Conveyancing transactions undergoing transition to full digitisation
For decades, conveyancing has been inundated with slow and painful paper processing, including wet-ink signatures, posted deeds, and physical document storage. However, over the last 10–15 years, the sector has been undergoing a significant transformation that is now approaching full digitisation from instructing conveyancers to registering title deeds.
From post to portal: the first wave of digitisation
Since the early 2010s, conveyancers have been able to submit applications to the Land Registry (HMLR) electronically via the 'portal', rather than needing to post applications. This was a fundamental shift in how transactions were processed, and reduced delays and errors caused by the postal system.
In the same process, HMLR has moved away from maintaining physical copies of documents and now stores almost all documents digitally. This is excellent for conveyancers who can quickly and easily access a huge range of documents in relation to properties without needing to wait for HMLR to copy and send through a property document in the post.
While these developments significantly modernised the 'behind the scenes' aspects of conveyancing, the documents themselves remained constrained by a requirement for 'wet-ink' signatures for many years
The introduction of digital signatures for TR1s - July 2020
A key milestone in the journey towards full digitisation came with the introduction of Practice Guide 82 (PG82). This enabled certain deeds, including TR1 transfer deeds, to be executed using electronic signatures.
PG82-compliant signatures introduced a simple and secure method for digital execution. For conveyancers, this meant that in many transactions, completion could proceed without the logistical delays of printing, posting, and witnessing documents in person.
Despite this progress, most residential transactions still could not complete fully digitally as one document still required a 'wet-ink signature' - the mortgage deed.
Recent developments - digital mortgage deeds
However, as a result of HMLR's August 2025 decision, mortgage deeds have also started to become digitised. In February 2026, Nationwide became the first UK lender to allow mortgage deeds to be signed electronically using Qualified Electronic Signatures (QES).
A QES is an identity-verified form of electronic signature that carries the same legal standing as a handwritten, witnessed signature, while offering enhanced protection against fraud and tampering. This has also removed the need for witnessing of mortgage deeds, which has previously required an independent third party to verify that you are the person who has signed the mortgage deed.
Future steps
As a whole, the trajectory is clearly moving conveyancing towards a fully digitised process that will accelerate transaction times, reduce fraud, and improve the efficiency of communications between HMLR and conveyancers.
We hope to see the QES develop widespread adoption across lenders so that all property buyers and sellers can benefit from the digitisation of conveyancing.