Reforming the Sales Process: Why Buying Property in England and Wales Needs a New Approach
The property sales system in England and Wales is broken. While technology has revolutionised almost every other sector, the housing market continues to suffer from inefficiency, delay, and high failure rates. In contrast, other regions like Scotland demonstrate that a streamlined process is possible.
Key Facts – The Current State of Play
| Year | England and Wales (Weeks) | Scotland (Weeks) | Difference |
|---|---|---|---|
| 1990 | 10-12 | 6-8 | 4 weeks |
| 2000 | 12-14 | 6-8 | 6 weeks |
| 2010 | 14-16 | 6-7 | 8-9 weeks |
| 2020 | 16-20 | 6-8 | 10-12weeks |
| 2025 | 14-18 | 6-7 | 8-11 weeks |
Despite modern advancements, such as instant title documents, automated AML (Anti-Money Laundering) checks, and online searches returned in under 10 days, the conveyancing process is taking longer than ever. This raises a fundamental question:
Why is a digitally enabled process slower today than when everything was done by post and fax?
While it’s not our aim to criticise legal professionals unfairly, there’s a widespread belief that solicitors have too much control over the pace of the transaction. Unlike Scotland, where offers are binding early on, buyers in England and Wales remain uncommitted until the moment of exchange. This protracted limbo leads to:
When sales take several months, the chances of collapse naturally increase.
The Agent’s Role in Reducing the Failure Rate
At Noble Estates, we believe agents should take more responsibility for driving efficiency and reducing risk. Our strategy starts at the point of instruction:
Property Due Diligence
We use three specialist software platforms to review:
We also carry out a preliminary inspection, utilising our development and management experience to pinpoint potential issues that may arise during a buyer’s survey. Where appropriate, we obtain quotes or suggest solutions in advance to avert post-offer renegotiation or withdrawal.
Vendor Preparation
We work closely with the vendor to:
Conclusion: A Broken Process, But a Fixable One
The English and Welsh housing market is overdue for reform. The current process is outdated, needlessly lengthy, and economically damaging. £1 billion in failed transactions annually is unsustainable.
Scotland shows that a better system is achievable—with early commitment, legally binding offers, and tighter timeframes. But even within the existing structure, agents can do more to prevent sales from collapsing.
At Noble Estates, we’re committed to leading this change—starting from the ground up, one instruction at a time.