The Conveyancing Protocol is changing: what buyers and sellers need to know

A significant update to residential conveyancing

The Law Society is consulting on proposed updates to the National Conveyancing Protocol, the framework that guides good practice in residential property transactions in England and Wales.

The protocol was last updated in 2019. Since then, the conveyancing landscape has changed considerably, with greater use of digital technology, evolving lender requirements, increased cybercrime risks and developments in leasehold and commonhold property.

The proposed changes aim to modernise the conveyancing process, improve transparency and strengthen the way property transactions are managed.

What are the key proposed changes?

1. Greater use of digital technology

The revised draft recognises how much conveyancing now relies on digital identity checks, electronic document exchange, online case management systems and HM Land Registry’s digital services. These developments can help transactions progress more efficiently, but appropriate checks and professional oversight remain essential.

2. Clearer communication with clients

The proposals place further emphasis on keeping clients informed, explaining the conveyancing process and managing expectations from the outset.

Buyers and sellers should be encouraged to discuss important dates and commitments early, including mortgage expiry dates, planned holidays, employment changes and other circumstances that could affect their move. Clearer communication can help reduce avoidable delays and last-minute difficulties.

3. Stronger fraud prevention and cyber security

Property transactions can be attractive targets for fraudsters, particularly where large sums of money are being transferred.  The proposed updates reinforce the importance of identity verification, source-of-funds checks, secure communications and appropriate fraud-prevention procedures.

Clients should always verify bank account details using a trusted, independently verified telephone number before transferring completion monies. Never rely solely on bank details received by email, particularly where amended payment instructions are involved.

4. Leasehold and commonhold developments

The draft reflects changes in modern leasehold practice, including issues involving management information, service charges and ground rent.  It also introduces provisions relating to commonhold transactions, recognising the evolving legal and practical framework for property ownership.  These matters remain particularly important for buyers who need to understand the ongoing costs, obligations and restrictions associated with a property.

5. Lender requirements and digital reporting

The proposals recognise the increasing use of lender portals and digital reporting systems. Conveyancers must continue to comply with relevant lender instructions and ensure that the necessary reporting and registration steps are completed correctly.

What does this mean for buyers and sellers?

For clients buying or selling a property, the proposed changes reinforce some important practical steps:

• Provide information promptly. Delays in returning forms, identification documents or supporting financial evidence can hold up a transaction.
• Be clear about your timescales. Tell your conveyancer about any deadlines or circumstances that could affect your move.
• Understand your finances. Discuss your deposit, gifted funds and source-of-funds evidence as early as possible.
• Stay alert to fraud. Check payment instructions carefully and contact your conveyancer through a trusted channel if anything appears unusual.
• Keep in regular contact. Responding promptly to questions can help keep the transaction moving.

When will the changes take effect?

The Law Society launched its consultation on the proposed revised protocol in October 2026. The consultation is due to close on 14 January 2027.  The draft is therefore still subject to consultation, and the final position may change following feedback from conveyancers and other stakeholders.

We will continue to monitor developments and keep clients and professional contacts informed as further guidance becomes available.

Our commitment to you

Buying or selling a property is an important financial and personal decision. We recognise the importance of clear advice, careful risk management and regular communication throughout the process. Whatever the outcome of the consultation, our focus remains on providing a professional, transparent and responsive conveyancing service, helping clients understand each stage of their transaction and prepare for a successful move.

Thinking of buying or selling a property?

Contact our team on 01926 422 101 or leamspa@fieldoverell.com to discuss your conveyancing requirements and how we can help guide you through your transaction.

This article is intended for general information only and does not constitute legal advice. The proposed Conveyancing Protocol changes remain subject to consultation and may be amended before final publication.