Industry News Update – Watsons Property Group Limited

The Market View – October 2026

Markus Pearce — Thu, 01 Oct 2026 13:54:13 +0000

The autumn property market remains cautious but signs of resilience remain across sales and lettings.

The latest RICS UK Residential market Survey points to a more cautious picture across the housing market in September, with higher interest rate expectations and wider economic pressures weighing on confidence.

However, the overall picture is not entirely negative. While buyer demand and sales activity softened slightly during the month, both remain noticeably stronger than the lows recorded earlier in the year.
RICS also continues to expect the market to stabilise over the longer term, suggesting that September represented more of a pause in momentum than a complete change in direction.

Residential Sales Market

Sales activity remains subdued, but conditions are still improved from earlier in the year

Buyer demand slipped slightly in September, with the new buyer enquiries balance moving to -22%. This was the first month since March 2026 in which the measure had not improved, although it remains comfortably above the -41% low seen six months earlier.

Perhaps more encouragingly, new sales listings moved into positive territory for the first time since mid-2025, with a modest increase in new instructions recorded during September. This suggests sellers are still coming to the market despite the uncertain economic backdrop.

House prices continue to face some downward pressure nationally. However, the longer-term outlook is much more settled, with house prices expected to be broadly flat over the next 12 months, rather than continuing to fall.

For buyers, this remains a market where realistic pricing and careful decision-making are important. For buyers, the increase in properties coming to market could mean more choice and greater scope, particularly while demand remains subdued. With house prices still under pressure, understanding a property’s condition and any potential repair costs is especially important when deciding what to offer.

Watsons View – Valuation & Surveys

‘It is clear to Watsons that the market is tougher and properties are taking longer to sell, but are still transacting. Those properties that are achieving sales do so only where the pricing strategy is competitive and attractive to purchasers. New build properties in particular have reported a slow down in enquiries and sales rates, we are seeing additional incentives and part exchange deals being offered more frequently in order to achieve sales and a rise in the number of stock plots waiting to be sold.

We are anticipating a fairly stable market, with prices anticipated to hold in the short to medium term. The outlook however remains somewhat uncertain, with the broader economic headwinds still very much in place – including sustained inflation and the likelihood of an interest rate rise during Q4 of 2026 built into the mortgage market already with a number of lenders raising rates in the past few weeks – there appears to be no silver bullet to kick-start the housing market coming along in the near future.

Government intervention by way of the return or replacement of a help-to-buy scheme or similar would appear unlikely and there appears to be no appetite to change to stamp duty rates, given how costly to the treasury this would be and the current pressures on government budgets.

Therefore, we are expecting much of the same as we head into the final quarter of 2026 and into 2027.

Steven Foreman, Head of Valuation
Watsons Property Group Ltd

Lettings continues to show resilience

Lettings continues to show resilience

The rental market remains one of the strongest areas within the industry. Tenant demand increased again in September, with a net balance of +23%. Importantly, this was the third consecutive month in which tenant demand growth accelerated, showing that demand for rental homes remains strong even as the wider housing market becomes more cautious.

At the same time, landlord instructions remain subdued, meaning the supply of available rental homes continues to struggle to keep pace with demand. This imbalance remains a significant feature of the market and continues to support rental values.

Expectations for rent increases did ease slightly compared with August but remain well above the average seen during the first half of the year, and there may be expected rent rises over the next three months. However, affordability still remains an important consideration for tenants and landlords alike.

Visit our website: Lettings

Watsons View – Lettings

‘The autumn figures underline the resilience of the rental market, and this has been reflected at Watsons, where demand from tenants is indeed very strong and extremely high interest is always shown for those properties advertised at the more reasonable end of the price range. On average, we are receiving upwards of 5 applications per property. This shows the level of demand which shows no signs of diminishing.

Available property stock is currently every agent’s challenge, as demand outstrips supply, especially as the pool of landlords reduced in light of the unknowns that surrounded legislation changes earlier this year. For landlords that held steadfast and remained in the market, this sustained demand from tenants during a time of limited rental stock has certainly borne fruit.

The Government have now released dates for the PRS database, and at Watsons we are working closely with our landlords to guide them through this rollout. As ever, at Watsons, our focus is on providing clear advice and proactive management to help landlords move forward with confidence’.

Steff Summers, Lettings Manager
Watsons Property Group Ltd

For landlords, strong tenant demand remains positive, but the market is becoming increasingly complex. Supply pressures, affordability, regulation and longer-term investment decisions are all influencing behaviour, making professional management and good advice more important than ever.

Looking Ahead

Taken together, the latest figures suggest a housing market that is steadier, but still cautious.

There are signs that sales activity is beginning to recover from the weaker period seen earlier in 2026, although borrowing costs and affordability continue to influence decisions. For the rental market, the more immediate issue remains the balance between resilient tenant demand and the availability of suitable homes.

The coming months should provide a clearer indication of whether improving confidence in the sales market can develop into more sustained activity, while landlords and tenants continue to navigate a rental market where demand remains strong but supply is constrained.

Based on the latest RICS UK Residential Market Survey – September 2026 (Released 7 October 2026)

Watsons Announces Transfer of Estate Agency Service to Websters

Markus Pearce — Wed, 01 Jul 2026 13:40:05 +0000

IMPORTANT ANNOUNCEMENT: 1ST JULY 2026

We have announced the sale and transfer of estate agency interests to Websters of Norwich. This decision reflects a clear strategic direction for the business, enabling a stronger focus on our core specialist services as RICS Chartered Surveyors. Transfer of estate agency

Looking ahead, we will continue to build on our established expertise across valuation and survey, block and estate management, and lettings. These areas represent the foundation of the business and where it is best placed to deliver sustained value to customers and clients through professional, independent and highly specialised services.

Existing and past residential sales customers can be reassured that they will continue to receive a high standard of service through Websters, a respected and experienced agency with strong local credentials.
Watsons and Websters share a long-standing and positive working relationship, which has supported a smooth and carefully managed transition. Supporting continuity for both customers and employees has been a central priority throughout.

Nick Eley Head of Residential Agency said:

“Leading Watsons’ estate agency has been a privilege, and I am incredibly proud of what our team has achieved over the years. Our customers have always been at the heart of what we do, and I am pleased they will continue to be supported by Websters, a trusted local agency with whom we have built a strong working relationship. This transition marks the end of an important chapter for Watsons, but it is the right step for our customers and for the business as it focuses on its core strengths.”

Alison Crawford, Senior Officer – People & Operations, added:

“This is an important and positive step for Watsons. It gives us greater clarity and focus on the areas where we have real depth of expertise and a strong professional reputation. Our people are central to our success, and we are proud of the care, knowledge and commitment they bring to our customers and clients every day. As we move forward, our priority is to support our teams through this transition, maintain continuity for our clients, and continue to strengthen our position as RICS Chartered Surveyors across valuation, survey, block and estate management, and lettings.”

Transfer of Estate Agency

If your enquiry relates to residential sales, please visit Websters Estate Agents using the button below:

A key driver of future growth is the continued expansion of Watsons’ highly regarded and RICS-accredited valuation and survey division. In response to increasing demand for independent residential and commercial advice, we will be extending our reach across the UK, building further on our reputation for quality and professionalism. At the same time, our award-winning property management services, including lettings, block and estate management, and leasehold services, continue to perform strongly.

Supported by an experienced team and a consistent focus on quality service delivery, these areas remain central to our long-term strategy and ongoing success. With a clear sense of direction, strong professional foundations and a growing national presence, we are looking ahead with confidence to the next phase of our development.

Explore Watsons’ Specialist Services

Watsons continues to support customers and clients through valuation and survey, lettings, block and estate management, and wider professional property services.

Residential and commercial valuations, surveys and expert property advice delivered by experienced and RICS Chartered Surveyors across the UK.

Supporting landlords and tenants with professional lettings services, from marketing and tenant introduction to fully managed property support.

Managing blocks, estates and leasehold properties with practical support, clear communication and experienced property management expertise.

The Market View – February 2026

Markus Pearce — Fri, 27 Feb 2026 09:07:09 +0000

Market Survey: Despite subdued activity, tentative signs are emerging that the market may be turning a corner

The latest RICS UK Residential Survey results reveal that encouraging signs are beginning to emerge across the housing market. While activity levels remain measured, confidence is quietly improving and the latest indicators suggest the market may be starting to turn a corner after a more subdued period.

Several indicators have become consistently less downbeat in recent months.
House prices appear to have stabilised at a national level, although regional disparities are widening.
Sentiment regarding the twelve-month sales outlook points towards a recovery.

Residential Sales

Based on the RICS UK Residential Market Survey data for January 2026, the latest report shows several key indicators becoming consistently less negative. New buyer enquiries remain below normal levels, coming in at -15%, but improving month on month. Agreed sales are following a similar path, with the latest reading of -9% marking the least negative position since mid-2025. The bottom line is that the market isn’t busy, but the mood is really improving.

The outlook for sales activity over the next three months is marginally positive, which points to a relatively flat run in the coming months. However, confidence strengthens when looking further ahead into 2026. Sentiment around the twelve-month sales outlook is looking very positive, with the industry expecting activity to pick up over the course of the year. If the market can sustain this, it points towards a gradual recovery rather than a sudden bounce in new activity.

Movement remains limited on the supply of new properties to the market. New instructions are relatively stable month on month, while market appraisal activity is only just behind last year’s pace. Sellers are not flooding the property market or pulling back sharply. For now, supply conditions feel stable.

House prices appear to have stabilised nationally. The ‘headline’ measure remains negative at -10%, but this has also steadily improved over the last few months, suggesting that downward pressure is starting to ease. However, regional differences are becoming more pronounced. Northern England continues to show firmer momentum, while the South East and East Anglia remain softer, but gradually improving.

Expectations still point to relatively flat pricing over the next three months, but looking further ahead, sentiment is upbeat. The industry is also expecting prices to move higher over the next year. If this slight confidence continues to build, 2026 could prove more stable than 2025.

Ian Harris, Customer Services Manager for Residential Sales, said:

“Overall, sales are slower at the start of 2026 , than in 2025. However, this does bear some consideration before we get too despondent. The acute and chronic speculation about what would be in the November 2025 Budget was damaging to the market, especially in regard to buyers with money, who had worked and saved hard to put them in a position to buy a second home or comfortable retirement property. Typical of the type of transaction which underpins the Norfolk Market, as it does many other “lifestyle” areas of the UK.

What we are now seeing is the return of some these types of buyer, although this activity takes a little time to gain traction in terms of agreed transactions with many starting “from scratch” in January.

Its been noticeable that there is improved activity from second home buyers and first time buyers. Improved confidence prompted by slightly lower interest rates, and encouraging economic statistics and commentary seem to be influential in this respect. Had the weather not been so bad at points during January and February, I suspect the market statistics would have been even more encouraging.

With stock levels fairly strong, agents are needing to work hard with buyers to stimulate desire and urgency by closely matching available properties closely to buyers requirements.”

Lettings

The lettings market is now showing signs of life. Tenant demand rose in the latest quarter of 2025, with a net balance of +13%, ending a run of flat or negative readings. This increase is not overly dramatic, but it does suggest the market is regaining more momentum.

Landlord instructions still remain constrained, even though the pace of decline has eased. However, supply of new rental properties remains tight, and this imbalance continues to underpin expectations for rental growth. Nevertheless, rents are expected to rise in the near term, reflecting ongoing pressure rather than any sharp surge in demand.

Steff Summer, Lettings Manager said:

“Tenant demand in the lettings market has increased, however supply remains constrained. Landlord instructions are also below typical levels, keeping availability tight. As a result, upward pressure on rents is expected to continue in the near term.”

Conclusion

Overall, the market remains cautious but no longer feels stuck. Activity remains subdued, but things are improving and forward-looking sentiment is strengthening. If this confidence continues to build, and supply remains steady, the months ahead may mark the early stages of a more balanced phase for both the sales and lettings markets

Based on the latest RICS UK Residential Market Survey – January 2026 (Released 17 Feb 2026)

The Market View – January 2026

Markus Pearce — Wed, 21 Jan 2026 10:52:43 +0000

Market Survey: Activity levels remain subdued for now, but forward-looking metrics turn noticeably more positive

The January 2026 RICS UK Residential Survey results reveal that market activity does remain subdued, with both buyer demand and agreed sales down. However, there are encouraging signs of a shift in market sentiment, and optimism around the Q1 outlook for property sales, both in the near-term and for the year ahead.

New buyer enquiries and agreed sales indicators still in slightly negative territory.
Aggregate house prices continue to display marginally negative momentum.
Both near-term and twelve-month sales expectations turn significantly more positive.

Residential Sales

Based on the RICS UK Residential Market Survey (December 2025), what’s changed isn’t what’s happening right now, but how people are feeling about the months ahead. Agents are more positive about short-term and year-ahead sales than they’ve been for a while. Much of this comes down to uncertainty easing up, expectations around interest rates have softened, and the Budget-related nerves that hung over the market through the autumn have now passed.

On the supply side, things have levelled out. New instructions are no longer falling, which suggests sellers are starting to re-enter the market, albeit cautiously, but with a plan in mind. Market appraisal levels are still below last year, so a big rush of new housing stock looks unlikely, at least for now, but the position feels more settled than it did a few months ago.

House prices continue to drift rather than move sharply in either direction. At a national level, prices do remain under a bit of pressure, but the pace of decline has eased and the picture is starting to stabilise. Regional differences remain clear, with London and the South East still adjusting, while Scotland and Northern Ireland are holding up better.

Looking ahead, expectations around prices have certainly improved. The short-term view points to mostly flat conditions, while more people now expect prices to pick up over the year ahead, rather than fall even further.

Lettings

The lettings market remains under pressure, and the balance between supply and demand is still out of balance. Tenant demand has softened further in recent months, partly reflecting seasonal patterns, but also a market that’s becoming more price-sensitive. At the same time, new landlord instructions remain limited, continuing a trend seen throughout much of 2025. Fewer landlords are coming forward, and the lack of property stock is still shaping the wider rental landscape.

Despite easing demand, rents are still expected to keep edging upwards into 2026. This isn’t being driven by a surge in lots of new tenants, but by the simple reality that there still aren’t enough homes available to meet the ongoing need. Looking ahead into 2026, modest rental growth is expected over the year, with affordability, regulation and supply all likely to remain key challenges for both landlords and tenants.

“Undoubtedly, the December market was held back by budget drag, although there was a period of reflection as it became clear the impact was less damaging than initially predicted. An encouraging number of transactions in the latter half of the month helped lift expectations for a decent January, with early signs of renewed confidence among first-time buyers.

In the lettings market, demand has remained resilient, underpinned by ongoing supply constraints and steady tenant interest, helping to maintain stability despite wider market uncertainty.

In areas driven by lifestyle appeal, such as North Norfolk and The Broads, higher-value properties may begin to emerge from a quieter period during 2025. There has also been a modest re-emergence of second-home buyers following the initial impact of higher stamp duty and double Council Tax on second homes. In summary, there are early but encouraging signs pointing towards a more settled and confident Q1 2026.

Ian Harris MNAEA MARLA
Sales – Customer Services Manager

Conclusion

Overall, the market remains cautious, but it no longer feels stuck. Activity is still muted across both sales and lettings, yet confidence is improving and expectations for 2026 are more positive than they’ve been for quite some time. While challenges remain, particularly around property supply, the direction of travel is clearer, and the foundations for a steadier period ahead are beginning to take shape nicely.

Based on the latest RICS UK Residential Market Survey – December 2025

Property Market Insights – Autumn 2025

Markus Pearce — Wed, 12 Nov 2025 13:08:15 +0000

By Ray Smith FRICS
Senior Officer & Business Leader

Subdued property market persists in autumn 2025, says RICS

As autumn settles in, the UK property market remains subdued, with the latest RICS Residential Market Survey (October 2025) confirming that both buyer demand and sales activity are flat and remain in negative territory. It’s been reported that there is a general sense of caution amongst homeowners, caused by uncertainty around tax raising measures in the upcoming Autumn Budget.

“In a slower market, accurate advice becomes more valuable than ever. Our role as Chartered Surveyors is to help clients see past short-term uncertainty and make informed, confident decisions about their properties. Whether that’s understanding true market value, planning essential works, or navigating changing lending conditions, professional guidance really matters when every percentage point counts.”

Says Ray Smith, FRICS – Senior Officer & Business Leader

Residential property market

Buyer demand and sales activity

New instructions recorded a net balance of –20%, down a furth 5% on last month, signalling a slowdown in new property listings and residential sales. This marks the third consecutive negative reading following more than a year of steady growth, suggesting that potential sellers are adopting a wait-and-see approach amid ongoing uncertainty and upcoming Autumn Budget.

Fewer appraisals means fewer property listings, and marks a trend that will further limit supply and persist through the remainder of 2025 and into 2026.

Market appraisals sit at -37%, pointing to a much quieter pipeline heading into the winter months, and running comfortably lower than they were only 12 months ago. This indicates that demand has weakened even further, as the downward trend becomes firmly established across most parts of the UK.

Prices drift lower

The house-price balance stands at –19%, down a further 4% on September’s figures. This aggregate level implies that there is now a downward pressure on house prices.

Regionally, the downward trend is most pronounced in the South East, London and East Anglia. The regional contrasts are highlighting how uneven the market is across the UK, with local conditions playing a key role in any short-term resilience.

Lettings market

Tight supply persists

Across the rental sector, tenant demand remains flat, showing a net balance this month of –4% (a drop from +5% and +13% in the previous two quarters). Landlord instructions continue to decline and on a downward trend (–33%), with the three months leading into October the weakest since April 2020. The imbalance between supply and demand seems to signify that rental prices will rise over the next quarter.

Looking ahead

With fiscal uncertainty surrounding the Autumn Budget, interest-rate expectations fluctuating, and inflation still above target, its predicted that the market backdrop will likely not change materially before year-end. That said, the groundwork for stability is slowly forming. Once monetary policy steadies and consumer confidence improves, we could see a gentle recovery emerging through 2026. With the Autumn Budget scheduled for 26th November, the outcomes will soon be revealed.

Contact Us:

Whether you’re considering your first home or a seasoned investor, you can rely on Watsons to support your property journey amidst these market challenges with confidence. Our team are trained to the highest industry standards, regularly review authoritative sources, and are equipped with decades of local knowledge.

To find out more about our property services and support, contact us today:

Survey & Valuation: survey@watsons-property.co.uk
Lettings: letting@watsons-property.co.uk
Property Management: management@watsons-property.co.uk

Or, call us on: 0333 220 1234

Watsons Property Group Ltd Acquires Westley & Huff | 2025

Markus Pearce — Mon, 10 Nov 2025 15:38:29 +0000

From our Senior Officer & Business Leader – People & Operations

Alison Crawford

Watsons acquires Westley & Huff, strengthening our position as RICS Chartered Surveyors & Registered Valuers

As a leading full-suite property specialist, offering valuation, survey, lettings and property management services across the nation, we are excited to announce the acquisition of Westley & Huff, a well-respected brand known for top valuation and survey expertise based in Cambridge.

This strategic acquisition allows us to build upon our position in the Cambridgeshire residential and commercial property market and strengthens our offerings to a broad client and customer base across the nation.

Ray Smith, FRICS – Chief Executive Officer at Watsons Property Group Ltd commented:

“The acquisition of Westley & Huff marks a pivotal step in Watsons’ strategic growth. Their presence as well-known Chartered Surveyors within a property hotspot, and their deep understanding of their local markets will be invaluable as we accelerate our expansion across the UK. It’s a win-win for both Watsons and Westley & Huff, and most importantly, for the customers we serve.”

Westley & Huff is renowned for reliable property valuations and expert witness services, alongside building surveys and consultancy in East Anglia. We’re confident this acquisition will be seamless for both our customers and Westley & Huff, merging the strengths of two accredited, and award‑winning RICS‑registered valuer practices with Watsons, established in 1890, and Westley & Huff, established in 1952.

Paul Muscutt BSc (Est. Man) MRICS – Chief Executive Officer at Westley & Huff added:

“We are delighted to join forces with Watsons and value the warm welcome. Our shared commitment to quality and customer satisfaction aligned perfectly. We look forward to contributing to the Watsons Group and to a long and successful alliance that enhances the histories of both companies”

Any questions?

Together, Watsons and Westley & Huff will continue to deliver trusted, independent valuation and surveying services backed by decades of combined expertise. By uniting our knowledge, talent and regional insight, we remain committed to providing clarity and confidence for homeowners, investors, and property professionals nationwide.

If you have any questions about this acquisition or would like to discuss how our enhanced services can support your property needs, please get in touch. We’re here to help.

Email: survey@watsons-property.co.uk
Call: 0333 220 1234

Celebrating 135 Years of Watsons Property Group

Markus Pearce — Sun, 09 Nov 2025 12:16:38 +0000

A proud milestone for Watsons: celebrating 135 years of trusted property expertise

From our beginnings as Sadd and Watsons Estate Agents in 1890 to the multi-disciplinary property services firm we are today, this incredible milestone has been a chance to reflect on our heritage, celebrate our people, and look ahead to the next chapter.

In this blog, we reveal how we have marked the special occasion as one full-suite property specialist, as well as our plans to continue supporting the nation in their property journeys:

Figure 1: Watsons (2025). A collage of historic Watsons marketing materials, including early team photos, property adverts, and office locations through the years (Graphic).

Throughout 2025, we’ve celebrated the special occasion with a series of events and initiatives that have brought colleagues, clients and partners together. The highlight was our summer celebration at the Octagon Barn in Norfolk, where staff from across the group travelled joined long-standing partners to toast the achievements and dedication that continue to shape Watsons’ success.

With a sense of shared pride in how far the company has come, stories were exchanged from every part of the business, from surveying and lettings to property management and residential sales, reminding us that Watsons’ strength really does lie in the people behind the name.

Figure 2: Watsons (2025). A collage of memories from Watsons’ 135 Years Celebration, including speeches from Senior Officers & Business Leaders, performances, decor, and the team together (Graphic).

A legacy built on trust

Watsons has grown steadily over more than a century, earning a reputation for professionalism, integrity and quality service across residential sales, lettings, block and estate management, and surveying, which now forms the largest part of the company. We continue to uphold the same principles today that have guided us since the beginning, combining traditional values with a forward-thinking approach to innovation, compliance and customer care.

Our longevity is built on trust and relationships, with our clients, our colleagues, and the communities we serve. This enduring ethos has carried Watsons through times of societal change, world wars, fluctuating markets, evolving regulations, and a global pandemic.

Regardless of what challenges we face as a team and nation, we’re proud to remain steadfast in the belief that our role in property is positively impacting people, relationships, and communities.

Looking to the future

As we celebrate 135 years of Watsons, our focus remains firmly on our future as a company and the positive impact we will have across the nation. We will continue to invest in innovative technology that enhances our efficiency, improves client services, and supports smarter decision-making across the group.

Combined with our focus on sustainability, from reducing our environmental footprint to supporting more energy-efficient property practices, and our ongoing investment in employee development through industry accredited training, mentoring, and clear career pathways, we will continue to evolve responsibly at the forefront of a modern, fast-moving industry.

Recent initiatives contributing to our continued growth include our refreshed branding and marketing, enhanced digital communications using the latest technology, and further expanding our nationwide surveying and management services.

“Reaching 135 years is a remarkable achievement, but it’s also a reminder that success comes from never standing still. Our aim is to build on the values that have made Watsons trusted for generations, while continuing to adapt, evolve and deliver the high standards our clients expect.” Ray Smith FRICS, Chief Executive Officer

A Big Thank You #135YearsofWatsons

We’d like to say a huge thank you to all our staff, clients and partners, past and present for being a part of our story. Your collaboration, support and loyalty has helped shape Watsons into the company it is today… And our future as we continue to grow.

Here’s to the next chapter! One that honours our past, celebrates our people, and continues to build a stronger, smarter future for property services across the nation.

Contact Our Team

Our property management specialists are here to enhance and protect your property investments through specialist services and advice tailored to your goals and needs. Get in touch today to discover more about our full-suite of award-winning services:

Customer Service Team
18 Meridian Way, Meridian Business Park, Norwich, NR7 0TA

📞 Phone: 01603 751577

✉️ Email: survey@watsons-property.co.uk

Leasehold Reform & Lettings Legislation – Update

Claire Lewis — Mon, 21 Jul 2025 19:04:25 +0000

By Thomas Palmer BA (Hons) MARLA, Head of Business Development at Watsons Property

Leasehold Reform & Lettings Legislation - Summer 2025

The property sector is undergoing a wave of legal and regulatory change in 2025, with landmark legislation now in force and further reforms on the horizon. From proposed updates to leasehold ownership to the long-awaited Renters’ Rights Bill, these changes are reshaping the landscape for homeowners, leaseholders, freeholders, developers, and managing agents alike.

In this blog, we will break down the latest legal developments – including the Leasehold and Freehold Reform Act, the progress of the Renters’ Rights Bill, and new consultations on service charge transparency. Whether you own, manage or invest in property, it’s essential to stay informed and prepared for what’s coming next.

Leasehold and Freehold Reform Act 2024

As part of the changes set out in the Leasehold and Freehold Reform Act 2024, further progress has been made in mid‑2025, including:

New-build leasehold flats banned: The government continues its commitment to phase out leasehold for new homes, with consultative steps underway aimed at transitioning toward commonhold ownership – combining freehold tenure of multi-occupancy buildings with shared ownership of communal areas.
Greater service-charge transparency: A consultation open until 26 September 2025 is seeking input on standardised service charge demands and building insurance policies to help tackle unfair fees.
Ongoing legal challenge: A cohort of major freeholders (e.g., Cadogan, Grosvenor) seeked judicial review, questioning reforms to lease extension valuations and the removal of marriage-value calculations. The four-day hearing took place this month, but permission to intervene for leaseholder groups was rejected by the Court of Appeal.

Predicted impact for existing leaseholders

Expanded rights underway: Following Royal Assent to the 2024 Act, nearly 5 million leaseholders now have enhanced powers to challenge unreasonable service charges through the First-Tier Tribunal and access standardised service charge documentation.
Actions taken: Key reforms already effective include ending the 2‑year ownership requirement, abolishing marriage-value for leases under 80 years, and enabling leaseholders to buy out their ground rent (converting it to a peppercorn rent).

Renters’ Rights Bill 2025

Proposed reforms under the Renters’ Rights Bill are on course for Royal Assent in autumn 2025, with enforcement likely by early 2026. This will include:

No-fault evictions banned, moving all tenancies to periodic rolling contracts.
Only one rent increase per year, aligned with market norms, and no more rent bidding wars.
Introduction of a national landlord register and Property Ombudsman for tenancy disputes.
Improvements such as lifetime deposits, protections for pets, families, and benefits recipients, decent homes standard, and Awaab’s Law extended to PRS.

Building Safety Act (BSA) 2022

As many know, the Building Safety Act 2022 is a UK law that has been designed and launched to improve building safety standards and protect residents, particularly in higher-risk buildings. It has introduced significant changes to building regulations, accountability, and resident rights, with a focus on preventing tragedies like the Grenfell Tower fire.

Three years on, the Building Safety Act impact and oversight continues. As amended by the Leasehold and Freehold Reform Act 2024, significant changes to leasehold management responsibilities, particularly concerning building safety defects have been enacted.

Conclusion:

We appreciate that understanding the nuances and impact of each legislation, whilst staying up to date with ongoing reforms can be a challenge. Our fully-qualified team of property specialists are here to help you navigate this. We regularly attend industry-regulated training sessions, seminars, and consume authoritative media sources to offer the latest advice and knowledge.

Here’s a quick summary of what you can expect this summer:

Leaseholders: expect clearer service-charge statements, strengthened enfranchisement rights, and longer-term clarity on commonhold.
Managing agents & RMCs: align service-charge systems with upcoming transparency standards; prepare to advise on leasehold enfranchisement and commonhold pathways.

Contact Us

For further information on the current property market and ongoing legislation changes, or to speak with one of our experts, please email the following:

Lettings: letting@watsons-property.co.uk
Valuation & Survey Team: survey@watsons-property.co.uk
Property Management:management@watsons-property.co.uk

Or call us on 0333 220 1234

What is a HM Land Registry Plan and why do they matter?

Claire Lewis — Tue, 15 Jul 2025 14:29:25 +0000

By Alistair Tasker, Graduate Trainee Surveyor at Watsons Property

A guide on registering land with the Land Registry

In the UK, if you are creating new boundaries, buying or selling land, you will often be required to register a plan with the Land Registry – known as a HM Land Registry Plan. This ensures legal accuracy of property transactions and boundary changes, whether you’re selling land for development, converting a home into flats, or renewing a lease of 7+ years. Whilst one of the most important elements, HM Land Registry Plans are often misunderstood, especially when dealing with unregistered properties that haven’t changed hands for many years.

At Watsons, our team are expertly trained to offer professionally and accurately prepared Land Registry Compliant Plans that fully comply with Land Registry Practice Guide 40 and RICS Code of Measurement Practice as part of our nationwide valuation and survey services. Proud to share our expertise, let us guide you through everything you need to know about HM Land Registry Plans – from what’s included, how they’re used, and why accuracy is crucial in this article:

When is a HM Land Registry Plan needed?

A Land Registry Plan is a detailed map of a property’s boundaries and features, meeting HM Land Registry’s strict requirements for registration. There are various scenarios where these are required, including:

Selling or transferring ownership of a property
Registering a new lease (usually over 7 years)
Splitting title to create new plots or flats
Making alterations, like extensions or new outbuildings
Submitting planning applications where ownership must be demonstrated

For example, if you’re converting a property into multiple flats, or extending your home, your existing plan may no longer reflect the true layout. In these cases, submitting an updated plan to HM Land Registry is often necessary to avoid delays or legal issues in the future.

Are you unsure if you need an HM Land Registry Plan? We recommend beginning by contacting your solicitor for advice on when and how plans should be submitted.

How are Land Registry Plans used in conveyancing?

During the conveyancing process, solicitors and conveyancers will use the publicly accessible register, essential for property transactions, to verify ownership, track title transfers, and facilitate online transactions. Land registry plans can be used in conveyancing to confirm legal boundary positions and shared access points, identify rights of way, and ensure all legal descriptions are accurate.

If a plan is outdated, inaccurate, or unclear, completion can be delayed. That’s why many legal professionals recommend enlisting a Chartered Surveyor to efficiently produce these plans for you early on in the process.

What does a HM Land Registry plan include?

Carefully prepared by our Chartered Surveyors and Registered Valuers, our expert Land Registry Plans are detailed geographical drawings that identify the legal boundaries of a property or land. These plans are submitted to the HM Land Registry as part of registering a title or updating existing ownership details.

A compliant plan typically includes:

The property’s location and orientation
A clearly marked red line indicating the boundary of ownership
Any rights of way, shared access, or legal interests
Key features such as buildings, fences, walls, and outbuildings
The relationship to surrounding features and neighbouring properties

These plans must be drawn in accordance with Land Registry Practice Guide 40 and the RICS Code of Measurement Practice, which outlines strict criteria for accuracy and clarity. Submitting an incorrect or non-compliant plan can result in registration delays or rejection by HM Land Registry – costing you valuable time, money, and potentially putting your transaction at risk.

Our plans are created using high-quality mapping data and professional CAD software to ensure they meet every specification. Our dedication to care and precision is what makes our services trusted by clients across the nation.

Plan Type	Purpose	Typical Use Case	Key Features
First Registration Plan	To register unregistered land for the first time with HM Land Registry	When land or property has never been registered before	Shows the boundaries of the land to be registered. Must be based on a current, accurate survey. Used to create a Title Number for the property.
Transfer Plan	To legally fix the exact boundary line between properties	Used where boundary disputes exist or parties want legal certainty	Highly detailed and accurate. Often prepared by a specialist surveyor. Requires HM Land Registry approval and agreement from neighbours.
Determined Boundary Plan	To legally fix the exact boundary line between properties	Used where boundary disputes exist or parties want legal certainty	Highly detailed and accurate. Often prepared by a specialist surveyor. Requires HM Land Registry approval and agreement from neighbours.
Lease Plan	To register a new lease (usually over 7 years)	Letting a commercial unit, flat, or part of a property	Shows the leased area within the wider property. Includes internal layout if applicable. Must be drawn to scale and show access/parking/rights.

Each plan plays a specific role in property and land ownership, so selecting the correct type for your plans is key to ensuring a smooth transaction. Lease plans, in particular, must accurately outline communal and demised areas leased to a tenant.

Why accuracy is crucial & common mistakes to avoid

The HM Land Registry has strict formatting and accuracy requirements, and even small errors can lead to rejection. Whilst it can be tempting to draw your own plan, enlisting a professional that knows the latest conduct and regulations reduces the risk of rejection and costly delays.

Reasons for rejection, especially if not completed with professional input, include:

Incorrect or missing scale
Blurry or hand-drawn plans
Unclear red lines or boundary markers
Lack of orientation or OS backgrounds
Missing signatures or witnesses
Incorrect property descriptions
Applying for the wrong document

Our expertly trained team ensures your plans are fully compliant from the beginning, reducing the risk of rejection or costly delays when you complete your application. We are well-equipped with both the technical and local knowledge needed to approach each scenario with confidence.

The legal risks of DIY Land Registry plans

While it is possible to create your own Land Registry plan, it’s often recommended to work with qualified professionals. Producing a DIY plan without professional input can end up costing far more in the long run, with risks included:

Rejections from HM Land Registry.
Legal disputes with neighbours.*
Delays in property sales or lease registrations.
Financial loss if a transaction falls through.

Professionally prepared plans ensure full compliance with Land Registry Practice Guide 40 and the RICS Codes of Measurement Practice – giving peace of mind to buyers, sellers, solicitors, and all involved. Many of our clients have found preparing plans for registration to be a complex or challenging task, and we’re always ready to offer expertise and support.

If your DIY plan has been rejected by HM Land Registry, don’t panic. Our team of property professionals can help you amend and redraw the plan to meet compliance. Prioritising clear communication and quality, we’ve helped countless clients correct rejected plans and get their property transactions on track.

*Please note, we are not permitted to act as mediators or provide legal opinions in boundary disputes. These matters are typically dealt with by solicitors or specialist boundary dispute surveyors. Whereas we can undertake surveys in-line with HM Land Registry Requirements to reflect the physical boundary observed onsite at the time of the survey – this will act as a starting point for solicitors or dispute specialist to support you further.

Contact Our Team

Our Chartered Surveyors and Registered Valuers are here to support you through the property buying and selling journey, allowing you to move forward with confidence.

Get in touch to discover more about our award-winning property services and book your HM Land Registry today:

Customer Service Team
18 Meridian Way, Meridian Business Park, Norwich, NR7 0TA

📞 Phone: 0333 220 1234

📧 Email: survey@watsons-property.co.uk

The Challenges in Product Diversification of Chartered Surveyors

Markus Pearce — Tue, 17 Jun 2025 13:56:26 +0000

By Thomas Palmer BA (Hons) MARLA, Head of Business Development at Watsons Property

Introduction:

When most people think of Chartered Surveyors and Registered Valuers, a few key services are likely to come to mind – Residential Valuations, RICS Home Buyers Reports and Building Surveys.

These reports are essential parts of our work and the wider property market’s activity, but only a small fragment of the 35+ survey and valuation services we’re proud to offer as General Practice surveyors operating nationwide, from new build snagging surveys to camera pole surveys and retrospective valuations.

In this article, we will take a closer look at the valuation and survey services that our Chartered Surveyors and Registered Valuers offer across the UK, helping you to find exactly what you need during your property journey:

How did Watsons’ journey lead to the full-service property company it is today?

Our property story began back in 1890, when Edwin Watson and Mr. Sadd partnered to found Sadd and Watsons Estate Agents, building a reputation for excellence, innovation, and integrity in East Anglia – soon reaching 28 local branches by 1986. Since then, our rapid business growth has allowed us to expand our services, including Block & Estate Management, Lettings, and Valuation & Survey offerings. With property specialists based across the country, allowing us to serve the nation with local expertise, Watsons has consistently upheld its core values, ensuring unparalleled service and expertise to our valued clients, for 135 years.

What does a Watsons Chartered Surveyor do?

At Watsons, our Chartered Surveyors and Registered Valuers are trained and experienced in a much broader range of services than is often realised. From land valuations and development appraisals to defect reports, leasehold extensions and beyond, we are uniquely positioned to advise on a wide range of property-related matters. This diversity in expertise means we can support clients with complex, specialist needs, which many other surveying organisations may not be equipped to handle.

This kind of product diversification is something we are proud of – it means our clients can come to us with varied and often challenging requirements and receive a consistent, high-quality service backed by years of industry knowledge and RICS-regulated standards. It also means our surveyors must stay up to date across a wide field, regularly accessing and sharing industry-accredited sources to offer the latest advice.

Achieving and maintaining this level of professional development isn’t a small feat, but it is what allows our local surveyors to offer such a broad skillset – allowing us to deliver real value to our clients.

How we’re raising awareness across the property industry

Sometimes the biggest hurdle we face isn’t on the delivery of these services, but rather the awareness of them – as the term ‘surveyor’ can often be broad and confusing to the public.

Many clients, both residential and commercial, simply aren’t aware of what their local surveyor can assist with, and this lack of awareness can lead them to larger, and often more expensive, firms or legal consultants who don’t often provide the practical, property-focused insight that a General Practice surveyor can.

This is where the challenge of product diversification truly lies – not just doing more but communicating this and helping clients understand how these services can solve their problems.

Conclusion:

We are actively working to change the perception of what Charted Surveyors can do, through clear communication, education and continued professional development. We want to ensure that our clients not only receive a fantastic service but know exactly what kind of support is available to them. Whether it is a homeowner navigating lease extensions, a developer assessing land viability or a landlord facing structural defects, our team is ready to help, often in ways you might not expect from “just a surveyor”!

Contact Our Team

Our property specialists are here to support you through the property buying and selling journey, whilst enhancing and protecting your property investments.

Get in touch today to discover more about our award-winning property services.

Customer Service Team
18 Meridian Way, Meridian Business Park, Norwich, NR7 0TA

📞 Phone: 0333 220 1234

📧 Email: survey@watsons-property.co.uk

Industry News Update – Watsons Property Group Limited

The Market View – October 2026

The autumn property market remains cautious but signs of resilience remain across sales and lettings.

Residential Sales Market

Lettings continues to show resilience

Looking Ahead

Watsons Announces Transfer of Estate Agency Service to Websters

Transfer of Estate Agency

Explore Watsons’ Specialist Services

The Market View – February 2026

Market Survey: Despite subdued activity, tentative signs are emerging that the market may be turning a corner

Residential Sales

Lettings

Conclusion

The Market View – January 2026

Market Survey: Activity levels remain subdued for now, but forward-looking metrics turn noticeably more positive

Residential Sales

Lettings

Conclusion

Property Market Insights – Autumn 2025

By Ray Smith FRICSSenior Officer & Business Leader

Subdued property market persists in autumn 2025, says RICS

Residential property market

Buyer demand and sales activity

Prices drift lower

Lettings market

Tight supply persists

Looking ahead

Contact Us:

Watsons Property Group Ltd Acquires Westley & Huff | 2025

Watsons acquires Westley & Huff, strengthening our position as RICS Chartered Surveyors & Registered Valuers

“We are delighted to join forces with Watsons and value the warm welcome. Our shared commitment to quality and customer satisfaction aligned perfectly. We look forward to contributing to the Watsons Group and to a long and successful alliance that enhances the histories of both companies”

Any questions?

Celebrating 135 Years of Watsons Property Group

A proud milestone for Watsons: celebrating 135 years of trusted property expertise

A legacy built on trust

Looking to the future

A Big Thank You #135YearsofWatsons

Contact Our Team

Leasehold Reform & Lettings Legislation – Update

Leasehold Reform & Lettings Legislation - Summer 2025

Leasehold and Freehold Reform Act 2024

Predicted impact for existing leaseholders

Renters’ Rights Bill 2025

Building Safety Act (BSA) 2022

Conclusion:

Contact Us

What is a HM Land Registry Plan and why do they matter?

A guide on registering land with the Land Registry

When is a HM Land Registry Plan needed?

How are Land Registry Plans used in conveyancing?

What does a HM Land Registry plan include?

Why accuracy is crucial & common mistakes to avoid

The legal risks of DIY Land Registry plans

The Challenges in Product Diversification of Chartered Surveyors

Introduction:

How did Watsons’ journey lead to the full-service property company it is today?

What does a Watsons Chartered Surveyor do?

How we’re raising awareness across the property industry

Conclusion:

By Ray Smith FRICS
Senior Officer & Business Leader