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Daniel Hamilton-Charlton

Director - Property Searches Direct - Delivering Get Legally Prepared solutions for Agents

1451 Profile Views

About Me

Committed to speeding up property transactions.
Beautiful wife and three children, two dogs, one cat, one fish and a motorbike or three.

my expertise in the industry

Started in Estate agency in 1993 with General Accident Property Services in Southampton before heading to London and working for Ludlow Thompson and then Kinleigh Folkard & Hayward. Then in 2001 worked across Northamptonshire and Cambridgeshire with independent Estate Agency brands.
Worked at Move with Us as a Property Consultant, legal network development manager and Probate Legal Network development manager from 2007 to 2015 before heading in to the Search Industry with PIE/PSG.
Now established as an independent National Supplier of Searches and related reports for Home Movers delivering to Solicitors and recently, Home Movers Direct. We are determined to look at ways to speed up the conveyancing process and not have Searches as the reason for a sale not to exchange sooner. Searches will no longer be the excuse that people can hide behind.

Daniel's Recent Activity

Better to ensure that your stock IS committed to a sale in the first instance and then ask them to get involved with preparation for the transaction to proceed. Build a working relationship. Unfortunately, more agents are sadly looking for tech to solve some issues, when actually, getting back to the basics of customer service on the phone and actually talking to clients is what is required. Building relationships, taking some time to get to know your clients. So much feedback can be received from a friendly chat of an evening. This was my job. Not a Neg or a valuer. I could get an overview of service delivery and client expectations being exceeded or fallen short of. Don't wait for the vendor to have let a grievance fester for so long that they call out of the blue to withdraw, that's insane. It should never get to that stage. Static stock levels are at a low so this is not unmanageable. Agents should be able to clearly identify which vendors need a hug and which ones will be happy.

From: Daniel Hamilton-Charlton 21 June 2021 18:38 PM

This is a load of words that most agents will not comprehend or realise that none of it will help their current pipelines or offer a shred of hope for anyone under pressure due to Local Authority data issues, mortgage funds timescales or conveyancers that simply don’t have enough time. It’s a little like an estate agent saying “It’s really great news that we have developed a super clear key release system and that anyone wanting us to release keys can ask for them to be done so really quickly so everyone can relax. Also, we are soon to offer a fantastic board removal service, post completion, so the sold board gets taken away sooner; we’ll even accept an email request for it so that’s super simple. All clients can feel confident about meeting their deadlines” Brilliant!

From: Daniel Hamilton-Charlton 18 June 2021 08:00 AM

Ask people to visit our 'Order your ID' page because on there are a range of other useful products such as: 'Source of Funds' 'Proof of Funds' 'Account Verification' All available for the clients to pay for direct, complete through our open banking solutions and delivered to your inbox. Does is get get any easier? We can even build these in to bespoke 'Get Legally Prepared' pages for your business for free.

From: Daniel Hamilton-Charlton 17 June 2021 10:38 AM

The solution is out there and has been for over a year now. We enable prospective Home Movers to prove their identity, complete proof of funds reports, source of funds reports and account verification reports all delivered to the agent within minutes of the client engaging. No need to scratch heads and work out solutions, they already exist. Agents just need to ask buyers, and vendors for that matter, to get engaged with up front information. It shows commitment and weeds out the 'property tourists' and 'give it a go vendors' that all cost the industry millions each year.

From: Daniel Hamilton-Charlton 16 June 2021 08:21 AM

Absolutely agree that people viewing should be asked to prove they have the funds. There are not enough hours in the day to waste on property tourists. This is another headache you can outsource and it will show an absolute commitment from the would-be buyer. 'Proof of funds', 'source of funds' and 'account verification' reports are all available direct to clients on our site within the shop in our 'Home Movers' selection. To date these are mostly purchased by clients sent by conveyancers so it will be nice to see more agents getting involved.

From: Daniel Hamilton-Charlton 16 June 2021 08:14 AM

Agents MUST differentiate to compete. Look at getting a client more involved in the process to help speed up transaction times and outsource the ID/AML headache, stop hanging on to things that waste your time. Get in touch and find out how we can support independent agents to make a massive difference. (No Jan Byers, it's not all about searches before you chip in LOL)

From: Daniel Hamilton-Charlton 09 June 2021 09:35 AM

We have seen and now work with a number of buying agents. Some working for overseas investors. Many people are cash rich and time poor so it is no surprise.

From: Daniel Hamilton-Charlton 28 May 2021 12:50 PM

I do wish everyone would appreciate that people and businesses are doing what they can to survive. It seems amazing that in a feast some businesses can starve by being bogged down with too much volume, staff struggling with mental illness, being unable to get on with the work for having to keep up with updates to third parties that distract from getting things done, feeling that the only option is to buy in more staff that ultimately puts them at risk of not being able to cover the wage bill if not enough transactions complete.... it goes on, but it is happening. There still remains a viscous undertone that has to stop for the sake of everyones health and wellbeing. There needs to be far more compassion and belief that people do care about getting the job done and are likely working far longer hours than are appreciated. IF a business wishes to increase fees in the hopes of slowing down some demand, so what? This is not a new trend, it is sensible and has been happening for decades. Agents are always asking about how they can increase their fees and market share. Cake and eat it. This firm is asking for higher fees and less market share, so that they can survive. No one should frown on that and it should certainly not be sensationalised or cause for a heated discussion. Agents and conveyancers need to have more open and honest discussions and build relationships built on trust and understanding of each others businesses, procedures, struggles and successes. Better collaboration will afford wins for both Agent and Conveyancer.

From: Daniel Hamilton-Charlton 27 May 2021 09:09 AM

Having paid over £30k in Stamp to buy our current home I would be very aggrieved to having to pay further tax as a result of any changes. Perhaps, a change would be simply for Vendors to pay it rather than buyers. Vendors have invariably made a profit and have no CGT to concern themselves with for a primary residence. It would likely increase the prices to the buyer, but, at least then the cost would be in the form of a debt against the property (mortgage) rather than years of savings.

From: Daniel Hamilton-Charlton 26 May 2021 17:51 PM

Spot on. I had this conversation with an agent only the other week. It is clearly a common problem that must be handled in a confident way. If you can address the fear, and frame up a solution that is comfortable, you will win the instruction. Don't let anyone else's fear de-rail you. Be prepared for all eventualities and handle each as if it is something you are dealing with every day. They are not alone. Use the Feel, Felt, Found based on previous experiences. Make clients aware that there are solutions that will fit and they will ALWAYS remain in control. Nothing is too much trouble.

From: Daniel Hamilton-Charlton 26 May 2021 14:32 PM

I only partially agree as I would consider every transaction and client to be important. IF you are saying that we should not focus on the individual and wait for the entire system to be ready I cannot agree with you. Estate Agency is getting lost in the tech, so much so that the basics of estate agency, good practices that are really effective are being forgotten or simply not practiced. The future does not have to be in the form of a microchip, just decent practices and a good understanding of what needs to be achieved. When did it stop being a 'People' Business? EVERY move is important and is, in itself, the "minutiea". Don't forget that every client not offered a great solution today is another opportunity lost to drive change, education and reduced stress......for the client! You are basically saying that everyone should be a follower once the system is fixed....utter nonsense given that functioning solutions already exist. "closed mindsets" (for many) I'll give you that.

From: Daniel Hamilton-Charlton 25 May 2021 18:23 PM

Thanks Jan, good to know. You are entirely missing the point here. Information about the property can be seen right at the start of a sale being agreed rather than 10-15 weeks in, IF information is sought up front. You are fortunate that Searches in your area are not causing anyone an issue. Long may that continue.

From: Daniel Hamilton-Charlton 25 May 2021 16:59 PM

"If I was a buyer I would not be paying for searches until I knew the chain was complete" and you would be entitled to do so 'Jan Byers'. Sales should not be booked until the chain is complete. A memorandum of sale should not go out until the chain is complete.......your point??? My point is that IF a vendor is committed to a move and has got together all upfront data, because they were serious, as soon as the chain IS complete, things can happen much more quickly... A buyer can obtain the Searches much sooner themselves than if the act was left to the conveyancer some 6-8 weeks after the sale is agreed. HOW MANY MORE TIMES?!?!?! Until the message sinks in!!

From: Daniel Hamilton-Charlton 25 May 2021 13:28 PM

Every transaction would be helped by the accumulation of up front data. However, there needs to be a financial commitment to prove intent. Paying for Searches is a good gauge of appetite to move. An agent is expected to spend money on day one and a vendor that refuses may not be as motivated as you would like. Asking the buyer to financially commit (pay for the already ordered searches to refund the vendor 100%) show an immediate commitment too. Asking people in a transaction to pay for anything in excess of what is required appears a little unnecessary. If money is to be spent, ask it to be spent on something that will actually progress a transaction.

From: Daniel Hamilton-Charlton 25 May 2021 09:07 AM

Some firms are having to quite literally BUY IN staff to cope with volume. There are not enough qualified staff to handle the volume and some firms will take on a locum (at massive cost) to hit deadlines. These need to be paid for. It may not be as simple as how you see it Iain. Some firms are losing staff as they are being poached with the promise of massive pay increases. I am worried about what will happen when the arse drops out of the market and staff have to be re-distributed as firms cut their cloth appropriately.

From: Daniel Hamilton-Charlton 24 May 2021 11:30 AM

and the bickering ensues.

From: Daniel Hamilton-Charlton 24 May 2021 11:29 AM

They don't need to. They rely on investment managers some of which we work with, who are dealing with a massive international investor base. Hong Kong and Singapore are where many of our international orders are coming from.

From: Daniel Hamilton-Charlton 20 May 2021 10:02 AM

At last, someone else has admitted that Searches can be a big issue in some areas. there are 45 regions where searches will not make it back in time of they have not already been ordered. Home Movers no longer need to rely on the conveyancer to place the order for them. The key is to get them ordered sooner, and no one can order them sooner than the vendor when going to market and, failing that, the buyer the day the deal is agreed. Anything else represents a delay in ordering. Property Searches Direct is there to help anyone needing to get search orders placed sooner. PSD also publish the timescales data on the website for all council areas for regulated and Council Sourced search turnaround times, so nothing should come as a shock as the data is freely available to anyone wishing to educate their marketplace.

From: Daniel Hamilton-Charlton 13 May 2021 08:56 AM

You know Jan Buyers, there are plenty of people in the industry walking around with their fingers in their ears and eyes shut and it isn't helped by people like you. All you see is searches when you read my comments, but we do so much more than that to help agents deliver a superior service for clients. Our customers are forever telling us that they were disappointed that their agent could not offer the support that we do to help speed up transaction. Don't take my word for it, take a look at our client reviews for an honest insight. If you don't believe that vendors being better prepared by collating documentation to support completed protocol forms does not help speed up their sale, I'd like a full explanation from you please. Better still, lets have a recorded Zoom meeting to discuss the facts at play in the market and let others decide. See my website for contact details and we can have a proper discussion about things. There are very few companies or individuals really trying to drive change for the better. My drum skin wears out weekly but will be replaced until such time as it is not required any more. I am sorry if it is boring you. You may feel in total control in your safe New Build Bubble but we deal with clients Nationally and Internationally, many of which have come to us out of absolute frustration with their Estate Agent. We now have international investors who look for our support to help them prepare for sale because they have seen the benefits first hand.

From: Daniel Hamilton-Charlton 11 May 2021 09:10 AM

Speed is clearly important here and there is a massive demand for client to do more to help themselves. There is a massive appetite for vendors to gather more information up front and all agents need to do it point them in the right direction. We are asked for support every day as agents still lack some understanding of what they can do to help out. If a vision of speed is delivered at the point of valuation, not only will your agency be differentiated from the rest, but fees will literally be the last point of discussion.

From: Daniel Hamilton-Charlton 11 May 2021 08:52 AM

Don't start on the HIPs band wagon., That is not what is being suggested, HIPS failed for numerous reasons, the main one being it was a skinny version of what was initially intended and so was not comprehensive enough and no one trusted the data contained so work was duplicated. Any serious sellers will do what is necessary. There will always be exceptions, and those transactions will simply have to run slower.

From: Daniel Hamilton-Charlton 21 April 2021 09:26 AM

Every estate agent and every conveyancer has the clear option to be part of the solution, or remain part of the problem. Which will it be for you? It’s time to wake up and act, if the process is ever going to improve. Stop waiting for someone else to go first and be a market leader. We are fighting backward thinkers every day to try and support the wishes of intelligent people moving home, it is getting exhausting, but we will continue to support their wishes and drive home all the benefits because that is why I created our business.

From: Daniel Hamilton-Charlton 21 April 2021 00:16 AM

All anyone needs to do is point the client in the direction of a set of standard Protocol forms that they can complete at their leisure when going to the market and, if they feel confident in their marketing price and strategy, get their searches ordered too. Why does the industry want to spend so long discussing something that home movers are already doing for themselves. THE SOLUTIONS EXIST!! Stop trying to re-invent the wheel. Dare I say JFDI ?

From: Daniel Hamilton-Charlton 20 April 2021 15:41 PM

No one needs to accept this as an option. I am sure it is not a dictate. If it is not what people want to do, don't do it. If people are willing to miss a deadline and take a financial hit, that is an option too. The market cannot have it's cake and eat it......unless there is a poll for yet another stay of execution of SDLT of course. On the one hand everyone is screaming at conveyancers for the stress caused by possibly having to pay thousands more after missing a deadline and this firm has highlighted an 'option', that can be available IF clients wish to use it, and everyone is up in arms about it. They also talk about 'exchange on notice' and highlight the implications and stress of both options.

From: Daniel Hamilton-Charlton 19 April 2021 11:45 AM

A SIM is pre-planned in advance and agreed by all parties in the chain. It does not come as a shock to anyone. It enables a move to happen sooner if exchange is unable to be achieved sooner for numerous reasons. As such a SIM is a way to beat a deadline. No one is saying it is perfect, but, if SDLT money is to be saved it can be an option. I don’t think the article is suggesting it is ideal.

From: Daniel Hamilton-Charlton 19 April 2021 07:51 AM

Solicitors and conveyancers that we work with are working 7 days a week. The only break many had was for Christmas. Any agent that believes that a conveyancer is a slacker working 9-5 Monday to Friday is so unbelievably out of touch with the reality and likely spend most of their time ignoring what is really going on and will never look to help out to improve the status quo. You may not be able to get them on the phone in the evenings and that is only because they need to get the work done that they have been distracted from all day by agents calling and questioning them about what they are doing.

From: Daniel Hamilton-Charlton 14 April 2021 09:34 AM

you still got your fingers in your ears and your eyes shut Andrew? . Time when the property is being marketed is wasted as vendors are not being told what they need to collate and complete because estate agents don't want to actively participate, or don't believe that they can. No point waiting for Nirvana to arrive, that is decades away, so why not make the best of what is available today? Did you even listen to the radio programme referenced in the article?

From: Daniel Hamilton-Charlton 09 April 2021 14:26 PM

Because buyers should be able to attain environmental reports too. It's not just about the local authority search is it. Although the other day we had a buyer come to us because, and I quote, "my solicitor won't order me an environmental report, because they simply don't do them". I fully support that the LAS data be digitised for sure. What is delaying matters is clients not being equipped with all the answers needed to get files moving. Time when the property is being marketed is wasted as vendors are not being told what they need to collate and complete. This is part of what we are hoping to change.

From: Daniel Hamilton-Charlton 09 April 2021 14:22 PM

But much of the current delay is the legal profession refusing to admit that change is an option and estate agents believing that there is nothing that they can do to help improve matters because if they do ask their preferred conveyancer whether they can help, they are told to leave things as they are. Estate Agents literally hold the key, but the legal profession must give its approval of them to get more involved with better preparing vendors for the conveyance.

From: Daniel Hamilton-Charlton 09 April 2021 10:40 AM

I think the word HIP gives the industry an excuse NOT to ask Vendors to get better prepared for their sale. Let's not use that... ever :-) I believe that completing protocol forms, collating all information up front (FENSA, Boiler Servicing, Gas / Elec Safety checks, energy bills, leasehold information, getting searches underway (when marketing at the right price) and EPC sorted will be enough of a game changer.

From: Daniel Hamilton-Charlton 09 April 2021 09:50 AM

Even a firm that is entirely paperless can have clients take weeks to provide them with all the required answers to questions to enable them to make progress. Agents continue to miss the point here, or refuse the believe that they can help matters. This is not about conveyancing practices, it is about using marketing time appropriately to gather all the data to provide to the conveyancer on the day the sale is agreed. We work with a number of paperless firms and we have, on many occasions sent the final report back for the search pack before they have even received a contract pack from the vendors solicitors; that is likely down to lack of information from the vendor, not lack of skill or technology. If you are an influencer, please take on board what really happens at a conveyancers and share that with your contacts. We would love to help you as we are passionate to improve the status quo and need as much help as possible.

From: Daniel Hamilton-Charlton 09 April 2021 09:04 AM

It's the only way forward to seriously inject some speed in to transactions and the reason why my business was developed last year and has seen a massive influx of vendors coming to us directly as they are wanting to speed up their sales. Most have expressed amazement that their estate agents have not been offering them the same levels of support. Things have to change as the market is screaming out for better support. Well done Beth, keep banging the drum.

From: Daniel Hamilton-Charlton 09 April 2021 08:47 AM

Hi Jan, I made no derisory comment at all. Please re-read what I actually stated. You will find that all comments above mine were digging holes in the article (yours included).... I was not. Given that we do see massive delays due to searches being ordered on average 6-8 weeks in to a transaction (not a new build perhaps) I will keep banging the drum until the property industry decides to wake up and improve upon its service levels to clients. We have many clients every day coming direct to us asking us how we can help them to speed up their sales who are confused as to why their estate agents are not offering them the same help. If you are involved in a chain, surely you too would wish to see ALL transactions move quicker? This is an Estate Agent community and most comments are made by estate agents. That is to whom I am trying to get a message across to. IF my comments have no relevance to you, fantastic, you are very welcome to ignore them. I would guess that your preferred solicitors are on the ball and appreciate the need to get searches ordered. The delays that you will be seeing with your non preferred solicitors is likely to be as a result of orders not being placed soon enough. This is why we are firmly placing the ordering process in the hands of the home mover themselves. How is that not a good thing? No solicitor has to wait for instructions, AML, taking of funds etc. There is no quicker way to get a search order placed, unless you know something I don't?

From: Daniel Hamilton-Charlton 19 March 2021 14:10 PM

I hope they are training their members on getting more up front data and encouraging their vendors to buy Searches as soon as they go to the market too? That would really make a difference to the industry. We are here to help them deliver.

From: Daniel Hamilton-Charlton 19 March 2021 09:05 AM

I'd be impressed if any agent was offering to get a vendor legally prepared in 30 days. complete protocol forms, searches and conveyancer instructed. If the property then sells, contracts go straight out with searches contained and all the buyer needs is to check title and have finance available. Speed up transactions by 6-12 weeks. All very well everyone saying they've heard it a million times and ZZZZ and Yawn, but what are you all doing about differentiating yourselves and making the client experience better whilst speeding up your pipelines to bank money quicker? Very little I'd imagine. If you want to do something that really makes a difference, get in touch as we offer estate agents free solutions, and your clients cost neutral solutions. We can even monetise Searches for you if speeding up your pipeline and reducing fall-throughs is not enough for you.

From: Daniel Hamilton-Charlton 19 March 2021 09:01 AM

Thank you for your kind words. I was about to say the same thing but you saved me the effort. We'd love to see the BAPSI form and make it immediately available to Home Movers that we come in contact with. Hoping to buddy up with some tech pals to make their visibility more accessible too. No good having all the information if it is not easily accessible. We are hoping to be able to store searches in the same environment where they have been paid for by the vendor who is marketing the property as Searches Included (ie, not expecting a refund).

From: Daniel Hamilton-Charlton 16 March 2021 10:30 AM

Searches should not be the excuse any more. We offer them Direct to home mover who can buy them as a vendor when they go to the market or as a buyer the same day a purchase is agreed. There will always be a delay when the ordering process is left to the conveyancer as they are unable to take client funds until they have completed ID/AML, unable to complete ID/AML until they are fully instructed etc etc. Point home movers to Property Searches Direct. We even have conveyancers referring to us to speed up the ordering process as no one is set up like we are at Property Searches Direct. Open 24/7 365 to support transactions.

From: Daniel Hamilton-Charlton 03 March 2021 09:54 AM

Totally inflammatory and lacks understanding. I am all for the concept of more up front data to make the job more straightforward for the conveyancer, but change and greater efficiencies will come from Estate Agents collaboration not the conveyancers. All the while conveyancers are being harassed and being the ones to chase up administrative tasks that should have been completed during marketing, they cannot get on with the lawyering effectively. I appreciate that the rhetoric above is designed to garner favour from the Estate Agent community, but they are the ones that need educating and understanding the needs to change their behaviours. Stop the blame culture and drive understanding. We offer everything for free to drive change within estate agents, not sure why any agent would want to pay for it.

From: Daniel Hamilton-Charlton 03 March 2021 08:58 AM

Now is the time for agents to look at their processes to avoid just another glut of transactions being disgruntled. There is so much more that can be done to speed up transactions. When a client takes the phrase Get Legally Prepared seriously and their agent understands what it means, the transaction is set up to exchange far quicker. If the industry does not change, nothing will improve.

From: Daniel Hamilton-Charlton 24 February 2021 09:55 AM

IF Estate Agents did more to package up sale transaction better AND conveyancers were actually left alone to do their job, things would be much less stressful. The property industry still fails to believe that a conveyancer left alone is far more capable than one being chased all day and being held accountable for the updates to agents rather than their ability to get a file progressed. I know, let's employ a bank of sales progressors to make even more noise and promote self importance when the work is actually being done by someone qualified to do it, or not because they are not being left alone long enough to do so. Everyone, get a grip, stop throwing stones in your glass houses and see what can be done to make things better rather than blaming everyone!! it is getting very tiresome and, more importantly, the bickering and blaming is doing nothing to help the home mover, which more than one person has heralded as being the most important party. SO what are YOU actually doing to change things? From a suppliers point of view, those that are shouting the most vitriol are the ones less likely to adopt any change because they believe that there is nothing more that they can do, despite there being plenty that they could have done. This perfect storm is showing the cracks and those acknowledging them and becoming capable of change and diversification to benefit clients and shorten SSTC timescales will prevail. Those that continue to shout and blame are not welcome to survive. I am very pro estate agent, but even more pro 'best practice'.

From: Daniel Hamilton-Charlton 20 February 2021 12:37 PM

We have more Vendors coming to us via Google asking how they can speed up transactions and become better prepared than we have agents asking the same. Some clients are now emailing their agents asking why they were not offered our services months ago...which I'll bet is embarrassing. Agents need to pay attention and get more involved as the market is demanding better and leading the way. We have been imploring agents for months to be aware of the car crash that is coming and, in effect, giving seat belts and airbags away to reduce the impact, but only a few agents have actually taken it seriously. Deadlines always exists and not all can be negotiated away. To better prepare your market to start hitting deadlines has to be the way forward. IF sales are better packaged, conveyancers can work smarter and get more cases through in a shorter period of time to warrant how much they are getting paid per file. Engage with getting people legally prepared and adopt digital technology to store documents that are pertinent to the sale. The Property Industry needs to aspire to become a property profession. We still engage with too many agents and influencers who see the value in what we offer but choose to do little or nothing about it. Thankfully our model is set up to engage directly with home movers themselves but this leads to them feeling let down by their agent. We are a massively pro agent business and it simply saddens us to hear home movers being let down by not being offered every tool available to them to hit deadlines, not just the SDLT cliff edge.

From: Daniel Hamilton-Charlton 16 February 2021 08:37 AM

Never sure why agents feel that it takes a petition to drive change. If an agent really wants to change or create a better process for their clients there are solutions and supportive companies already championing a new model. Why not simply change, be different, be better, win a bigger market share and deliver a solution, rather than petition for change? The option to lead by example has always been available and we, for one, are all for it. Get Legally Prepared dot co dot uk is just one way that we can help agents who wish to be better.

From: Daniel Hamilton-Charlton 01 February 2021 08:39 AM

We have been championing better collaboration for months. There is much an agent can do, but keep it simple!! Helping a client get legally prepared by sorting out their ID/AML, providing access to protocol forms, offering some advice regarding the documentation they should find and make available, ordering searches and engaging with an appropriate conveyancer is one thing, but doing the conveyancing too is quite something else. How many agents would actually want to do more? We find it challenging to get agents to make small changes to help the conveyancers, they are not going to want to do the whole job too. Better collaboration, education and understanding is what is required. Taking the step to get buyers and sellers to show commitment and get involved is what is needed. I can see the biggest problem with this being the lack of impartiality and independent advice. Agents will want to get deals through and indemnify everything and, if nothing else, their PII costs would end up being prohibitively expensive and the claims bills crippling.

From: Daniel Hamilton-Charlton 26 January 2021 08:41 AM

The lockdown and a change in working/schooling needs drove change in the market. Deaths, divorces, requirement for more space or change of location created activity. SDLT was just a benefit, not the primary driver for many. That SDLT income could have been spent supporting businesses through hard times rather than depleting the public purse any more than was necessary. It only served as a marketing line of encouragement to act, and has now become a divisive subject causing undue stress and pressure on the entire industry. The only good thing about the deadline is that it has driven the industry to think out of the box about how transactions can speed up, which has driven change in behaviours and paves a way to quicker transaction times with far less stress. The long term future is bright, the immediate future looks traumatic, so strap in! Big fan of Twindig too. Claim your Twindig and explore the system. It got us very excited about the shape of the digital future for property transactions. They are very pro Agent too.

From: Daniel Hamilton-Charlton 22 January 2021 09:45 AM

IF a buyer instructs a conveyancer and pays for their searches that does not mean that the searches will be ordered. Stop encouraging clients to leave the search ordering to the legal community. Only last week we had an order from a buyer who said that their solicitor refused to order them an environmental report, so came direct!! They are glad that they did. To speed up transaction, stuff needs to actually change, just reporting on the status quo does not make it go quicker!

From: Daniel Hamilton-Charlton 20 January 2021 10:49 AM

Wow. The usual comments I see, omitting to read all the way through and get hung up on the politics rather than the details of transactional challenges. Shame that not only are conveyancers under significant pressure to get transactions through, but now they must manage expectations too. I saw an estate agents last week still advertising that now was a great time to sell to take advantage of the SDLT relief in an area that takes 54 working days to get Building Regs data from the local authority. 54 working days from today is 6th April and given that, on average, it takes a conveyancer around 6.5 weeks to place an order, there is not a hope in hell. But I'll bet they are banging deals together and getting everyone excited about their move ahead of the deadline, clogging up the system even further and fuelling the flames. Putting the democratic debate aside, which does have some validity, these are unprecedented times and things cannot continue as 'normal'. There is much to learn and much for the estate agency community to take on board about how they can package up sales to alleviate the burden on the legal communities. You can either keep throwing it at the wall and hope it sticks or you can glue it up there. Get legally Prepared is a phrase that Estate Agents have heard of but very few have done anything about with their clients, yet. So for the time being, let's just assume that there will be no extension and that you have to get your pipelines through, what can you do to help, other than shouting at people and apportioning blame? Have you delivered a recognised ID/AML report, have you got your vendors to complete all of their legal protocol forms ready for the sale, where vendors have not bought searches are you showing your buyers where to buy them from immediately? If not, why not? All are readily available to buy direct to your clients online 24/7. If deadlines need to be hit, roll up your sleeves, re-educate and help make a difference. Help prioritise your pipelines honestly into SDLT critical and not SDLT critical and share that list with the lawyers. Inform the rest of your pipeline that as they are not dependent on SDLT they will, for the moment, have to wait for others who might be penalised significantly. Have the conversations, don't hide from them. Every little change in behaviour will help now and help to shape the future of the property market.

From: Daniel Hamilton-Charlton 20 January 2021 09:23 AM

Sure, but given just how many estate agencies have been sleepwalking in to the SDLT car crash it is worrying just how many might read this article and still do nothing about changing their solutions with Cristea or anyone else's tech, but will point out that it is an advert. LOL not LOL

From: Daniel Hamilton-Charlton 18 January 2021 09:54 AM

Questions like "did you know that there was more legal work that I could have been doing whilst waiting to sell?" like "did you enable my buyers to order their searches as soon as we agreed the sale?" and "why did I have to pay for my ID/AML 4 times during the process wasting time and money?" or "did you think that agreeing a sale to someone who did not have their finance confirmed (subject to survey) was a good idea?" or "Did you think that finding a buyer was all I expected from you?" and "why did you not suggest that I order my own searches when I went to the market so as to avoid the delay with additional enquiries from the buyers conveyancer post mortgage offer and enable me to give them to the buyer immediately?" Those types of questions.....I'd be asking them too.

From: Daniel Hamilton-Charlton 18 January 2021 08:34 AM

I believe that the biggest concern is just how many sales were set up and agreed with a fairly laissez faire attitude towards how realistic the timeframe was to be. Putting a SSTC board up and leaving client expectation management down to the legal profession. I know that many estate agents will be saying, "it wasn't our fault it was the conveyancer that let you down" when if they take a step back they will realise just how much they failed to do for their clients to actually hit targets....and I don't mean shout at conveyancers louder or more frequently. Only doing viewings with buyers that can prove they can afford or get their finance with a lender, ensuring that vendors have completed as much of the legal paperwork at the point of going to the market as possible and using marketing time to amass relevant paperwork for the conveyancer (all of which is left until post sstc usually), get searches underway at the earliest opportunity and NOT rely on the conveyancer to do it for the client (as that loses at least 6 weeks on average), ensure that an appropriate ID/AML report is attained for the client at the start of the relationship so that the exercise did not have to be repeated 3 or 4 times during the transaction and working in 'collaboration' with the legal profession rather than against it. The brightest or most amenable to change estate agency businesses will learn lessons and adapt their processes to help improve the property market in England and Wales, the rest will eventually become visibly out dated, unsupportive and archaic in the eyes of the home mover. Which are you?

From: Daniel Hamilton-Charlton 15 January 2021 09:30 AM

From: Daniel Hamilton-Charlton 13 January 2021 11:30 AM

probably the ones that want their businesses to be supported financially by the government and know that money does not grow on trees. The pandemic has been expensive and the coffers must be getting low,. Tax has to be raised from somewhere to pay for the massive debts, so SDLT has to start again as it makes a decent contribution to the public purse.....I would imagine.

From: Daniel Hamilton-Charlton 13 January 2021 11:25 AM

Stamp Duty paid by vendor I'm not so sure about, but Searches for sure.

From: Daniel Hamilton-Charlton 13 January 2021 10:01 AM

read my comment above. You create the sales, you are the front line. We are here to help you with it all.

From: Daniel Hamilton-Charlton 12 January 2021 10:03 AM

Outsource the issue. Send clients to our site, they pay for the AML/ID and we distribute reports keeping copies to share with Conveyancer, Mortgage Broker etc when requested. Ideally, work more collaboratively with a conveyancer / solicitor who can receive the report too and handle any issues. You then just put a tick in your 'done' box. Visit Property Searches Direct and click on Estate Agents at the top.

From: Daniel Hamilton-Charlton 12 January 2021 08:58 AM

Unfortunately you are only partly correct. Some councils 'are' causing significant delays. As an example, of which there are many across England and Wales (feel free to get on our mailing list to keep you updated on turnaround times) North Warwickshire and the surrounding region is stuck with building regs sitting at Lichfield that has been unable to get the data out in less than 50 'working' days. I agree that more buyers should buy searches as soon as a purchase is agreed, they can do that direct with Property Searches Direct, and you can get commission for it, but vendors should be ordering packs as soon as they go to the market to further speed up transaction times. No need to rely on a conveyancer to order a pack any more so why continue to shout at them? You and your clients can have full access to the solution, so change your processes, we are here to support you with lots of free stuff and commission.

From: Daniel Hamilton-Charlton 07 January 2021 11:26 AM

...and that's why the SDLT holiday cannot be extended any further. The country needs the money back in the coffers again.

From: Daniel Hamilton-Charlton 05 January 2021 11:50 AM

Thanks Steven Robertson, I was referring to the line: He adds: “Providing reservation agreements is a good place to start......" and suggesting that 'a good place to start' was at the beginning with getting legally prepared, not at the sale agreed stage. I appreciate that it is noted in the text as an additional comment, but the place to start has to be at the beginning.

From: Daniel Hamilton-Charlton 17 December 2020 19:10 PM

Now is the time for Agents to take stock and look at what truly differentiates them from the others. There is going to be a pinch point in 2021 at some point and agents will need to stand out from the crowd. Everyone has acknowledged that the system is flawed and has to change and it will take some re-education within Estate Agencies to embrace that change and drive refined on-boarding processes for instructions. Help is readily available and much of it is free to adopt. Having a white labelled and customised version of 'get legally prepared dot co dot uk' is a place to start. We can have these up and running for free within a couple of days for your business. Embed your business and your preferred conveyancers in to the solution to offer a collaborative message to your marketplace about how you can truly help them move home. it not all about putting a board up any more.

From: Daniel Hamilton-Charlton 17 December 2020 10:05 AM

Was there more that agents could have done or still be doing to help the situation and reduce timescales? My drum skin is wearing out. Moving people is not just about the thrill of getting a board up any more, agents MUST get involved with stuff that they previously may have felt uncomfortable advising clients on. We are working with more and more progressive agents that have woken up to the facts that things have to change. The system is broken and agents can either help to fix it or continue to complain about conveyancers. What are you going to do? A version of 'get legally prepared dot co dot uk' can be white labelled and made bespoke for your business today for FREE. get in touch if you want to be part of the solution and be an agent with a true differentiator in your marketplace.

From: Daniel Hamilton-Charlton 17 December 2020 09:54 AM

A reservation agreement is something to consider when getting a sale agreed but surely encouraging a seller to take the appropriate steps to Get Legally Prepared ahead of marketing or at least in tandem with, has to be the place to actually start. There are 5 simple to follow steps. Take a look at 'get legally prepared dot co dot uk' for information and get involved. We build these solutions for free for agents to adopt to help with messaging to vendors in the early stages of engagement. We take no referral fees, displace no existing relationships, we only support collaboration between stakeholders to dive successful pipelines.

From: Daniel Hamilton-Charlton 17 December 2020 09:47 AM

I think you are falling behind the times. That is what we do as a business and many vendors are coming to us direct or via their agents to get better prepared for the sale, reduce fall through rates and have answers to questions raised by buyers earlier in the transaction. You can continue to bury your head because you are convinced that change is not coming, but you may be left behind still screaming at conveyancers to hurry up, when you are the one in the chain that didn't help out. The current system is broken. 11% fall through rate in Scotland and over 35% in England says it all. If all vendors paid for Searches it would become the norm and expected..and be for the better.

From: Daniel Hamilton-Charlton 16 December 2020 16:20 PM

Visit us if you are serious about getting your clients better prepared to sell. Upfront information is vital and we help you deliver this message for free as we are passionate about speeding up sales pipelines. See what we can do for you and your business at Property Searches Direct

From: Daniel Hamilton-Charlton 05 December 2020 10:43 AM

If you want to know about all the council areas join our mailing list. Subscribe if you want the update data every Tuesday. Have we not been saying this for months now? Buyers can buy searches direct. DON'T give money to the conveyancer, they will not be able to order searches as quickly as the home mover can by coming direct. If you really want to turbo charge your sales, get your vendors to buy them so that the orders are in the queues already.

From: Daniel Hamilton-Charlton 05 December 2020 10:33 AM

I sense some real frustration in this article and I am not surprised. Estate agents tend to work in bubbles, the valuer is incentivised to win instructions and doesn't care if it sells (in many instances), the sales teams are motivated to get up their sold board and stroke their ego's and then it is all up to the sales chaser to bank the money. Not many businesses have someone taking the time and looking at what might benefit all parts and do something about it. The sales progress teams frustrations can probably be fixed by better preparation of vendors by the valuer, however, the valuer is likely too scared to push their luck by offering a broader solution to clients out of fear of breaking the instruction. They are quick to get in the car and punch the air with another win. Change is for the brave business owners prepared to drive it. There are not as many of those as you might think as many are to busy cheering on the individual parts rather than looking at the big picture. Too many businesses did not take any thinking time during the first lockdown when the market was forced to shut and now they have reverted to tradition just to keep their heads above the water. It is frustrating to see, but I can empathise with their position. I would urge the progressive firms to take a look above the parapet and see whether there is something that they could be implementing to enable them to retain or gain market share when things get tough next year.... as it is very likely to be a tough 2021.

From: Daniel Hamilton-Charlton 02 December 2020 13:03 PM

B Lime. Perhaps you should read it again then.....I don't believe I said that the market wouldn't be smaller and I very much doubt that the band were in denial that the ship was sinking, they were just making the trip to the bottom more pleasant. I have stated that 'a' market will exists and that IF prices do drop, it is not the end of a market, just a different mind set. I also suggested that talking a market down will not help anyone. Using the correct terminology and understanding of what a price drop actually means is really important for firms that actually want to stay in business and drive house sales. Did I need to use smaller words for you? LOL

From: Daniel Hamilton-Charlton 02 December 2020 09:35 AM

The market will always have people that need or want to move home. A price fall only really affects those with minimal equity and those wishing to completely extract themselves from the market. Anyone selling in a dip, will also buy in a dip, so will make up the inevitable percentage increase on their next purchase, and, if they have moved up the ladder, it will be a percentage of a larger amount. Unfortunately, any talk of a fall in prices or a slowing down of the market ends up being a 'self-fulfilling prophecy' that effects the industry that started the rumours. Se here's an idea, stop trying to predict the future or grab headlines with talk of what might happen and focus on the here and now and what is happening. Focus on the needs of the market with rationality and common sense. Prepare home movers as best you can for their move by doing what is right, check affordability and help people to find a property that suits their needs and way of life, as I bet much of that has changed over recent months. Not every homeowner needs to take a short term investment view on where they live. If a small dip enables the first time buyers to have access to more property it will drive movement not inhibit it. Unfortunately the market has always made noise surrounding price that is appropriate for the short term investor or quick turnaround developer, but the vast majority of the market is NOT them. So don't talk it down, celebrate the stock that you are fortunate enough to win and ensure that it is priced according to the affordability of the buyers registered with you. No one knows that market better than the estate agent working in it. They set the prices and if they have set them according to peoples budgets and affordability, a market will always exist.

From: Daniel Hamilton-Charlton 29 November 2020 15:26 PM

Absolutely right, There will always be a market, albeit a slightly diminished one past the SDLT cut off. Now is the time for Agents to embrace changes in processes and technology to ensure that they have a point of differentiation to win as much market share as possible. It will no longer be about who can sell a property and put a sold board up, as it will be more about who can actually help someone move home and offer genuine support from valuation through to completion. Up front data, Single point of ID/AML, Financial Reporting, Protocol forms and better supportive collaboration with conveyancers.

From: Daniel Hamilton-Charlton 25 November 2020 16:09 PM

in the meantime better collaboration between conveyancer and estate agent is required to enable the delivery of more information up front to better prepare home movers and help transactions get on a firm footing.

From: Daniel Hamilton-Charlton 20 November 2020 10:59 AM

I'd like to build your business, for Free, 'Collaborative Conveyancing Solutions' online pages to work smarter with your regional estate agents and start to build better collaborative environments for the benefit of the client.

From: Daniel Hamilton-Charlton 17 November 2020 10:21 AM

Wow. Lets a lot of pent up frustration. Would you like any help pairing up with a progressive law firm Iain? We don't offer any panel solutions, but are very well connected.

From: Daniel Hamilton-Charlton 17 November 2020 09:54 AM

Whatever happened to relationships and understanding. During my extensive spell on the front line in estate agency I had close working relationships with conveyancers. We went out for lunch, discussed the market and and challenges that we were having so that we could continue to enjoy a good working relationship. (I know we are in a pandemic and at the moment it is not possible but I am not just talking about the past 9 months.) It appears that very few Estate Agents take the time to meet with "the other side" and see them more as a service provider than a partner in business. It is very sad to read the numerous derogatory comments of the profession. To me, unfortunately, it smacks of laziness or unwillingness to build relationships and get to understand what is going on over the fence. Agents have been driven by referral fees more than service, when actually the relationship should have been built on service and then commissioned when appropriate. Estate Agents are running a business that has many integral parts to make it work well. Unless you take an interest in all those parts and a desire to understand how they work, you might as well be driving a car blindly up the M1 and blaming the other drivers for being in your way.

From: Daniel Hamilton-Charlton 17 November 2020 08:34 AM

You are very fortunate indeed.

From: Daniel Hamilton-Charlton 16 November 2020 15:12 PM

The pleasure was mine David. Thanks for joining in.

From: Daniel Hamilton-Charlton 16 November 2020 12:29 PM

The section is titled "JOIN THE CONVERSATION"....so it's a conversation.

From: Daniel Hamilton-Charlton 16 November 2020 11:13 AM

Vendors will pay for searches up front if the benefits are clearly explained. It also helps to demonstrate who is serious about selling. A seller will always be selling their property. Having the searches up front will eliminate 4 out of the top 10 enquiries raised post mortgage offer by the conveyancer because the information can be made available to the lenders valuer/surveyor helping to further speed up transactions. We don't panel work, we just provide for Free Collaborative environments to enable agents and conveyancers to deliver a consistent message to their mutual clients. We are simply passionate about improving the current processes, speeding up transaction times and reducing stress.

From: Daniel Hamilton-Charlton 16 November 2020 11:07 AM

You need to read all the comments as Searches up front has been covered David.

From: Daniel Hamilton-Charlton 16 November 2020 10:12 AM

Find a conveyancer that works smarter and collaborated better with you and use them for everything then. Take more control of who handles your clients so you are not taking pot luck post sale agreed. Collaborative Conveyancing Solutions. Let us know which conveyancer you trust and like working with and we'l build you and them a Free CSS System. See out website for more information.

From: Daniel Hamilton-Charlton 16 November 2020 09:13 AM

Talk about how to tarnish your own industry Matthew. If you just sent them everything that you have with your memo of sale, they could just get on with what you and your client need them to get on with. Why should they have to play Sherlock Holmes to find out what you already know? You have probably had contact with a property for 2 weeks to 3 months or more and you expect them to get on with their job on the back of, an invariably incorrect, memorandum of sale. Work smarter and get better results. Help out and be rewarded for doing so.

From: Daniel Hamilton-Charlton 16 November 2020 09:10 AM

I'd love to help you work with the firm that you believe delivers conveyancing excellence by building you both a Collaborative Conveyancing Solution for free. See our website for for more information. Property Searches Direct dot co dot uk

From: Daniel Hamilton-Charlton 16 November 2020 08:57 AM

Absolutely agree with that. So much more can be done up front. We are now delivering Collaborative Conveyancing Solutions which are Free online environments that are Dual Branded with the Estate Agent and their Preferred conveyancers logos and links to websites to enable buyers and sellers to be better prepared for the move. Vendors have access to all protocol forms for free, without the need to get a quote and promise to instruct a conveyancer. They also have access to Searches for those that are really wanting to get ahead and enjoy a faster move. Buyers, where a Vendor Pack is not available have direct access to Search ordering as soon as the deal is agreed. We are working with progressive Conveyancers and their Estate Agents to deliver solutions that really make a difference. Get in touch to find out more or visit our website to read more about CCS (Collaborative Conveyancing Solutions)

From: Daniel Hamilton-Charlton 16 November 2020 08:54 AM

There is likely to be a slowing down which is why the question has to be raised "what am I going to do as an Estate Agent to differentiate my business to ensure that I have as much of the market share as I can?" 2021 will not be about whether you will hit the SDLT deadline and more about whether you will be able to get as much market share as possible to deliver to your proposed business plan. Estate Agents need to consider carefully what more they can be doing to deliver more for their clients and speed up transaction times. Not because of the SDLT deadline, but because the process HAS to speed up to reduce fall-through rates, reduce stress levels and wasted money. My business supports Collaborative Conveyancing Solutions and builds FREE dual branded collaboration platforms for Estate Agents and Conveyancers to utilise together. Next year will be about the survival of the fittest business and who can deliver the best solutions for Home Movers.

From: Daniel Hamilton-Charlton 13 November 2020 11:39 AM

I guess the difference this time is that is is going from £0 to SDLT for many transactions rather than 1% to something more.

From: Daniel Hamilton-Charlton 13 November 2020 08:52 AM

All anyone can do is to do their best for their clients and purchasers. Estate agents should only be out on viewings or agreeing sales to buyers with mortgages agreements in principal, vendors should be getting legally prepared as soon as they intend to go to the market and get the Searches ordered for their prospective buyers. We can help with this process. We don’t offer any conveyancing services but do provide protocol forms for free and direct access to search ordering for vendors and buyers where a pack has not already been ordered. We offer a 100% vendor refund when the buyer agrees to pay for searches. Collaboration and up front data will significantly help with timescales and reduce fall through rates.

From: Daniel Hamilton-Charlton 11 November 2020 08:28 AM

We have been banging this drum for some time. Not many Estate Agents have been in a rush to make a change to get Vendors better prepared for a move, so lets not start throwing stones :-)

From: Daniel Hamilton-Charlton 10 November 2020 18:03 PM

Some searches in some local authorities are taking 90 working days. If placed today they might return on 22nd March. Most conveyancers will take 3-4 weeks to order Searches after being instructed due to the processes they are required to follow. So, if left entirely to the conveyancer, it is already too late in those areas. This is why my company offers Direct access to place orders for buyers, and Vendors who wish to get ahead of the game and help the process by ordering for their own property given that searches are property specific not client specific.

From: Daniel Hamilton-Charlton 09 November 2020 09:03 AM

Vendors need to be buying searches now to secure their sales as best they can. Any buyer agreeing to buy a property that does not have searches on order should get the order placed as soon as the deal is agreed...as long as they are confident about their finances. We make everything directly available for Home Movers to get orders placed. Please let your clients know how they can help themselves. Where a buyer is happy to pay for their Searches where a pack order has already been placed, we will refund the Vendor 100% and transfer reports to the buyer. We also make all Standard Protocol forms freely available to all clients looking to move home to get them a step closer to being legally prepared. We do not offer conveyancing solutions so are not looking to disrupt your existing relationships in any way. We just enable you to better support your own conveyancing relationships and ease the stress for clients.

From: Daniel Hamilton-Charlton 09 November 2020 08:59 AM

It's about time all conveyancers took a look at their processes and procedures. IF, in light of all the tech available, they still require office visits, they are unfit for purpose in the current climate and should be avoided. Times have changed and expectations have moved on. If I were instructing a law firm at the moment for conveyancing, I would be asking the simple question "will I ever need to see you?" If the answer was yes, I'd simply go elsewhere. Firms that fail to embrace technology to enable progressive, efficient practices 'should' be left behind. They represent the 'ball and chain' for progress and become the slowest links in the chain that prevents everyone from moving quickly. I'll admit, there are some firms that have technology and still fail to perform, but their days are numbered too as the market will dictate what good actually looked like when the crunch came.

From: Daniel Hamilton-Charlton 04 November 2020 09:01 AM

I believe that you should take that table with a pinch of salt as it actually looks better than it should in some areas and worse than it should in others. Some areas, considered to be Birmingham are severely challenged with getting data for planning and building regs which are causing significant delays. Anyone buying within the M6 Toll regions whose building regs data sits at Lichfield will have a massive issue hitting the deadline. I would also add that if you price a property 'to sell' in Peterborough, it will sell, and search results are returning within 6-8 working days, so I wouldn't write it off there at all. But I suggest the Caveat is the term "& secure a Premium Price". If vendors and buyers are motivated to complete and do all they can to speed things up many areas still stand a chance. Everything comes down to price. The table says a big red no for Westminster, but everything has a price. Searches in that Borough are taking 5 - 8 working days and IF someone wanted to sell and priced it in an attractive manner (may not get the premium price), of course it would sell and stand a chance of completing in time. Don't tell me I couldn't Sell a 3 bedroom flat in Victoria Street SW1H for £1m and not complete before the deadline. Timescales are price sensitive and property CAN create their own demand if motivated to do so. Trouble is, all too many are not doing all they can. Too many vendors on the market without having completed their protocol forms, instructed a conveyancer to check title or ordered searches for their prospective buyers to speed things up. Join our mailing list for Search return timescales on our website or via our Trade Directory Page under 'Property Searches' here on E.A.T. and see how we can help you and your transactions. We don't just deliver Searches to support transactions.

From: Daniel Hamilton-Charlton 04 November 2020 08:49 AM

We are here to help support any agent wishing to be proactive with their sales pipelines. Help prepare vendors for a faster move and help purchasers to engage with Searches as soon as transactions are agreed. We can white-label our Home Movers and Hazard Checker pages for FREE for anyone wishing to use them as part of their processes. Protocol forms for vendors are freely available for them to complete as soon as they go to the market, or before, getting them focussed on becoming legally prepared. Once complete, they need to consider which solicitor to use, and that's another conversation for you to have with your clients. We don't mind which legal solutions you promote. Visit Property Searches Direct

From: Daniel Hamilton-Charlton 03 November 2020 08:47 AM

I think if he made a permanent cut he would not be able to afford all of the Furlough costs and bailing out of firms in financial difficulty. It needs to come to an end as it was only a relief period to kick start the market and economy. Agents pipelines are full and they should all be looking at the ways in which they can help get sales through, not spend time arguing for an extension as that will only set another deadline for everyone to panic over.

From: Daniel Hamilton-Charlton 02 November 2020 12:15 PM

A prudent question to ask all purchasers at the moment is, "where does your affordability sit IF the completion falls beyond March 31st 2021?" This way you will know for sure what percentage of your pipeline is a greater risk. I would also make it clear on your memo's of sale which sales are dependent on a pre March 31st deadline completion so that the conveyancers can stand a chance of prioritising cases. Just don't make it a standard comment on all memo's or you will not be doing anyone any favours.

From: Daniel Hamilton-Charlton 02 November 2020 08:25 AM

We remain available to help. We will, for free, white label our ‘home mover’ and ‘hazard checker’ pages for any agents wishing to help clients get better prepared. Free to access protocol forms included, to get legally prepared. See our website for details or email your logo and website address to daniel@propertysearchesdirect.co.uk

From: Daniel Hamilton-Charlton 02 November 2020 07:58 AM

I wouldn't be happy to see an unqualified dentist who has been trashing peoples mouths, very professionally I might add, for years who has decided that with their 40 years of experience, they don't need to take any exams?!? A good estate agent who has been amenable to adapt to the changing needs of their audience should have no issues. Hopefully this is designed to weed out the less than professional members of the industry who have not adapted and simply got away with the way they do things for years, just because they have been doing it for a long time. That doesn't make it good or right. Everyone complains about the 'over valuer', perhaps no one trained them correctly and they need to sit some form of exam to get it right?!?

From: Daniel Hamilton-Charlton 31 October 2020 11:09 AM

did you stop reading after the first line Alan? LOL

From: Daniel Hamilton-Charlton 28 October 2020 10:52 AM

If anyone would like to be added to our mailing list to be kept up to date with Search Timescales across the country, published each week, please visit our contact page on our website where you will find a quick sign up form. Property Searches Direct dot co dot uk

From: Daniel Hamilton-Charlton 28 October 2020 08:16 AM

I feel it is fair to interject to stop this crazy war on words between Jan and Algarve Investor. It is turning in to a measuring competition. People handle situations in their own way. For one person, the transaction falling through 'could' be a catastrophe and something that does seriously rock their world in a negative way. Thankfully we are not all the same and manage situations differently. How anyone can bring the stress of war and compare that to a house move is ridiculous, BUT, no one can deny that people in either situation will react in their own ways and, just maybe, need support. One persons mental health is not the same as the next persons, no matter how much you wish to argue about it. Surely the point has been missed.....some people do get stressed, and those people might need some support and advice. If that is not you, fantastic. But don't belittle those that are affected otherwise it becomes too difficult for them to speak up and get help for fear of being ridiculed or being accused of being weak....which is far from fair and tantamount to bullying. So please, reel it in.

From: Daniel Hamilton-Charlton 22 October 2020 13:59 PM

Your comment does bring to life the true issue with agents needing information. IF they are not provided with an answer within the timeframe that they believe is reasonable, they email again and then again. IF you can imagine what that volume looks like when you times your emails by the amount of transactions they are handling surely you can see that you are exacerbating an already problematic situation, which is going to get worse by your actions. This is how Conveyancers are invariably treated and then everyone screams at them asking why they take so long.....is because they are dealing with high volumes of transactions and even higher volumes of people hounding them for information to see if they are doing their job.....which of course they are. Just imagine how stressful the situation would be on the receiving end of those emails when all you want to do it your job. It must be like being micromanaged by everyone, every minute of the day and it must be hell. If anyone needs meditation it is a conveyancer, but they are not afforded the time to do it as they are too busy doing their job, explaining to people that they are doing their job and still getting beaten up for it. Everyone needs to get involved with getting buyers and sellers better prepared for a move so that all parties are better informed and more aware of what is happening. There is much of a conveyance that can be self help. Change needs to happen and, in time, will happen, and the stress levels will be reduced significantly. I am in favour of looking after mental health, but would rather see more action in alleviating the causes of stress for anyone involved in the house moving process, rather than working out how to fix it once it manifests itself.

From: Daniel Hamilton-Charlton 22 October 2020 09:50 AM

Matthew Gilbert, I believe that any small thing that can change to speed up a transaction should be addressed. Why wait for the moment where everything can be fixed. The Sky cycle team proved that incremental change wins races. You of all people should then realise that there is more that can be done to prepare people for a move. IF a vendor has a Search pack, completed all of the protocol forms (Property Information, Fixtures and Contents, Leasehold Info etc), amassed their central heating service records, copies of utility bills, Fensa Certificates, Completed a valid ID/AML check, EPC and so on, placed them all in one place...how fast do you then think things could move?? If Estate Agents truly assisted in getting people legally prepared, the conveyance could get off to a much faster start, akin to an Auction. There is no dark art to getting people legally prepared or ordering Searches. Agents simply need to decide whether they are willing to get involved and help change the dynamics of the conveyancing industry or just point fingers and blame. I appreciate that it is not ONLY searches that are the issue, but that is the one that my business serves to solve. If everyone that could make an effective change made one, there would be a much better and more collaborative system in place. The question is, are you willing to help drive change??

From: Daniel Hamilton-Charlton 20 October 2020 14:51 PM

Hi Iain, I do understand your position. You of all people should then realise tat there is more that can be done to prepare people for a move. IF a vendor has a Search pack, completed all of the protocol forms (Property Information, Fixtures and Contents, Leasehold Info etc), amassed their central heating service records, copies of utility bills, Fensa Certificates, Completed a valid ID/AML check, EPC and so on, placed them all in one place...how fast do you then think things could move?? Surely you must see that if the Ebb and Flow is removed from the conveyancing Job, of the Protocol Forms are completed, If Estate Agents truly assisted in getting people legally prepared, your job would be more secure than ever as you would be forming the conveyance pack rather than chasing for someone else to do it. There is no dark art to getting people legally prepared or ordering Searches. Agents simply need to decide whether they are will to get involved and help change the dynamics of the conveyancing industry or just point fingers and blame.

From: Daniel Hamilton-Charlton 20 October 2020 13:46 PM

Iain, I am sorry, but I KNOW that Searches are a real issue in some areas and that the delay is exacerbated by when they are ordered in the transaction process. More council areas are getting significant backlogs too. Harrogate is taking 70+days, thats an issue for anyone wanting to be in for Christmas I'm sure you can agree. It will be a massive issue for anyone needing to complete before the end of the SDLT Relief period when selling in to the new year. There are a number of councils currently struggling to release Building Regs Data and so holding up exchanges. We experienced a 90 working day return that came available last week!! I appreciate that it is a comfortable position to be able to ignore these issues as myths and shout at the conveyancer, but SOME things are simply out of their control. Even the conveyancing association are stating that c.50% of sales pipelines will be at risk unless behaviours significantly change and are urging estate agents to get Vendors to start the Search ordering process to help out with timescales.

From: Daniel Hamilton-Charlton 20 October 2020 10:12 AM

No conveyancing Tech can speed up the return of Local Authority data for Searches at the moment. Te only option is for home movers to be encouraged to order Searches themselves far sooner in a transaction. No conveyancing tech will speed up lenders producing mortgage offers. No tech will speed up the back log of valuation surveys. The Industry needs to change what it is able to change, so as to make a positive impact on timescales. This should not turn in to a blame culture. Paper or Cutting Edge Tech conveyancing model will not get Land Charges Data or Building Regs information out of Harrogate Council any faster, or any of the other top 40 local authority offenders either for that matter.

From: Daniel Hamilton-Charlton 19 October 2020 12:13 PM

Only if they radically change their behaviours too. Are you encouraging your vendors to order Searches when going to the market at the moment? Are your buyers, where a vendor pack is not available, being shown how to order their Searches as soon as the memo of sale is distributed? Or are you still waiting for the conveyancer to order them? If so, what chance does a 'qualified' estate agent have to do the conveyancing any better or quicker, when the solutions are already available to Estate Agents to speed up transactions and yet so few are willing to embrace them? Making a change to any system is a brave thing to do, but one that it usually only taken up by the progressive few that will lead the way for the rest of the market. We are here to help you get transactions moving faster. If you would like to know which are the worst affected areas for Search Returns at the moment, please get in touch. We can't help you to avoid the car crash that will inevitably happen, but we do supply great airbags for those that want them :-)

From: Daniel Hamilton-Charlton 19 October 2020 11:27 AM

Everyone involved in the business should try to understand the pressures and see what they can do to help out. Some delays sit with third parties not the conveyancers themselves and without other stakeholder taking action very little can change. This is not time for everyone to just shout louder at the legal system but a time to help out with what you can do to support it. Searches will not be getting back faster any time soon. The Only answer is for clients themselves to get in the queues sooner by ordering Searches when going to the market as a vendor, or, by ordering them on day one of a sale being agreed by the buyer if there is no pack ordered. This has to be estate agent lead. Property Searches Direct continue to help with this immediate issue by enabling home movers to access Searches Direct, saving significant transaction time. The Hazard Checker help anyone to understand which Search Pack should be ordered to avoid further delays and are made available to Vendors and Buyers.

From: Daniel Hamilton-Charlton 19 October 2020 10:21 AM

Property Searches Direct has been championing purchasers to get Searches on day one of a sale being agreed. We now have Conveyancers that refer their clients to our website to get searches underway rather than wait to do it themselves as they realise that it is a quicker solution. We are urging Estate Agents to get on board with the messaging to refer their buyers to our site. We are happy to white-label a Hazard Checker (the start of the search ordering journey) for agents that wish to help speed things up.

From: Daniel Hamilton-Charlton 14 October 2020 08:43 AM

Sorry James, I can't reply to you. What are you highlighting or suggesting to me? Are we solving a problem that doesn't exist.....no Are we offering a Ridiculous solution......no That just leaves chicken and egg, which I am struggling to see where that fits, sorry. Search ordering by Solicitor is a delay in the process. A lack of foresight in what searches are and how they can adversely affect a sale or the marketing of a property is a very real issue. Our solutions solve both. Absolute visibility oh Hazards that exits in a postcode area and Direct access to buying Searches on day one that a sale is agreed. Please explain how any of that is a bad idea or failing to solve something?

From: Daniel Hamilton-Charlton 23 September 2020 11:33 AM

My business has entered this field of innovation to solve a problem. The problem is age old and has been seen as something for Solicitors to sort out and the rest of the chain to just shout for. Searches. We are the only Search business offering true innovation to support the property industry by enabling home buyers to use a hazard checker service and buy the correct Search pack instantly online right at the start of a transaction. No delays, no waiting for a Solicitor to do it, instant access to answers the seek and their lender will require. Our Hazard Checker is a free to use service for the industry as it provides greater awareness of issues that could adversely affect a sale that Estate agents should want to be aware of during marketing. The challenge many PropTech firms face is not whether they are solving a problem or not, it is that whilst Estate Agents criticise Solicitors for being slow to adapt and change, they themselves are so busy fighting their battles that they don't stop often enough to see that something can actually solve a problem for them. They do need to adapt and occasionally take a moment to see whether something can genuinely help them or more importantly, help their clients and purchasers.

From: Daniel Hamilton-Charlton 23 September 2020 10:31 AM

It is simply because the Country is full of people that appear completely in denial that we have an issue that they should be concerned about. I don't think anyone needs to take offence. At least this way no one can say that they weren't informed. I don't think the Government can win no matter what they say or do as there is always someone who knows best and likes telling everyone about it LOL

From: Daniel Hamilton-Charlton 22 September 2020 13:41 PM

I like what you are saying and you sound like a progressive firm David. Can we help your clients to get their Searches ordered on day 1 of you believing that they wish to instruct you by asking them to get their Searches ordered Direct? No one can get Searches back faster than anyone else, but we can definitely help get them back sooner. Property Searches Direct

From: Daniel Hamilton-Charlton 22 September 2020 10:12 AM

We are in the process of ordering a Search that involves Thanet District Council and have just been informed of a 40 working day average turnaround. We may not begin to see the final bits of information to complete the report until 17th November. That will still beat the Christmas Deadline, but I wouldn't want to be applying for it any later than today to be certain of it. If you have a pipeline affected by that Council, get your Searches ordered as quickly as possible if your clients want to move before Christmas. Don't wait for the Conveyancer to get around to ordering them; Ask your clients to come to Property Searches Direct.

From: Daniel Hamilton-Charlton 22 September 2020 09:12 AM

But no-one likes to get cross with the lenders as it is always the conveyancers fault.....didn't you know? :-)

From: Daniel Hamilton-Charlton 22 September 2020 09:05 AM

That's a very broad brush you have used there Freedom Road. Surely your pipeline will be unaffected as you will refer your clients to Conveyancers that offer No Move No Legals Fee? I believe that most solicitors see themselves as running a business too and would rather a full fee than a very small percentage of it. If that wasn't the case they'd be out of business. Sales tend to fall through as a result of delays from third parties such as Lenders, Leasehold enquiries and searches. We can provide you and your buyers with a solution to get Searches back sooner if you wish to play your part?

From: Daniel Hamilton-Charlton 22 September 2020 09:03 AM

No one needs to see Searches delay a transaction. By asking the buyers to buy the Searches as soon as the sale is agreed, they will come back sooner. No one can make them return quicker. We are the only firm to offer buyers direct access to buying Searches. As soon as a sale is agreed, send them to our Hazard Checker to confirm the pack they need and suggest they get on and buy it. If they don’t they won’t be ordered for several weeks, and that could cause a delay. Go to Property Searches Direct for more information, or get in touch.

From: Daniel Hamilton-Charlton 22 September 2020 07:29 AM

Hi Andrew don't be perplexed. Let's address a few of your comments. Searches are NOT a part of a conveyancers work, it is a job that traditionally they have had to take on as it has been seen as a Dark Art by the industry. The reality is that the Searches are paid for by the buyer, the information contained is highly vital to the home buyer and yet ordering them is delayed because the conveyancer has been ordering for them. A conveyancer will wish to receive full instructions and signed client care letters, they will wish to take a client through a full ID/AML check before they can even touch taking funds, let alone spending money. They will also wish to request a contract pack and at some point receive one, before they will consider spending their clients money on Searches. We are giving the buyers the opportunity to buy them Direct. Use our Hazard Checker service to determine the most appropriate pack, place the order online and start receiving the reports. This shows absolute commitment from the buyer, brings the return of Searches Timescale forward for the conveyancer, and you the estate agent can stop chasing for them. We provide Estate Agents with branded literature to email buyers along with the memo of sale to encourage them to take control and order their Searches immediately to avoid delays. What's not to like about that? It's NOT doing the conveyancers job, it's delivering informed choice to the buyer as part of your service. You don't have to order it for them, they do it themselves. YAY! I know many Conveyancer who are currently working 7 days a week and very long hours so I would be very mindful of your comments on that front. They may stop answering the phones, but after hours is invariably the only time they can get the lawyering done without people chasing them to see if they are doing the lawyering. You have two choices. Be a complaining bystander, see no changes and reap no rewards, or get involved in the parts where you can make an affective difference and help people to move. I am a firm believe in a collaborative conveyancing environment where, if you can help to get closer to the goal, you do so. Are you in or out?

From: Daniel Hamilton-Charlton 21 September 2020 09:36 AM

Well said Rob. This is why Property Searches Direct have set up a Direct to Home mover Search solution, so as to help the conveyancer by taking Search ordering out of their hands and placing it with buyers, vendors and their Estate Agents. Conveyancers can make no money on Searches, the administration of taking and spending funds is a burden and they can’t order them straight away. Collaboration from all parties will help speed things up. No longer any need to chase the conveyancer asking if they have ordered the Searches yet as the answer can now be, “do it yourself”. If everyone plays their part to help, sales pipelines will stand half a chance of meeting timescales.

From: Daniel Hamilton-Charlton 21 September 2020 07:56 AM

Hi Philip, I agree that collusion is wrong but believe that it was likely driven by the fact that each of those agents believed that they had nothing more to give and that there was nothing to differentiate them. So many agents believe that it’s all about winning the instruction and, unfortunately in this market, it is. It’s a land grab because property will sell itself, within reason. I don’t believe that the job stops when a sale is agreed and that it is an agents job to start screaming at solicitors to speed things up. We launched a Search Solution offering the ability for buyers to get their Searches underway at the point a purchase is agreed. A buyer who pays for their Searches is committed to that property. A buyer who gives the name of a solicitor for a memo is not necessarily. Which agents in your area are proactively asking buyers to buy they Searches on day one of a sale being agreed? There’s a differentiation for you. Given that 4 out of the top 10 additional enquiries raised by conveyancers post receipt of a mortgage offer could be answered at the point of valuation if a local authority search was provided to the surveyor at the time. That would save time in the conveyancing process too. Anyone spearheading that in your area? That’s another differentiation for an agent. The focus at the moment should be banking money, at whatever level, to prevent fall throughs and positive pipeline management. Anyone talking about that at a valuation or is it all about fees? I set up my business to support positive behaviours and shorten exchange timescales with little changes to practices. They make a difference and provide some agents with a differentiation from their competitors who are too busy doing what they’ve always done to change. They’d rather just collude over fees or debate about which is the best fee structure. The client wants a sale at a good price with an agent offering a competent, comprehensive service from instruction to completion.

From: Daniel Hamilton-Charlton 11 September 2020 21:12 PM

A variable commission structure Philip (AKA Bstard Agent) helps to avoid agents constantly looking for the easy way out by dropping the price for a quick sale. It has existed for years, promise the earth, deliver 'supposed' great customer experience, fail to achieve price, consistently blame the market conditions and ask for a price reduction again and again. A dropped market price will lead to less fees so it equates to a lose lose. Whereas with a fixed price, only the vendor is losing out. As such, surely the biggest evil is a fixed price up front and the fairest fee structure, offering shared pain, is the variable commission. But all this dialogue is missing the point entirely and it is a shame that agents get so hung up on fee structure of either type. IF a valuation / appraisal meeting always comes down to fees you have surely failed to deliver enough value in your service proposal or deliver a unique service promise that differentiates your business from others. "You cannot compare Apples with Pears". Take a step back from what you have always done as a business on an appraisal, take a look at what truly sets your business apart and then deliver a complete picture to a prospective client. Deliver what actually matters to them in a meaningful capacity, set aside the ego and bravado of the business and actually deliver.

From: Daniel Hamilton-Charlton 11 September 2020 09:21 AM

Sounds like those agents had decided that they offered nothing unique from each other which is a shame. Agents should strive to find the competitive edge that gives them a point of differentiation so that discussing fee levels to such a degree becomes obsolete. I know one that hardly any estate agency firm is talking about.

From: Daniel Hamilton-Charlton 11 September 2020 07:58 AM

This is why anything that can be relinquished from the conveyancer to any other party must be considered. Buyers can now buy their Searches from Property Searches Direct as soon as a purchase is agreed. Estate Agents should punch the air and book a sale when the Searches are ordered, NOT when a Memorandum of Sale is distributed. A solicitor can be instructed to buy ANY property, but the search pack is property specific. Avoid the delayed ordering by enabling buyers to come Direct on Day 1 of the sale.

From: Daniel Hamilton-Charlton 10 September 2020 10:52 AM

This is why anything that can be relinquished from the conveyancer to any other party must be considered. Buyers can now buy their Searches from Property Searches Direct as soon as a purchase is agreed. Estate Agents should punch the air and book a sale when the Searches are ordered, NOT when a Memorandum of Sale is distributed. A solicitor can be instructed to buy ANY property, but the search pack is property specific. Avoid the delayed ordering by enabling buyers to come Direct on Day 1 of the sale.

From: Daniel Hamilton-Charlton 10 September 2020 10:50 AM

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