complexities in the property transaction beautifully simple; bringing together over 20 years’ experience as a leading provider of property searches, as well as related data and technology services, to support all connected parties across the chain. Through the recent addition of mio, a new sales progression software, which improves transparency for everybody involved in the transaction, tmgroup are well-placed to support the industry with the latest, innovative solutions to help improve communication, efficiency and collaboration. 

As Joe Pepper, CEO at tmgroup added: 

“Effective collaboration is crucial to speeding up the home buying and selling process. Both tmgroup and mio are delighted to underline our commitment to driving and encouraging collaboration through our partnership with The ESTAS. Thankfully, we’re starting to see huge transformation across the residential property industry and we’re proud of the role we’re playing in delivering innovative technologies, such as mio’s sales progression platform and tmgroup's conveyancing solutions, both of which improve business efficiencies and transparency across the chain. We are very much looking forward to being part of The ESTAS 2021 and celebrating the ongoing success and resilience of the property industry.”

Tickets for The ESTAS can now be reserved at reserve-tickets 

Planning may be top of everyone’s minds right now, but the data underpinning it is in desperate need of an overhaul, according to the panel of the latest tm:tv session “Understanding the value of planning data”:

- Paul Addison, Owner of DevAssist

- Stuart Tym, Planning Lawyer (Senior Associate Solicitor) at Irwin Mitchell 

- Max Jarmey, GeoSpatial Analyst & Product Manager at LandHawk

Led by Martin Manning, Head of Account Management at tmgroup, the session focused on how the UK needs to take a long, hard look at how it utilises planning data to help conveyancers and their clients make more informed decisions about the potential changes on their doorstep – before they complete on a purchase.

The quality of planning data is a postcode lottery 

One of the key blockers to achieving this is the varying degrees of quality and available planning data across the different Local Authorities. This is an area where a Government-led standardisation initiative – similar to the current digitisation of the LLC data – could drive seismic change in the use and processes surrounding planning data. However, this would be quite the task, as Stuart Tym commented: “The quality and availability of data varies massively between different Local Authorities, with the better ones having portals with interactive maps and the ability to look at the properties in the immediate vicinity, whilst others have such limited functionality that you can only search against the individual planning application reference - and not even search against the property itself to help reveal any past or associated applications. We need to move to a place where everything is stored as data – not documents – as it’s also very time-consuming to open and review several individual documents all called ‘planning application’ to find the information you need.”

These inefficiencies were further highlighted by Max Jarmey, who commented: “The access to raw planning data as it currently stands is often manual and really time-consuming for people to manipulate, manage and use. This was recently discussed in the ‘Changes to the current planning system’ consultation in 2020, which has since released a mission statement for information being findable, accessible, re-offerable and reusable. Unfortunately, there is a significant lack of controlled standards and we need to explore new ways of opening up Local Authority data in a more consistent and usable way – similar to what we’ve seen with the formation of Geo6 and the release of OS and Coal Authority data – to make a real difference.”

“Use it or lose it” would help address the problem of older applications being lost from sight 

Despite these good intentions, historical data also poses unique challenges in the standardisation of planning data, as Stuart Tym commented: “Historical data never ceases to cause issues for us. For example, if a planning application is much beyond the 2005/ 2006 creation of digitised planning registers, they will have been scanned and named with no standard concept, and I’ll end up reviewing 50 documents all called “planning application” to piece together the information that I need. This is in need of a substantial review, otherwise we risk being stuck with a system of pre-2020 vs. post-2020 data. We must find a way to bring them all into one place.”

One possible solution is to cleanse old data out of the system with a “use it or lose it” policy against older, existing and approved planning applications, as Stuart Tym continued: “When it comes to the issue of cleaning historical data out of the system, it could really help to introduce a “use it or lose it” policy to avoid incidents of applications from the 70s – which could have been sat in the back of a cupboard, with no visibility for the Local Authority, conveyancer or their client – suddenly cropping up and coming to fruition, and subsequently turning someone’s beautiful field view into an estate of 200 houses.”

It may not be quite as simple a solution however, as Paul Addison explained: “How do you force a developer to go ahead on a site that they are very fearful of getting a return on? Developers have always been accused of land banking, but it makes sense to build to meet sales demand. The other challenge we have is a skills shortage – and Brexit has not helped the matter – so it genuinely isn’t possible for even the biggest developers to increase their volumes from 10-12,000 units a year to 16,000 to make use of all of their sites, even if they wanted to. It would be more practical to review how all data is inputted and managed by the Local Authorities themselves. Rubbish in, rubbish out, as they say.”

Data must be readily available for everyone

It’s not just about the quality and consistency of the data either. It’s also a matter of making the data accessible for everyone involved, no matter how qualified they are, as Max Jarmey commented: “We need to democratise planning data and make planning applications more accessible and understandable. As it currently stands, unless you are an architect, it’s quite hard to decipher. There is potential for 3D models to make a difference here and some projects are already underway experimenting with this technique in and around the London boroughs.”

There also needs to be changes to the way in which developers are obliged to publicise planning applications, as Stuart Tym commented: “The rules haven’t changed since the 70s, and so it still stands that the minimal legal requirement is to advertise a planning application on a lamppost, and place an ad in the local paper and so on. This approach drastically needs updating to start including new communication channels, such as social media.”

All data must be captured in one system

Yet even if all of these issues were to be resolved overnight, the very definition of planning data needs to be reconsidered in line with a thorough review of exactly what should be included, from which sources, and where exactly it could and should all be captured – all in one place. 

Particularly as useful planning information reaches far beyond the realms of current, active planning applications, as Paul Addison commented: “There is so much planning-related data out there that has the potential to affect the long term value and enjoyment of a property, including Strategic Housing Land Availability Assessments (SHLAA), Neighbourhood plans, and more. We’re even at a point where Greenfield land isn’t safe, especially in areas where Local Authorities don’t have a robust plan for meeting their housing supply needs over the next 5 years, as this creates opportunities for developers to bypass traditional planning applications and build wherever they like.”

There’s the further complication that all changes aren’t recorded under traditional planning applications and therefore not visible to conveyancers or their clients either, as Stuart Tym commented: “The change of purpose of agricultural land does not require an formal planning application to be approved, for example, so a homebuyer could get an unpleasant surprise when the use of a picturesque field suddenly changes. There are also exceptions when it comes to the change of use of a nearby building – a Class E change – such as a shop changing to a dance studio, which wouldn’t be captured in a standard planning application in the local area.” 

As the session came to an end and the true complexities of transforming planning data had come to light, Martin Manning concluded: “There’s lots of data out there that isn’t accessible in a single location, making it harder for conveyancers to investigate, and easier for something significant to get missed. In the years ahead, we really need to focus on capturing this data more accurately and consistently, all in one place - that’s the crux of the issue.”

What do you think? Find out more by watching the full tm:tv session here.

Ransom strip causes headaches for property developers in Essex, amid 5 years of legal wrangling. Image source: Daily Mail | Copyright Cascade News

Q&A: Why does your client need a Highways Search?

The simple answer is that highways can be really complicated. There are lots of potential pitfalls out there to trip people up. For starters, there is the General Boundary Rule, and then the Council of Mortgage Lenders Handbook (CML) have expectations that, in addition to ‘usual and necessary searches’, the ‘boundary must be clearly defined.’ It doesn’t stop there, but these two do present solicitors with complications that need to be resolved.

Q&A: What if I don't order one - what are the risks to my client?

Put simply, imagine that you have bought a property but you can't access it or have to pay extra to buy another piece of land in order to access it. Far from ideal for many reasons.

We’ve all probably heard about homeowners who cannot access their home because of a ransom strip and the lengthy problems that they can cause, but imagine just how catastrophic this could be for a developer or for a commercial transaction.

Q&A: Are there any cases in which a Highways search would have been useful?

There are a few well-known cases which relate to highways, and the most famous or often cited cases are:

1. Stokes and Cambridge (1961) which established the value of ransom strips at 1/3 of the value they create; and

2. Gooden vs Northamptonshire CC (2001) where a developer had to redesign the layout of the estate as access to a certain road was denied.

There are plenty of others, but I will leave it there. 

Q&A: Does the Highways search do anything else?

Aside from answering the questions, it also gives you certainty about access, or time to resolve any issues that may be highlighted. For these reasons, it is always best to conduct the search at the start of the transaction when all the other searches are ordered.

For example, you might need to get defective title insurance or negotiate a right of way with the person who owns the land between your plot and the highway, and all of this can take time, so it makes sense to give yourself as much time as possible to do this.

Q&A: Who provides highways searches?

As with the majority of searches on tmconvey and tmconnect, there are a variety of products to choose from, so here is a quick summary of the highways searches currently available:

• Local Authority highways enquiry (HighwaysLA)

The ‘Local Authority highways enquiry’ raises the following questions. Please note, the search result will depend on the information provided by the relevant Local Authority.

1. Can you confirm that the Property immediately abuts onto a publicly maintainable highway and there is no intervening land between the Property and the public highway (if there is, is it within the Property's ownership and what is its status?)

2. Are there any road improvements or widening schemes in the area or any road closure orders affecting roads around the property.

3. Can you confirm that there are no public footpaths on or over the property?

4. Is there any information available regarding any future improvements or developments which may affect traffic flow around the land in question?

• Local Authority Highways Lite (HighwaysRA)

A less comprehensive alternative to the ‘Local Authority highways enquiry’, only 2 questions are raised in the ‘Local Authority Highways Lite’ search. Please note, the search result will depend on the information provided by the relevant Local Authority.

1. A copy of your highway records showing which roads are maintained at public expense and which are not?

2. A copy of your plan showing the extent of the highways and adopted roads in relation to the property and the plan submitted to you?

• Highway search standard with opinion Commercial (PVHwayOC) 

This search asks the same questions as ‘Local Authority highways enquiry’ – as seen above. In addition, with a green, amber, red professional opinion based on the local authority responses in proximity to the property, so potential issues can be quickly identified within the report.

• Highway search standard with opinion Residential (PVHwayOR)

This search asks the same questions as ‘Local Authority highways enquiry’ – as seen above. In addition, with a green, amber, red professional opinion based on the local authority responses in proximity to the property, so potential issues can be quickly identified within the report.

• Argyll Site Solutions Highways Report

Designed for residential and commercial conveyancing transactions – up to 15 hectares – the Argyll Site Solutions Highways Report provides information relating to:

• Road Adoption Status

• Footpath Adoption Status

• Verge Adoption Status

• Traffic Schemes & Orders

• Scheduled Roadworks

• Existing Rights of Way

• Proposed or Amended

• Rights of Way

You can see a sample report here and read more about the report here.

Q&A: How can I order a highways report?

All of the above-mentioned searches are available to order on tmconvey and tmconnect. 

In the first instance, you can also take a quick look on tm’s mapping data layers to flag any potential issues while waiting for the results to be returned, which can better help manage client expectations in advance, as Penelope Meadows, Solicitor, LSC Finance Ltd comments (November 2020):

“tm’s data layers are amazing! Whilst we appreciate that a full highways search is always advisable, being able to check the highways layer and see at first glance whether there may be any issues in this regard allows you to manage your clients expectations at a much earlier stage of the transaction.”

For more information please get in touch with your Client Relationship Manager or our Client Services team on 0800 840 5571 or email helpdesk@tmgroup.co.uk