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I see nothing to support the view that paying a referral fee does anything but reduce the ability to resource the conveyancing and to assist the Estate Agents in making more money. If there is to be any proper analysis it should be on an adequate survey across the industry and not just from those who are close to the distributors or who have a vested interest (including government departments).

The open Title Registers has also enabled fraudsters to have an easier means to commit their crimes.

We appear to have a cliff edge where we will run out of qualified individuals and we already suffer from ratios of too many clerks to qualifieds resulting is poor work. If the answer sought is to make it easier so highly trained people are not needed, then we must start at the beginning with a new LPA; use of Title Insurance; better and less complicated registers of title and quicker responses to LA searches.

Lenders need to up their game and especially around discharge of mortgages.