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HMRC has announced that CON29 searches provided by Local Authorities will include VAT from 4^th July 2016.

Will this affect the price of local searches?

It is not yet clear how prices will be affected. Some Local Authorities have indicated that they will absorb the cost of the VAT; some will take the opportunity to review their pricing altogether; some will simply add VAT to their Con29s; and others have yet to decide.

If prices do increase, then it is only the Con29 element of the local search (& any optional questions) that would be affected, as the LLC1 element of the search remains non-vatable.

What does this mean for my clients?

If prices are affected, then it would be prudent for conveyancers to inform clients of this potential increase.

Will this change the CON29 form which is provided by the Law Society?

Yes, the Law Society have made samples of the new forms available on their website. View new CON29 forms

What should I do?

We will keep you informed, giving you as much notice as possible of any price changes. Rest assured that if the prices of local searches are increased, VAT will be added at the point of order as with other searches and you need make no other change.

Further information 

Revised CON29 & CON29O forms

If you have any questions or concerns please contact your account manager or the helpdesk by calling 0844 249 9200 or emailing helpdesk@tmgroup.co.uk

Property Searches Scotland (PSS) has announced that it has achieved 20% market share of the Scottish residential conveyancing search market within just 4 years of being established.

Part of the tmgroup family, Property Searches Scotland was launched in 2012 after commercial director Michael Tolland (pictured right) identified the burgeoning opportunity to provide fast, accurate and cost-effective property searches to the Scottish conveyancing market.

The company is now the fastest growing search company in Scotland with more than a fifth of residential conveyancers ordering searches from them and more than 25% using their services for remortgage work.

Providing the full suite of property searches required by conveyancing professionals in Scotland, England & Wales, PSS also offer a range of anti-money laundering products.

As part of tmgroup, PSS can call upon their parent company’s significant technological capabilities to maintain the best search turnaround times in the Scottish market. Not only that but PSS recently achieved a ‘world-class’ Net Promoter Score of 79, making it comparable with just a few elite companies across the globe.

Net Promoter Score is a universal customer satisfaction metric which measures how likely it is that a customer would recommend a company to a friend or colleague on a scale from -100 to +100. Surveymonkey’s NPS benchmark (an average of 76,147 organisations across 2015 and 2016) was 33, meaning that Property Searches Scotland sits among the top 25% of companies in the world for customer service.

Michael Tolland said of the news:
“I’m really pleased that we have reached this milestone but certainly even happier for the team that their hard work is being rewarded with excellent customer feedback. Everything we do is with our customer firmly in mind and we look forward to introducing even more useful and innovative services soon.”

To learn more about how you can save time and money on your property searches, visit our website or get in touch:
Michael Tolland, Commercial Director | Michael.tolland@propertysearchesscotland.co.uk | 07415 613964
Debi Haren, Business Development Manager | debi.haren@propertysearchesscotland.co.uk | 07943 066314
Alastair Graham, Business Development Manager | alastair.graham@propertysearchesscotland.co.uk | 07943 066315
Mark Welsh, Business Development Manager | mark.welsh@propertysearchesscotland.co.uk | 07484 008686

tmgroup has announced 'Because You're Worth it' - a programme of unique CPD sessions designed to give conveyancers the confidence and knowledge they need to market and price themselves effectively.

Half of conveyancing firms have increased their fees over the past 6 months, a tmgroup survey has revealed.

The survey, conducted throughout the first part of 2016 by leading property and data provider tmgroup, asked conveyancers: “When was the last time your firm increased your conveyancing fees?”

It was revealed that 50% of firms surveyed had increased their fees within the previous 6 months and 80% had done so within the previous 2 years.

However, for 17% of firms it had been more than 2 years since they last increased their conveyancing fees and 3% said they had reduced them instead.

The subject of pricing is something of a hot topic in the conveyancing industry at the moment so tmgroup are on a mission to help conveyancing firms claim what is rightfully theirs in this respect, with a new events programme called ‘Because You’re Worth It’. The free events aim to help you analyse your firm from the ground up before rebuilding your approach to marketing so you can harness the potential that lies within and set your fees at the correct level.

Sales & marketing director at tmgroup, Ben Harris said:
“We are really pleased to announce these special events which will help conveyancers understand how to communicate their unique selling points better. With a really interesting selection of topics and a range of expert speakers to be announced shortly, we know that this programme is going to give conveyancers the confidence and knowledge they need to market - and price - themselves the way they should.”

Book your place

Because You’re Worth It | Conveyancing CPD

Birmingham – Wednesday 22nd June
Bristol – 23rd June

A Manchester Law Firm, BBS Law, has saved days of intensive administrative work by using tmgroup’s Land Registry Register Extract Tool when processing property portfolios. BBS Law are a boutique commercial law firm of choice and provide proactive, lateral thinking, efficient and cost-effective advice.

Partner Daniel Berger (pictured) heads up the property department, which has acted for substantial real estate clients for many years. The highly skilled property team delivers advice on a wide variety of property transactions and issues.

However, with the undertaking of property portfolios, there was one particular process which caused BBS Law problems. Daniel said:

“Whenever we’ve undertaken a property portfolio, we’ve always found the bulk order of title information from the Land Registry to be a tiresome and repetitive job.

Ordering title information from the Land Registry for just one or two properties can sometimes be a cumbersome affair, let alone when processing a portfolio of 50, 100 or 1000 properties. Daniel continued:

“The process generally holds up one of our secretaries for at least half a day to work on it and that’s just for a relatively small portfolio.”

With larger portfolios the administrative work scales dramatically because much of Daniel’s time was taken up by manually interpreting the initial plans and deciding which title numbers to order registers against.

The Land Registry tool, which was created by tmgroup as part of a collaborative development with existing clients, helps solve this issue by integrating with the Land Registry to bulk order title information and export it in a manageable, easy to use format. Speaking about his initial experiences with the unique service, Daniel said:

“We instantly saved more than half a day of processing time and received the information online in one go in a really easy-to-use format which did away with all of the hassle usually involved with interpreting the data. I would absolutely recommend tmgroup’s LR Extract Portfolio Service to any conveyancing firm undertaking a property portfolio.”

The service has also been independently verified by Legal Eye, a leading provider of best practice, risk management and compliance services to the legal services market. Managing Director, Jaunita Gobby said:

"Legal Eye (subsidiary of ULS Group) conducted an extensive audit of the tm LR Register Extract Service. The information was cross-referenced with the Official Copies (OC1s) and the data was 100% accurate. The audit has shown that the service is able to accurately pull through the exact information from the registers onto its portal so as to make it more user friendly and accessible to its clients. The tm summary screen gives a helpful indicator to detailed information contained within the OC1 which lawyers can then refer to. In our opinion lawyers should feel satisfied that the information provided on screen via the LR feed matches the information relied upon in the OC1s."

The tool is available now for commercial conveyancers through tmconvey. Learn more

tmgroup have announced a unique CPD series that aims to help conveyancers understand why 'they're worth it'. Register >

tmgroup are on a mission to help conveyancers claim what is rightfully theirs, with a new events programme called ‘Because You’re Worth It.’

The programme is designed to help conveyancers to ensure that their client sees the value in the service they offer, from setting up new business relationships through to demonstrating the breadth of support and knowledge you bring when helping them buy the right property.

The sessions will stress the importance of firms using their in-house expertise to maximise their customer service as well as ensuring they market their services effectively by communicating their unique values. Just 1 in 10 home movers chose the conveyancer that quoted the cheapest fees last year, so it would appear that conveyancing clients understand what represents value for money and are certainly willing to pay for what they consider to be good service.

Indeed, in a competitive sector with many challengers, traditional law firms are in a great position to understand what clients want and how they can present themselves attractively to win more business and improve service to keep clients happy and tmgroup have created this programme to help conveyancing firms do just that.

Sales & marketing director at tmgroup, Ben Harris said:
“We are passionate about making sure that conveyancers understand how to communicate their value to prospective clients and then prove this through every interaction with a client. We’re delighted to bring this exciting and unique CPD programme to conveyancers in which our experts will arm them with the tools they need to assess their current position and make the most of the opportunity.”

With experts from across the sector, the first seminars will take place on June 22nd and 23rd in Birmingham and Bristol with more to follow later in the year.

Learn more and register

7 out of 10 of home movers want to be updated by their conveyancer at least once a week on the progress of their property transaction, a report compiled by leading property and data provider tmgroup has found.

With the property market continuing on an upwards curve throughout 2015 and peaking before the SDLT surcharge came into effect on April 1st 2016,  conveyancers have been inundated with new cases and subsequently experienced unprecedented levels of chasing from clients, lenders and estate agents.

The Home Moving Trends survey, conducted by the Property Academy in partnership with tmgroup, asks more than 5400 home movers a number of questions designed to reveal how they found, selected and rated their conveyancers. Among the questions posed at the end of last year, respondents were asked: “How often do you want your conveyancer to update you?

Most clients want an update at least once a week
Continuing a trend from 2014, around 70% of home movers wanted to be kept updated at least once a week but perhaps the surprising part is that they still want an update even if there is nothing new to report.

Some only want an update when there is something to report
In contrast, the survey found that 22.1% of respondents only want their solicitor or conveyancer to contact them when there is something they need to know, such as when searches are returned or contracts are ready to be exchanged.

tmgroup account director Jon Horton said:
“With differing expectations from clients over how often you contact them, our advice is that you consult with each client at the outset and ask how frequent they would like progress updates. Tailor your contact with each individual client if you can but if you know you can’t meet their expectations, let them know as early as possible. 7 out of 10 clients are looking for weekly updates, so taking a leaf out of Transport for London’s book in providing a ‘There is a good service on all London Underground Lines’-type of message when things are just ticking over can offer the reassurance they need.”

Read the full report

tmgroup have announced the release of the “most comprehensive mapping capability in the conveyancing industry”, including content from Land Registry’s National Polygon Service.

In addition to the data provided by the Land Registry, tmgroup have announced that their new mapping will feature market-leading functionality including complex data layers, automatic property & road outlining and improved usability.

Data layers
Conveyancers are now able to filter complex data layers over maps when plotting properties, giving them access to more information straight away. With aerial imagery and Local Authority boundaries layered over the map, conveyancers can make informed decisions on a property from the outset, saving time and hassle. See the video below for a demonstration:

Automatic property outlining
Once a property location has been identified, tmgroup will automatically present the user with an outline of that property where possible, based on the Land Registry’s dataset.

Automatic road outlining
Once a property location has been identified, tmgroup enables automatic outlining of the adjoining roads where possible.

Improved usability
Designed so you can use it across desktop and mobile devices, tmgroup’s new mapping is completely responsive and has a full screen capability, allowing you to access more of the map on one screen.

This follows tmgroup’s rebrand in November 2015 when the company revealed three new services for property professionals: tmconvey, tmcore and tmconnect. The mapping will be available as part of tmconvey – tmgroup’s comprehensive conveyancing platform, giving property solicitors everything they need to manage a property transaction.

tmgroup Sales & Marketing Director Ben Harris said:
“We’re delighted to bring our new mapping to conveyancers with market-leading functionality and more features to follow. We took the time to review feedback from our customers and make this a user-led development to ensure that users can enjoy the very best mapping available to conveyancers today. We will be rolling out more enhancements to our service for conveyancers which will help join up the property transaction for all parties.”

Existing tmgroup customers should speak to their account manager to enable this functionality, whilst conveyancers not currently using tmconvey can sign up for a free, no-obligation trial. Contact us on 0844 249 9200 or email helpdesk@tmgroup.co.uk to get started.

The largest survey of home movers has returned, with more than 5400 respondents giving feedback on their experiences with their conveyancers. Conducted by the Property Academy in association with tmgroup, the comprehensive annual survey seeks to shed light on the opinions of those who have moved house over the previous 12 months, including how they found, selected and rated their conveyancers. Along with the results of the survey, we provide insight and interpretation of the findings as well as practical advice for conveyancers to implement to take their firms further.

This report is vital for law firms who want to understand what their clients want, what they are already doing well and what could be done to improve. Amongst the findings, conveyancers will discover…

Why homeowners want the human touch:

This year’s survey revealed that 8 out of 10 home movers are looking for their conveyancers to be good communicators. Around two thirds of respondents also told us that they are looking for evidence that you can be pro-active not reactive.

“Most home movers were very complimentary about their conveyancers, focusing on the human elements of customer service such as communication and approachability. But even when things do go wrong, you can ensure that you’ve provided the best possible customer care by pro-actively communicating with your client that you’re doing everything you can to resolve the issue, don’t wait for them to chase you."

- Jon Horton, Account Director - tmgroup

Why low fees alone won’t sway them:

In 2015, just 11% of home movers chose the conveyancer that quoted the cheapest fees. A reduction from 13% in 2014 and 18% the year before that. Surprisingly, it was also found that no-one in their twenties chose the conveyancer that quoted the cheapest fees or considered price to be important when choosing a property solicitor.

“Whilst it can be tempting to cut prices to be more competitive, for the past three years home movers have repeatedly told us that they are not choosing the conveyancer that quoted the cheapest fees. Know your value and explain what the client can expect for their money, rather than simply cutting prices to win more business.”

- Ben Harris, Sales & Marketing Director - tmgroup

Why estate agents could be your route to higher revenue:

In 2015, 51% of home movers chose their estate agent’s recommended conveyancer, compared to just 38% the previous year - an increase of more than a third.

“With estate agents now accounting for more than half of consumers’ choice of conveyancer, you can’t afford to be complacent when it comes to building strategic relationships with the right agents. Also, with a significant proportion of home movers returning to a conveyancer they’ve used previously, you should also focus your energy on ensuring that your existing client’s experience is a positive one which will, in turn, encourage them to use you again when they move in the future and recommend you to friends and family.”

- Ben Harris, Sales & Marketing Director - tmgroup

Download Home Moving Trends 2015

In a property transaction, information concerning a property's relationship with local Highways has not always been readily available for conveyancers to pass on to their clients but serious problems can arise if they aren't identified early on in the transaction.

Recent research conducted by tmgroup revealed that 1 in 10 conveyancers never order a Highways Search, so we sat down with Rebecca Hickey Head of Legal Product at Landmark Information Group to learn more about why it's necessary to obtain this information.

Highways, why can they be tricky?
For residential and commercial conveyancing transactions, it is critical to investigate the precise extent of the adoption status of highways in and around the perimeter of the site. For example, you may believe that the footpath in front of the building is indeed publically owned and adopted but in reality it might not be.

What if the path hasn’t been adopted?
There could be potential issues with access to the property and it could have implications for the property owner regarding responsibility for its future upkeep; it could even affect the potential for redevelopment.

And if this wasn’t identified during the transaction?
Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to transactions as well as pose a risk to the purchaser’s future plans for the site.

So conveyancers should investigate?
Absolutely. If you were to imagine a typical scenario where a purchaser is looking to buy a property and the surrounding land which abuts a neighbouring property and there is a shared access onto the land.  As part of the due diligence the purchaser’s solicitor would need to identify the exact status of the access and the ownership of the area. 

Is it publicly adopted by the local authority, therefore they are responsible for maintenance and granting access or is it privately owned?  In order for the transaction to proceed the status of the access way would need to be confirmed.

What implications could it have for the purchaser?
Well, the purchaser may need to purchase additional pieces of land, negotiate shared access or at least negotiate a regular payment towards repairs.  This will undoubtedly add time and complexity to the transaction, which is not what either party want.

Vital information then – so, what sort of barriers would one normally face when attempting to source Highways data from Local Authorities?

With each Local Authority, the turnaround times for gathering this Highways data can vary widely. The same goes for the cost of the information and the level of detail provided.

How can you have the peace of mind that you have considered all the necessary aspects regarding the highways around the site?
A Highways report is the best way to obtain peace of mind for yourself and your client on this matter. For example, the Argyll SiteSolutions Highways report provides answers on the adoption status of highways surrounding the site; details of any road improvement schemes as well as rights of way. The report is manually assembled by a team dedicated to the production of this report with years of experience in the collation and analysis of Local Authority data and all data is sourced from the relevant Local Authority, Highways Agency or the Ordnance Survey. The report is backed by £10 million professional indemnity cover and has a fixed price of £120 +VAT.

About Rebecca
Rebecca Hickey joined Landmark Information Group in 2006 and fulfilled a number of different roles, including Project Manager and Senior Product Manager before taking the role of Head of Product (Legal Division) in 2015.

Vanessa Moscardo-Parker, Account Director at Landmark Information Group, talks us through RiskView Residential – a brand new all-in-one report for conveyancers available through tmgroup.

tm: RiskView Residential - what is it and who is it for?
V M-P: “RiskView Residential (RVR) is an all-in-one environmental report for residential property transactions that incorporates four Landmark reports into one. Now available through tmgroup, the report is supported by an online viewer so both conveyancers and consumers can log into our system to explore the results further.”

Why is it needed?
“Well, the report tells a conveyancer exactly what they need to know, presenting any risks to the property up-front and in an easy-to-read format. Also, it means you can offer a fixed fee rather than having to keep asking their clients for more money to cover extra reports. Another great aspect of the report is that the online viewer points the buyer in Landmark’s direction to help stream technical questions to the environmental experts, rather than the solicitors advising on the data.

We believe in making time for conveyancers here at tmgroup, how does this new report 'make time' for conveyancers?
“Landmark’s strapline for this report is ‘simple, helpful and accessible’ and that’s exactly what it is. In terms of making time for conveyancers, we’ve been finding that it saves around two thirds of the time it would take for you to check for environmental issues, so it lets you concentrate on other matters. The feedback during testing was that the copy and pastable text was by far the most useful part of the report as it really did save the solicitor and buyer a huge amount of time.”

How can home buyers make use of it?
“Using the online viewer, they’re able to visualise all of the data on one single map and get a better idea of how these factors could affect their purchase. They’re then able to contact the relevant expert for guidance and support to help them interpret the data correctly and answer questions themselves.”

What does the report include?
“The report reveals risks to the property associated with contaminated land and flooding, as well as energy and infrastructure and ground stability.”

What is the standard turnaround time?
“The same as a normal environmental report - turnaround will be 24-48hrs.”

Can you expedite this report?
“There’s no real need to do so as it’s back so quickly.”

What have you got planned for RiskView Residential in the future?
“We believe that the future is online for Landmark and with the majority of industries already using this format, it’s been extremely exciting developing this product. RVR will be developed as we get feedback from clients. The interactive ability of being able to visualise your property, the local area and any impact environmental risks have on your purchase will give the client a greater ability to make their own informed decision in a much better way.”

RiskView Residential
Environmental due diligence for every transaction with one simple report.
If you’d like to start saving time on your environmental property searches, RiskView Residential is now available to order through tmgroup. Contact your account manager or alternatively, call our helpdesk on 0844 249 9200 or email helpdesk@tmgroup.co.uk to get started.

About Vanessa
Vanessa Moscardo-Parker joined Landmark Information Group a number of years ago and is now Account Director.  Previously spending a number of years working with the property industry dealing with both new homes developers and housing associations across the country.  Vanessa works nationally for Landmark and is a regular provider of a range of environmental CPD courses for solicitors.