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Daniel Hamilton-Charlton

Director - Property Searches Direct

719 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

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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