Fewer Sales, Longer Waits: Why Is Conveyancing Slower Than Ever?

There is a strange contradiction running through the property market right now, and if you are trying to buy or sell in South London you have probably felt it without being able to put your finger on it.

Fewer homes are actually changing hands. And yet every sale that does happen seems to crawl along more slowly than ever before.

That should not make sense. When there is less work in the system, things ought to move faster, not slower. So what is going on?

The numbers behind the frustration

Transaction volumes have cooled noticeably. HMRC's figures showed completed residential sales down again through the spring, and Zoopla's research points to stamp duty quietly dragging on activity across the south of England in particular. There are simply fewer deals in the pipeline than there were a year or two ago.

But here is the part that catches everyone out. The average time to get from an agreed sale to exchange of contracts has now stretched to around 125 days. Split that out and it is roughly 111 days for a freehold and 133 days for a leasehold. Back in 2019, before the pandemic reshaped everything, the same journey took closer to 76 days.

So the workload across the industry is lighter, but the process has never been slower. Four months, on average, from "yes" to legally committed — and often longer if there is a leasehold or a chain involved.

Where the time actually goes

I spend my working life on the phone chasing these transactions along, so let me tell you what I am seeing on the ground.

With fewer files to work through, a worrying number of solicitors seem to have gone looking for reasons to slow things down rather than reasons to move them forward. Enquiries that used to be handled in a quick line of correspondence now come back as a two-page list. Perfectly clean titles get picked apart. A missing FENSA certificate on a window replaced fifteen years ago becomes a three-week standoff. One industry commentator recently called it "death by due diligence," and honestly that is exactly what it feels like.

I want to be fair here. Nobody wants to be the professional who missed something, and a good conveyancer is protecting their client from real risk. That is their job and it matters. But there is a meaningful difference between protecting a client and manufacturing friction — and too much of what is slowing transactions down right now falls into the second category.

Why delay is so dangerous

Every extra week a transaction sits open is another week for something to go wrong. A buyer gets cold feet. A mortgage offer edges towards expiry. Someone further up or down the chain pulls out and takes everyone with them.

The data backs this up. Nearly one in four sales that fall through now collapse after the three-month mark, up sharply from a few years ago. And a large share of those late collapses have nothing to do with price or survey problems. They are about fatigue — people simply running out of patience and goodwill because the process dragged on far longer than anyone promised at the start.

That is the real cost of delay. It is not just an inconvenience. It is deals that were ready to complete quietly falling apart.

What this means if you are moving

The encouraging news is that this is not a demand problem. Buyers are still out there and good homes are still selling. What we have is a completion problem — and a lot of it is self-inflicted by the way the process is run.

If you are buying or selling, the single most useful thing you can do is choose your conveyancer on how they communicate, not just on the quote at the bottom of the page. A proactive solicitor who picks up the phone, replies to emails the same week and pushes a transaction forward is worth every penny over a cheaper firm that hides behind its inbox for a fortnight at a time. Ask how they will keep you updated. Ask how quickly they turn enquiries around. It is one of the few parts of this whole process you can genuinely influence.

Instruct early, get your paperwork ready before you even have a buyer or a purchase agreed, and stay on top of the timeline rather than assuming no news is good news.

The bottom line

The market has slowed, but the process has slowed faster — and that gap is where good deals are being lost. Picking the right people around you, and keeping the pressure on gently but consistently, is the difference between a move that completes and one that quietly falls apart.

If you are thinking about buying or selling in South London and want a straight, no-nonsense view on how to keep your move on track, I am always happy to have that conversation.

The End of Section 21: What No-Fault Eviction Reform Really Means for South London Landlords and Tenants

Walk past the lettings boards on Abbeville Road this week and nothing looks any different. But something big has just shifted under all of them. As of the 31st of July, Section 21 - the "no-fault" eviction that has underpinned the private rented sector for the best part of forty years - is history. Every assured tenancy in England is now periodic, rolling month to month, and no landlord can any longer ask a tenant to leave simply because the fixed term has run out.

If you rent in Clapham, Balham or Brixton, that is genuinely good news: your home is no longer on a two-month countdown. If you are one of the many local landlords I speak to, it is the biggest change to how you operate since the tenant fee ban. So let me cut through the noise.

The headline is simple. Fixed terms and no-fault notices are gone. To regain possession now, a landlord has to use one of the specific grounds under the new Schedule 2 - selling the property, moving back in, serious rent arrears, or a breach of the tenancy - and evidence it. Tessa Shepperson's Landlord Law bulletin has been walking through these grounds in detail, and the short version is this: possession is still possible, but it is now a reasoned process, not a rubber stamp.

Here is the bit the national headlines miss. The worry isn't the rule itself - most good landlords in SW London were never chasing people out for no reason. The worry is what it does to supply. Propertymark reported this week that there are now roughly eight renters chasing every available property. Eight. At the same time, Property118 is reporting landlords selling up in numbers, driven by Capital Gains Tax changes, with company incorporations up an eye-watering 1,700% as the ones who stay restructure. Nationwide has rents rising 3.3% over the year even as house-price growth cools to 1.8%.

Join those dots and you get the real South London story. If more landlords take the end of Section 21 as their cue to sell into a flat sales market, the pool of rental flats around the Common shrinks further - and with eight tenants per property already, it is the renter, not the landlord, who feels that most sharply. Fewer homes, more competition, higher rents. That is the opposite of what the reform set out to achieve.

My honest take? This is a good reform wrapped around a supply problem nobody has fixed. Landlords: don't panic-sell. A well-run, well-priced Clapham flat with a good long-term tenant is still one of the most resilient assets you can hold, and the new rules reward exactly that kind of landlord. Renters: the security is real, but the market is tighter than ever, so when the right place comes up, be ready to move quickly and present yourself well.

Are you a South London landlord weighing up whether to stay in or sell, or a tenant trying to make sense of your rights under the new rules? I'd genuinely love to hear where you've landed on it - drop me a line at jeroen@claphampropertyblog.com or call me on 07837 093554.

Stamp Duty Changes: A Barrier for South London First-Time Buyers

Stamp Duty Changes: A Barrier for South London First-Time Buyers

As we approach April 2025, the looming reduction of the stamp duty-free threshold to £300,000 is raising alarm bells for first-time buyers in South London. Currently, buyers can purchase homes up to £425,000 without incurring stamp duty. This change could significantly limit options for those looking to enter the market, particularly in areas like Clapham and Brixton, where property prices are already high.

Recent data from Rightmove shows that only 37% of homes for sale will qualify for first-time buyer stamp duty relief when the threshold drops. This is a stark contrast to the current situation, where 58% of homes are exempt. The implications are clear: with fewer affordable options, competition among buyers will intensify, pushing prices even higher.

The average asking price for a home has risen dramatically, making it increasingly challenging for first-time buyers to secure a property. If the threshold changes, many will face a new financial burden that could deter them from moving forward. This situation is compounded by the fact that London has seen a decline in first-time buyer numbers over the past decade.

Rightmove advocates for retaining the current threshold to support first-time buyers. They argue that maintaining the £425,000 limit would provide much-needed relief and encourage movement in the housing market. As the rental sector becomes more strained, the need for policies that support homeownership is more critical than ever.

As a South London property expert, I see both risks and opportunities in this evolving landscape. Understanding these changes is crucial for anyone looking to navigate the property market effectively.

What are your thoughts on the proposed stamp duty changes? Let's discuss!

#StampDuty #SouthLondonProperty #FirstTimeBuyers

If you are looking for help with your property in London – Sales, Rentals, Investments.
Reach out: 07837 093554 or email me at jeroen@claphampropertyblog.com

London's Rental Shortage: A Growing Challenge for South London Tenants

London's Rental Shortage: A Growing Challenge for South London Tenants

The rental market in London is facing a significant crisis, and the implications for South London tenants are becoming increasingly dire. Recent data reveals that the number of private rental properties has declined sharply, with demand far outstripping supply. In fact, the size of London's private rented sector fell by 6% between 2023 and 2024. This decline is particularly felt in areas like Clapham and Brixton, where affordable options are dwindling.

Currently, only 5% of rental properties in London are deemed affordable for housing benefit claimants. This stark statistic highlights the growing gap between supply and demand. Rightmove data indicates that an average of eight inquiries are made for every rental listing, further intensifying the competition among tenants. With social housing waiting lists at a ten-year high, the situation is becoming increasingly untenable.

The National Residential Landlords Association (NRLA) emphasizes that the housing crisis cannot be resolved without increasing the volume of quality homes available for rent. They are calling for urgent government action in several areas, including tax reform to incentivize landlords to bring long-term empty homes back into use. Additionally, faster court processes are needed to handle possession claims more efficiently, especially as the proposed abolition of Section 21 evictions looms.

As a South London property expert, I see both risks and opportunities in this challenging landscape. The need for more rental properties is clear, and understanding these dynamics is crucial for both tenants and landlords navigating this evolving market.

What are your thoughts on the current rental shortage in London? Let's discuss!

#RentalShortage #SouthLondonProperty #HousingCrisis

If you are looking for help with your property in London – Sales, Rentals, Investments.
Reach out: 07837 093554 or email me at jeroen@claphampropertyblog.com

Rising Rents: What It Means for South London Tenants

Rising Rents: What It Means for South London Tenants

Rents in South London are on the rise for the seventh consecutive month, and the implications for tenants are significant. The latest HomeLet Rental Index shows average UK rents increased to £1,313 in July 2025, reflecting a 0.4% month-on-month rise. This trend is driven by shrinking availability and sustained tenant demand, particularly in sought-after areas like Clapham and Brixton.

Outside London, rents also rose to an average of £1,132, marking a similar increase. While the overall growth remains steady, some regions are experiencing more pronounced changes. For instance, Scotland saw a 2.1% increase, while Wales and the North East followed closely behind.

Market uncertainty is playing a crucial role in these rising rents. Legislative reforms, including the proposed Renters' Rights Bill, are causing some landlords to reconsider their long-term plans. This could lead to a reduction in the supply of rental homes, further intensifying competition among tenants.

Interestingly, while some landlords may choose to exit the market, many are exploring alternative ways to manage risk. Rent Guarantee Insurance is becoming increasingly popular as landlords seek stability in this evolving landscape. This shift could impact the rental market dynamics in South London, making it essential for tenants to stay informed.

As a South London property expert, I see both challenges and opportunities in this situation. Understanding the factors driving rent increases is crucial for tenants navigating this competitive market.

What are your thoughts on the rising rents in South London? Let's discuss!

#RisingRents #SouthLondonProperty #RentalMarket

If you are looking for help with your property in London – Sales, Rentals, Investments.
Reach out: 07837 093554 or email me at jeroen@claphampropertyblog.com