The property market has always been a little unpredictable, yet in recent months the swings have felt sharper than ever. Mortgage offers are appearing and disappearing in shorter windows, buyers are hesitating, sellers are pulling out, and chains are breaking under the weight of delays. In the middle of all this, conveyancers are being asked to hold everything together.

One part of the process that often comes under strain in volatile times is the property search. Clients expect speed, lenders want certainty, and yet local authority turnaround times remain patchy. Some councils are fully digital, turning around searches in days. Others still rely on paper records, with weeks-long waits that can send a nervous buyer running for the hills.

The irony is that when the market is unstable, the need for thorough searches only grows. Flood risk, planning restrictions, new road schemes, or rights of way don’t disappear just because a buyer wants a quick deal. If anything, the pressure to cut corners increases, and that’s where the real risk lies. Missed details can lead to expensive mistakes, complaints, or worse, claims against conveyancers who were simply trying to get a deal over the line.

This is where independent personal search agents (IPSA members) show their value. Local knowledge and interpretation mean they can highlight what really matters, spot connections between different results, and give context that no automated feed can provide. In an environment where clients want reassurance, having that human insight makes all the difference.

The volatility also brings another challenge: wasted searches. When a chain collapses or a buyer pulls out, work that has already been done can feel like money down the drain. Clear upfront advice, explaining which searches are essential and when to order them, helps clients understand both the cost and the benefit. It also gives conveyancers a stronger footing when delays or re-searches become unavoidable.

Looking ahead, the government is promising to improve digital property data, to streamline and speed up the process. It’s a step in the right direction, although real-world implementation will take time. In the meantime, conveyancers still need reliable, consistent partners at the search desk, especially when market conditions are shifting from one month to the next.

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’re talking about how to keep searches steady even when the market isn’t. We’ll look at where the biggest risks lie, how interpretation beats automation, and why having experienced IPSA members involved can mean fewer sleepless nights for both solicitors and their clients.

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PS:
For content enquiries: hamish@ipsa-online.org.uk
For podcast/media info: gareth@mphats.com