The Council for Licensed Conveyancers (CLC) has announced a review into conveyancing referral feesfollowing concerns raised in a recent BBC Panorama investigation. The programme highlighted “conditional selling” issues by some estate agents, raising serious questions about transparency and fairness in the UK property market.
The BBC Panorama Findings: Conditional Selling Under Scrutiny
The BBC Panorama investigation revealed how some estate agents pressured buyers to use their in-house mortgage brokers and recommended conveyancers. The programme singled out Connells, but made clear they were not alone in these practices.
One of the most troubling issues uncovered was the link between estate agent referral commissions and conditional selling. This occurs when buyers feel they have little choice but to use certain services, even if they prefer to instruct their mortgage adviser or conveyancing solicitor.
Why Referral Fees Are a Growing Problem in Conveyancing
Referral fees in the UK property market have long been a contentious issue. Estate agents often earn commission from conveyancing solicitors or mortgage brokers when they refer buyers and sellers. While not illegal, the practice raises two major concerns:
- Consumer choice – Buyers and sellers may feel pressured to use recommended services rather than shop around for the best conveyancer or mortgage broker.
- Quality of service – Referral arrangements sometimes prioritise financial incentives over service quality, potentially leaving consumers with slower processes or higher fees.
The CLC’s response shows how seriously the issue is now being taken within the industry.
The CLC’s Response: A Thematic Review of Referral Arrangements
In a statement following the Panorama programme, the Council for Licensed Conveyancers confirmed it would launch a thematic review into referral arrangements in early 2026.
The CLC said:
“We have no evidence to suggest that practices as unethical as those highlighted in the programme are prevalent in the sector we regulate, but in the interests of ensuring genuine consumer choice, the CLC is announcing plans to undertake a thematic review focused on referral arrangements.”
This move is a shift toward improved regulation of estate agent referral fees, aiming to ensure transparency and protect consumer rights in the housing market.
Impact on the Property Market and Consumers
If unchecked, referral fees and conditional selling could further erode trust in the UK property transaction process. Buying or selling a home is already stressful, and consumers should have confidence that recommendations from estate agents or auction houses are based on quality, not commission.
Potential impacts include:
- Reduced competition – Independent conveyancing solicitors may struggle to compete with large firms tied to estate agents through referral agreements.
- Higher costs for buyers and sellers – Referral commissions may be built into legal fees, meaning consumers ultimately foot the bill.
- Transaction delays – If recommended services prioritise volume over quality, the conveyancing process could slow down, frustrating buyers and sellers.
By announcing this review, the CLC sends a clear signal that consumer interests must come first.
Robinson & Hall Auctions’ Commitment to Transparency
At Robinson & Hall Auctions, we welcome this move toward greater transparency. We have always taken a different approach to referrals.
We openly state that we do not ask for or receive any financial incentives or commission from the ten conveyancing lawyers we recommend on our website. Instead, our focus is simple: ensuring that anyone we refer receives excellent service, whether preparing a legal pack efficiently for a seller or reviewing documents on behalf of a buyer.
We believe trust, fairness, and transparency should be at the heart of the conveyancing process. Consumers deserve to know that referrals are made based on quality, not commission.
What This Means for the Future of Conveyancing
The upcoming CLC referral fees review in 2026 could impact how estate agents, mortgage brokers, and conveyancers operate in the future. Possible outcomes may include:
- Strict rules around referral arrangements
- Greater transparency for consumers when choosing conveyancers
- Pressure on estate agents to focus on service quality over commissions
This could mean a shift toward fairer and more consumer-focused practices for the property industry. For buyers and sellers, it could restore trust and confidence in one of the most important financial decisions of their lives.
Conclusion: Putting Consumers First
The BBC Panorama investigation into conditional selling has highlighted a long-standing issue in the UK housing market. With the Council for Licensed Conveyancers now set to launch a referral fees review, the industry has an opportunity to prioritise consumer choice and transparency.
At Robinson & Hall Auctions, we stand firmly against commission-driven referrals. Our commitment is to provide buyers and sellers with trusted recommendations that focus solely on service quality. Because when it comes to buying or selling property, consumers deserve honesty, fairness, and the freedom to make informed choices.
🔗 https://www.bbc.co.uk/iplayer/episode/m002fygs/panorama-undercover-estate-agent
