Protecting property rights: how HM Land Registry works with customers and regulators to improve conveyancing

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Working together to protect the integrity of the register

We recognise the vital role that conveyancers and other professionals play in maintaining the integrity of the property system, and they do so in the face of significant pressures, including increasing workloads and more complex transactions. The vast majority of applications received by HM Land Registry are submitted correctly. They are complete, accurate, and made by individuals who are authorised to do so. These high standards are fundamental to the effective operation of the whole property market.   

On rare occasions, however, we encounter applications that give rise to serious concerns, such as dishonesty. Referring to regulators is about addressing those concerns that could compromise data integrity or public confidence in the profession. It is not about honest mistakes or avoidable requisitions. 

Where serious concerns persist or cannot be resolved, we will consider referral to the Solicitors Regulation Authority, the Council of Licensed Conveyancers or CILEX Regulation.

Our approach

Where we identify a serious concern, our first step will be to engage with the individual and/or firm concerned. This enables us to clarify the position, understand what has gone wrong, and consider whether the issue can be resolved. 

We will share the information that has prompted our concerns, explain why the issue matters, and offer guidance to help avoid similar problems arising in future. Our aim is to be transparent and supportive wherever possible. 

Where concerns cannot be satisfactorily resolved or where the concerns are so serious that immediate referral is warranted, we will refer the matter to the appropriate regulator. The regulator will then decide whether the matter meets their threshold for investigation and, if so, what action should follow.

When would we consider referring a firm/individual to a regulator?

Below is a non-exhaustive list of examples of when we might consider referring a firm or individual to a regulator.

• Dishonesty, such as manipulating or re‑using signatures. Where this amounts to fraud, we may refer immediately.
• Misrepresentation, such as holding oneself out as a regulated legal professional when this is not the case.
• Repeated competence concerns, such as failures to check deeds before submission.
• Repeated systematic concerns such as the repeated loss of deeds.

Regulators have welcomed this approach.

Stephen Ward, Director of Strategy & External Relations at the Council of Licensed Conveyancers (CLC), has reflected on how this supports their work.

"The CLC works closely with HM Land Registry to maintain high standards of title application. Insight into the performance and challenges of CLC practices that Land Registry sees is a valuable contribution to our regulatory oversight and adds to our already detailed view of each practice."

Adding to this, the Society of Licensed Conveyancers noted: 

“The Society of Licensed Conveyancers supports HM Land Registry’s efforts to uphold the integrity of the register. Most conveyancers work to high professional standards, and we welcome HMLR’s proportionate approach and commitment to engaging with firms before any referral. We value our continued collaboration to promote best practice across the sector.” 

By working together, we can safeguard the nation’s property rights and ensure that property transactions – and access to property information – remain safe, reliable and efficient for everyone. 

Further resources

We are keen to support all our customers, whether citizens, legal professionals or business users. A wide range of guidance is available on our GOV.UK pages, including free training via our training hub.

It is also important that we hold accurate and up‑to‑date information about those accessing our services. If your trading status, legal entity or contact details have changed, please let us know by contacting This email address is being protected from spambots. You need JavaScript enabled to view it..

For those entitled to carry out reserved legal activity, if there is any uncertainty about obligations under the Legal Services Act 2007 or the standards expected, guidance is available from the regulators.

We continue to work with organisations, trade bodies and regulators across the property sector to explore how we can collectively maintain high standards and support good practice. We also welcome feedback from customers and the property community.