The UK Debates Homebuying Reform: New Costs and Timelines

The UK government is preparing a sweeping real estate reform, The Guardian reports. Plans include revising transaction procedures and shifting part of the cost burden from buyers to sellers. Officials expect the updated system to cut homebuying timelines by about four weeks and reduce the share of collapsed sales.

The reform continues the modernization drive initiated under Angela Rayner, who proposed streamlining transaction structures and making the market more predictable. After her resignation, new minister Steve Reed carried the baton, saying homebuying “should be a dream, not a nightmare.”

A key element is moving some upfront costs from buyers to sellers. Working with estate agents, sellers would prepare a comprehensive documentation pack in advance—covering the property’s technical condition, title, and any ground rent or service charges. The ministry believes this will prevent last-minute surprises and save buyers about £710 on average.

The government is also considering mandatory preliminary agreements between parties to prevent deals falling through after lengthy negotiations. The goal is to protect buyers who frequently lose money and time due to a seller’s sudden withdrawal.

Another strand of the consultation addresses divergent rules across the UK. In England and Wales, buyers are not obliged to commission a survey, while in Scotland sellers must provide a home report detailing condition and market value. Authorities will explore whether a single standard can improve transparency nationwide.

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Public consultations will run for several months across the UK. Officials aim to gather proposals from professional bodies, developers, and buyers to reflect regional specifics. The ministry stresses the upgraded system must not only speed up purchases but also build trust in a market where around one in three transactions collapses.

Babayek Ismail of OneDome supports the focus on transparency and early information. He expects fewer failed purchases and higher trust. Maya Harris of the Open Property Data Association sees a step toward digitization and common data standards. Industry groups have spent years promoting open data formats, and government backing could now accelerate adoption.

Ben Thompson, Deputy CEO at Mortgage Advice Bureau, calls the plan “a realistic way to improve the market,” noting that cutting fall-throughs requires tight integration among banks, agents, lawyers, and valuers. Brett Ray of Survey Shack welcomes unified standards but warns that the process must remain simple and tech-friendly, otherwise data collection will become an extra burden.

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Some experts fear a repeat of past missteps. Liz Ramsden of Knights points out similarities to the Home Information Packs scheme scrapped over a decade ago due to cost and complexity. Then, sellers prepared documentation upfront but often lost money when deals collapsed or documents expired.

There is particular concern over binding early-stage contracts. If a buyer loses their job or due diligence uncovers hidden defects, they could forfeit their deposit or incur extra costs. Experts argue any such measure must balance speed with consumer protection.

Lucy McCollum, Head of Residential Conveyancing at WSP Solicitors, deems binding contracts premature before checks are complete. If lender conditions are not met, buyers could be forced to proceed without finance. Still, she backs mandatory disclosure of legal status and lease terms—provided the mechanism includes clear safeguards and limits.

Andrew Grucock, Chief Operating Officer at Knight Frank, urged policymakers not to shift all responsibility onto agents, but to modernize infrastructure, especially digital data sources. He noted that local-authority search delays—up to 40 working days in some areas—remain a major barrier to faster transactions.

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It is still unclear how the government will prevent potential house price increases if sellers try to pass on their new costs. Mark Cunningham of Blick Rothenberg warns that excessive seller-side obligations could slow the market and reduce supply, while the reform’s goal is flexibility, not complexity. Other experts also note that shifting costs may alter market dynamics: some owners could delay listing, and agencies may rethink commissions.

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