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The PII nightmare is just a symptom of a more fundamental problem. The system of property transfer in this country is entirely dependant upon solicitors' undertakings, by which we put our practicing certificates and careers on the line for an average fee of around £500/£600. The commercial value of a solicitor's undertaking is worth that much alone, per transaction, before counting the value of the work actually done. Meanwhile the financial institutions get their mortgage work done, in effect, for nothing, retaining the right to sue if anything goes wrong. Fix those problems and the rest should fall into place. Scale fees anyone?