On Wednesday at 1pm, IPSA Kind Of Magic turns its focus to something conveyancers mention more than ever: the rising wave of information being pushed into the property search process. Hosted by Gareth Wax and joined by myself, Hamish McLay, we will also be joined by Jackie Dyson, bringing further insight into how today’s searches are interpreted in practice.
Many in the sector say the issue is no longer a lack of data. It is the opposite. There is now so much information that it becomes difficult to pick out what actually matters. Planning records are broader, environmental reports contain extra layers and climate datasets grow every year. Buyers then receive documents that look thorough, yet often raise more questions than answers.
Local authorities are supplying more transparency too. It is well intentioned, although not always consistent. Some councils have digitised years of material without restructuring it, while others release entries that are duplicated, outdated or no longer relevant. Conveyancers trying to interpret this are left wondering which items carry weight and which can be safely discounted.
Automated tools add another layer. Software can extract information quickly, yet it cannot refine it in the way an experienced search agent can. A report might flag dozens of items, although only one or two hold genuine significance. This places more pressure on conveyancers, who are already handling growing caseloads and increased compliance expectations.
Lenders and insurers are asking for additional checks as well. Climate scoring, predictive modelling and expanded environmental triggers are becoming standard in some transactions. Yet these results do not always align with council records, leaving conveyancers to reconcile multiple sources that do not speak to one another.
Buyers feel this too. Many now receive search packs that are heavy on technical detail and light on explanation. Instead of reassurance, the volume of information can create unnecessary concern. Conveyancers then spend time managing expectations rather than progressing the file.
This is where independent search agents continue to play a crucial role. Refinement, local knowledge and context remain central to producing searches that conveyancers can rely on. Understanding how a particular council records information, identifying where inconsistencies occur and clarifying what is genuinely material helps prevent delays later on.
Across the industry, there is a growing feeling that what people need is not more data, yet clearer data. Slimmer, better-structured reporting is becoming a priority. And with Material Information Parts B and C expected to increase the volume still further, the ability to refine information rather than simply extract it is becoming more important than ever.
Transparency is essential, although usability matters just as much. A search that overwhelms does not help buyers, lenders or conveyancers. A search that explains and clarifies remains one of the strongest tools in the process.
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