What’s Changing, And Why it Matters
If you have ever bought or sold a home in England and Wales, you probably have a war story. Offers that mean nothing. Timelines that stretch on. A “small” issue that turns into a full chain wobble.
The government is consulting on changes to the home buying and selling process, with a clear aim: reduce failed transactions and make the whole thing quicker and more transparent.
This matters to homeowners, landlords, and anyone trying to move without burning money on survey and legal fees.
What is being proposed
The proposals will bring parts of the process closer to how Scotland operates, while also modernising how information moves between parties.
Key themes include:
1) More information upfront
Sellers (and estate agents) would provide key property information earlier, rather than waiting until later stages when surprises are expensive.
In plain terms, that could mean fewer “we’ve just found something” moments after you have paid for searches and surveys.
2) Greater certainty once an offer is accepted
A major frustration in England and Wales is that an accepted offer is not binding until contracts are exchanged. That leaves room for gazumping and gazundering, and for chains to fall apart late on. The reform direction is to reduce that fragility, drawing on Scotland’s lower fall-through experience.
3) Digitisation to speed things up
There is a big push for a more digital, data-led process, to reduce duplication and delays.
Click here to read our blog on: What Percentage of UK Property Deals Fall Through
Why this is happening now
Because the current system is slow and, frankly, a bit delicate.
Landmark’s reporting puts the average time from “sale agreed” to “exchange” for purchases in 2024 at 109 days, which is 65% longer than 2007.
Long timelines create more chances for finances to change, surveys to raise issues, or someone in the chain to get cold feet.
And cold feet are not rare. Research quoted in early 2026 reporting puts Scotland at around 8% fall-throughs, versus an average of 15% in England and Wales.
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What could improve if reform lands well
Fewer fall-throughs and fewer nasty surprises
Upfront property information should reduce late-stage shocks. That is good for buyers, sellers, and anyone relying on a chain to complete on time.
Less wasted spend and stress
Even when you are emotionally prepared, paying for searches and surveys only for the deal to collapse is a particular kind of pain.
More confidence for chains
Chains are a reality in most of the UK. Anything that reduces “easy exits” late in the process could make moving feel less like a controlled skid.
What this does not mean (yet)
This is not a “done deal tomorrow” situation. The government has run a consultation and has talked about publishing a roadmap for change across this parliament.
So for now, people still need to plan around the current rules and timelines.
Practical steps people can take today
Even before any reforms arrive, a few behaviours can reduce risk:
- Get documentation organised early (identity checks, source of funds evidence, management pack details for flats).
- Choose conveyancing support on service quality, not just the cheapest headline fee. Slow responses can be the start of a spiral.
- If you are selling, be upfront about known issues. Surprises tend to surface eventually, usually at the worst time.
Reform might make the process feel less brittle. Until it does, the best approach is to assume it can wobble, and prepare accordingly.
