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I have just closed my practice to concentrate on serving my commercial clients better consulting in other firms. In fact we did so much conveyancing in the early 2000s I thought it would never end but it did. Then the panel issues came, and then FSA thematic review came, then CQS came, we joined for 2 years. I collared the then Chief Exec and said what are you TLS doing to promote the CQS on social media and promote solicitors to the general public who cannot tell the difference between who is who. I am so happy that since the crash I changed and pushed other work. I have not looked back. I could not handle a life doing palty conveyancing work for not much thanks or financial reward. Have you seen an agents bill recently? Time to relax the seal rules if you really want a level playing field. Lender have been able to do what they want with no recourse. The answer is not with the TLS it is with all of you who are undercutting each other and will do not anything. Go on strike for a week or two, break the rules, disrupt the market and see if you can make a change for yourselves. Grumbling on here is not doing to help.