The Intermediary – June 2025 - Flipbook - Page 17
RESIDENTIAL
Opinion
How Welsh law
is reshaping
conveyancing
E
ngland and Wales
may share a border –
and a legal heritage
– but increasingly
they’re speaking in
different dialects of
the law. For conveyancing firms,
that means becoming fluent in two
evolving legal systems, each with
its own terminology, processes, and
expectations.
Recent shis in Welsh legislation
– most notably the replacement of
Stamp Duty Land Tax (SDLT) with
Land Transaction Tax (LTT), and the
forthcoming Building Safety Bill –
illustrate how the two jurisdictions are
seing their own legislative agendas.
For firms operating across both
nations, this divergence brings
new operational, compliance, and
advisory challenges.
A change in legal vocab
Since 2018, property transactions
in Wales have followed a different
linguistic path, with LTT replacing
SDLT. This wasn’t just a semantic
switch, it signalled Wales’ intention
to write its own tax code, shaped by its
specific housing and economic goals.
For conveyancing firms, this
has required more than a simple
translation. Processes had to be
adapted to ensure that transactions
are interpreted correctly within each
tax framework. Leers, documents
and digital systems have all been
reworked to align with the nuances of
LTT, ensuring clients receive accurate,
context-specific advice.
Distinct development
Planning law offers another clear
example of legal divergence.
While England operates under
the long-established Town and
Country Planning Act 1990, Wales
has developed its own legislative
framework through the Planning
(Wales) Act 2015. This introduces
unique provisions tailored to Welsh
priorities, such as a stronger focus
on sustainability and strategic
coordination.
The terminology itself has shied,
too. In England, local authorities
refer to ‘Local Plans’ to guide
development. In Wales, however,
it’s ‘Local Development Plans’ (LDPs)
– documents that place a greater
emphasis on community involvement
and long-term environmental impact.
For conveyancing professionals,
fluency in both systems means
understanding not just the different
words, but the different planning
philosophies underpinning them.
Similar structure
While England implemented its
Building Safety Act in 2022, with
the Building Safety Levy intended
to be introduced in 2025, Wales is
preparing to publish its own version:
a legislative equivalent wrien in a
different dialect.
Though the subject maer may
be shared, the legal expressions will
diverge – reflecting Wales’s own
regulatory priorities and approach to
safety in the built environment.
For firms like Movera, keeping
up with this evolving bilingual legal
system requires close monitoring
of legislative updates and an agile
approach to internal processes.
Just as fluency requires aention to
subtle shis in tone and meaning, so
too does effective legal compliance in
two jurisdictions.
For clients navigating property
transactions in Wales or moving
between the two nations, the
divergence in law can be confusing
– especially when the language
KATHERINE PINNELL
is head of legal and technical
services at Movera
of regulation looks familiar but
behaves differently.
Firms must act as interpreters,
guiding clients through the
correct processes and translating
legal differences into clear,
actionable advice.
Some clients may discover
opportunities within Wales’s distinct
legal landscape, while others may
require extra support to understand
the implications.
In both cases, conveyancing firms
must be equipped to offer culturally –
and legally – fluent services.
Futureproofing
The flexibility afforded to Welsh
policymakers has enabled laws to
be tailored to national priorities.
However, for businesses operating
cross-border, it introduces complexity.
Navigating two legal dialects
requires careful coordination, with
separate systems in place to ensure
transactions remain compliant
– something Movera has already
embedded into its operations.
The Welsh Government has
signalled that further legal divergence
is on the horizon. For firms, this
means continuing to develop a strong
command of both jurisdictions’ legal
languages – understanding not just
the vocabulary, but the intent behind
the legislation.
Movera is investing in training,
systems, and regulatory awareness
to ensure it can continue to operate
confidently across borders.
As the legal dialects of England and
Wales grow more distinct, firms that
can switch seamlessly between them
will be best placed to serve clients with
clarity and confidence. ●
June 2025 | The Intermediary
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