Trust in the Detail: The Search Code and the Power of Compliance

In a world where so much of the homebuying process now relies on digital feeds, instant data, and automated reporting, it’s easy to forget that trust still sits at the heart of every transaction. For conveyancers and lenders, that trust often begins with the searches they rely on. Behind every accurate, reliable report is a framework of standards that keeps the process consistent, transparent, and accountable.

That framework is the Search Code, overseen by the Property Codes Compliance Board (PCCB). It’s not a piece of legislation; instead, it’s a code of practice that sets the bar for how property search firms should operate, covering everything from professional conduct and data accuracy to insurance and complaints handling. Although the code is voluntary, it carries enormous weight because it shows that a firm takes quality and accountability seriously.

For conveyancers, that badge of compliance offers reassurance. The UK Finance Lenders’ Handbook makes it clear that for the majority of lenders, personal searches are acceptable only if carried out by a Search Code subscriber. That means firms who aren’t compliant immediately limit who they can work with, especially when mortgage lenders insist on regulated standards. Compliance isn’t just a badge of honour; it’s a business essential.

From a client’s perspective, the Search Code builds confidence too. Buyers often don’t realise that search reports are produced by independent firms, not councils, and that the quality can vary widely. Unfortunately, with the variety of methods used across 318 councils, quality also varies because local authority searches are not regulated.

A Code compliant report carries an assurance of accuracy, insurance protection, and access to the Property Ombudsman if something goes wrong. It brings structure and trust to what can otherwise feel like an opaque part of the process.

For independent personal search agents, IPSA members included, compliance is part of what sets them apart. It’s not just about ticking boxes or passing audits. It’s about professionalism, pride, and maintaining the credibility that conveyancers depend on. It also proves that independent firms can meet, and often exceed, the standards expected of larger, centralised providers.

That’s important because the search sector is largely self-regulated. The PCCB and the Search Code exist to prevent heavier-handed intervention by government regulators. When the industry upholds its own high standards, it shows that trust can be built through accountability, transparency, and a shared commitment to doing things properly.

Of course, maintaining that trust takes work. Subscribing firms must undergo regular monitoring, submit to compliance checks, and maintain suitable insurance. It’s a continual process, not a one-time certification. For smaller firms, that can be a challenge, yet it’s also an opportunity to show clients and lenders that they stand by their service and their data.

This week on IPSA Kind of Magic, hosted by Gareth Wax and joined by myself, Hamish McLay, we will also be joined by Jackie Dyson. Together we’ll be talking about how the Search Code works in practice, why compliance still matters, and what it means for conveyancers who depend on accurate, trustworthy information. We’ll also look at how maintaining these standards helps protect clients and keeps confidence in the system strong.

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