The Government has announced a major package of reforms to the home buying and selling process, aimed at making residential conveyancing faster, more transparent and less stressful. The proposals centre on giving buyers and sellers better information at the start of a transaction, introducing earlier binding agreements, and moving the process onto modern digital systems.

According to the Government, the changes are intended to cut buying times by around four weeks, save first-time buyers an average of £650, and roughly halve the number of sales that fall through. The reforms will be introduced in phases over the course of this Parliament, so most of the measures are not yet in force.

For anyone buying or selling a property on the Wirral, the announcement is a timely reminder that early preparation remains one of the most important parts of a smooth conveyancing transaction.

What has the Government announced?

The Government’s announcement sets out a proposed “shake-up” of the home buying process. The key proposals include:

• sellers and estate agents providing key information upfront, at the point a property is listed for sale;
• new “sales packs” setting out a property’s condition, leasehold costs and chain status;
• greater use of digital property logbooks, allowing trusted information to be shared securely between professionals and accessed by buyers and sellers;
• digital identity checks, electronic signatures and AI-assisted conveyancing to cut duplication and reduce fraud;
• earlier binding agreements to reduce the risk of buyers or sellers pulling out late in the process without a valid reason; and
• a new Code of Practice for estate agents, alongside proposals for mandatory qualifications for the sector.

The Government describes the current system as broken. It says the average home purchase takes around 120 days, roughly one in three sales falls through, and failed transactions cost sellers about £400 million a year and the wider economy up to £1.5 billion a year. The reforms are designed to bring more information to the start of the process, so that buyers, sellers, estate agents, lenders and conveyancers can identify and resolve issues earlier.

Why does the current home buying process cause delays?

At present, many important parts of the conveyancing process only begin after an offer has been accepted. This can mean that issues with title, searches, leasehold information, planning documents, management packs or mortgage requirements are not discovered until weeks into the transaction.

For buyers, this can be frustrating and expensive. For sellers, it can mean lost time if a buyer withdraws or if the chain breaks down. Common causes of delay in residential conveyancing include:

• missing title documents;
• delays in receiving leasehold management information;
• issues revealed by searches;
• mortgage offer delays;
• enquiries raised late in the process;
• incomplete property information forms;
• issues with gifted deposits or source of funds evidence;
• problems in a property chain; and
• delays in signing or returning documents.

The Government’s proposals aim to bring more of this information to the start of the process, so that potential problems surface earlier rather than late in the transaction.

What are upfront sales packs?

One of the central proposals is the introduction of upfront “sales packs”. These would require key information to be available when a property is listed for sale, rather than waiting until after an offer is accepted.

Although the detail is still to be confirmed, a sales pack could include information such as:

• title information;
• whether the property is freehold or leasehold;
• leasehold charges and management information;
• information about the property’s condition;
• chain status;
• searches or search-related information;
• planning and building regulation documents; and
• other information a buyer would usually need during the conveyancing process.

This is intended to give buyers a clearer picture before they commit significant time and money to a purchase.

Will this make conveyancing faster?

Potentially, yes. The Government estimates the reforms could cut around four weeks from the average transaction. If the right information is available at the start, conveyancers can begin reviewing the legal position much earlier, reducing time spent waiting for documents, raising basic enquiries or discovering problems late in the day.

However, conveyancing will still require careful legal work. Even with more information upfront, buyers will still need proper advice on title, searches, mortgage conditions, leasehold obligations, rights of way, restrictions, planning issues and any other legal risks. A faster process should not mean a less careful one.

What could earlier binding agreements mean?

The Government has also set out plans for earlier binding agreements, sometimes described as binding conditional contracts. The aim is to make a transaction legally binding much earlier — potentially once an offer is accepted — so that neither side can simply walk away months into the process without a legitimate reason.

Under the proposals, a party who withdraws without a valid reason, or who fails to meet the agreed terms, could face a financial penalty. The Government has called this a fundamental change to the current system and has said it will work with the industry to set fair penalty levels, define clear exceptions and establish a way of resolving disputes.

Importantly, the Government has confirmed that binding agreements will not be introduced until upfront sales packs are well established. This is intended to ensure buyers are not committed to a purchase before they have access to the key information about a property.

These changes could help reduce problems such as gazumping, gazundering and late withdrawals. However, the detail will be crucial. Before entering into any binding commitment, buyers and sellers will need to understand exactly what they are agreeing to, what conditions apply and what financial consequences could follow if the transaction does not proceed.

What does this mean if you are selling a property?

If you are thinking of selling, the message is clear: prepare early. Even before any new rules come into force, sellers can reduce delays by getting key information together at the outset. This may include:

• locating title deeds or lease documents;
• checking whether the property is freehold or leasehold;
• obtaining planning permissions and building regulation certificates;
• finding guarantees, warranties and certificates;
• preparing information about works carried out to the property;
• dealing with missing documents early;
• requesting leasehold or management company information as soon as possible; and
• instructing conveyancing solicitors early, rather than waiting until a buyer is found.

Early preparation can make a real difference, particularly with leasehold properties, where management packs and ground rent or service charge information can take time to obtain.

What does this mean if you are buying a property?

For buyers, more upfront information should make it easier to decide whether a property is right for them before spending money on surveys, mortgage applications and legal work. Even so, buyers should still take independent legal advice before exchange of contracts or before entering into any binding agreement.

A conveyancing solicitor can help you understand:

• whether the seller has good legal title;
• what rights and restrictions affect the property;
• whether searches reveal any concerns;
• whether the property is affected by leasehold obligations;
• whether there are issues with planning or building regulations;
• whether your lender’s requirements are satisfied; and
• whether any legal risks need to be resolved before you proceed.

Local conveyancing solicitors on the Wirral

At Burd Ward Solicitors, our residential conveyancing team assists clients with property sales, purchases, remortgages and transfers of equity across Wallasey, Wirral, Merseyside and beyond.

Whether you are a first-time buyer, selling your home, buying a leasehold property or moving as part of a chain, our conveyancing solicitors can guide you through the process and help identify potential issues as early as possible. The Government’s proposals may change how property transactions are handled in future, but the need for clear, practical legal advice remains the same.

Thinking of buying or selling?

If you are planning to buy or sell a property, early advice can help avoid unnecessary delays. Contact Burd Ward Solicitors to speak to our residential conveyancing team or request a conveyancing quote.

Frequently asked questions

Are the home buying reforms in force now?

No. The Government has announced proposals and a phased roadmap, but the main legal changes are not yet in force. A Code of Practice for estate agents and guidance on the quality of property listings are expected later this year; consultation on estate agent qualifications and expanded digital tools is expected from 2027; and comprehensive legislation to require sales packs, binding contracts and digital systems is expected by the end of this Parliament.

What is an upfront sales pack?

An upfront sales pack is expected to contain key information about a property at the point it is marketed for sale. The aim is to give buyers, sellers, estate agents, lenders and conveyancers important information earlier, rather than waiting until after an offer has been accepted.

What information could be included in a sales pack?

The exact requirements are still to be confirmed, but the Government has referred to information about a property’s condition, leasehold costs and chain status. Depending on the final rules, sales packs may also include title information, planning documents, building regulation certificates, leasehold documents, search information and other property details.

Will I still need a conveyancing solicitor?

Yes. Even if more information is provided upfront, buyers and sellers will still need legal advice on title, contract terms, searches, leasehold obligations, lender requirements, source of funds checks, exchange and completion.

Will the reforms make buying a house quicker?

The Government says the reforms are intended to cut buying times by around four weeks and to save first-time buyers an average of £650. Whether this is achieved in practice will depend on the final rules, how the property industry adapts, and how quickly reliable information can be made available at the start of a transaction.

What are earlier binding agreements?

Earlier binding agreements are intended to make both sides commit to the transaction sooner — potentially once an offer is accepted — reducing the risk of a buyer or seller walking away late in the process without a valid reason, with a financial penalty for doing so. The Government has said this is a fundamental change and will not be introduced until upfront sales packs are well established, so that buyers are not bound before they have the key information about a property.

Could earlier binding agreements stop gazumping or gazundering?

They may reduce the risk, but the detail will be important. Buyers and sellers should take legal advice before entering into any binding commitment, especially where penalties could apply for withdrawing from the transaction.

What should I do if I am thinking of selling?

It is sensible to prepare early. Sellers can help avoid delays by instructing conveyancers promptly, gathering title documents, locating planning and building regulation certificates, preparing property information forms and requesting leasehold or management company information as soon as possible.

What should I do if I am thinking of buying?

Buyers should review any upfront information carefully but should still obtain independent legal advice. A conveyancing solicitor can check the title, searches, leasehold position, contract terms and lender requirements before you become legally committed.

Can Burd Ward Solicitors help with residential conveyancing?

Yes. Burd Ward Solicitors assists clients with residential property sales, purchases, remortgages and transfers of equity across Wallasey, Wirral, Merseyside and beyond. Contact our conveyancing team to request a quote or a callback.

We are delighted to share that Kash Mahmood, a solicitor in our Wirral family law team, has been admitted as a Member of the Most Venerable Order of the Hospital of St John of Jerusalem — better known as the Order of St John.

The appointment was sanctioned by His Majesty The King on 21 April 2026, and was published in The London Gazette on 6 May 2026. Kash is now entitled to use the post-nominal letters MStJ.

About the Order of St John

The Order of St John is a royal order of chivalry, best known to the public through the work of St John Ambulance and the St John Eye Hospital Group in Jerusalem. Admission to the Order is a formal recognition of significant voluntary service to the welfare of others.

Kash has been a senior member of St John Ambulance for many years, giving his time alongside his legal career to support first aid, training, and community welfare. His appointment is a fitting acknowledgement of that long-standing commitment to public service.

Kash’s Work in Wirral Family Law

Kash has been a qualified solicitor for more than 25 years and is a key member of our family law department on the Wirral. He is a Member of the Law Society’s Children Panel — a national accreditation awarded only to solicitors who demonstrate a recognised level of expertise in child law and child welfare matters.

Based at our Wallasey office, Kash specialises in child care law and provides advice and representation to parents, carers, and families across the Wirral and Merseyside in matters including:

• Care and supervision proceedings brought by local authorities
• Child protection matters and dealings with children’s services
• Child arrangement orders following separation or divorce
• Specific issue and prohibited steps orders
• Adoption and other Children Act applications

How Kash Can Help Families on the Wirral

Family law matters rarely arrive at a convenient moment. Whether you have been contacted by social services, are worried about contact with your children following a separation, or need urgent advice in a child protection matter, Kash provides clear, practical advice and steady representation from the very first conversation.

His combination of long experience, Children Panel accreditation, and a genuinely compassionate approach makes him a trusted choice for Wirral families facing some of the most difficult moments in their lives.

Our wider family law team at Burd Ward is led by Jenna Ellison, who is also a Children Panel member. Together, the department covers the full breadth of family law on the Wirral, from divorce and financial settlements through to children’s matters and protection from domestic abuse.

Get in Touch

If you would like to speak to Kash or another member of our Wirral family law team, please contact us today to find out more about how we can help.

Once again, our warmest congratulations to Kash on a richly deserved honour.

A new report has highlighted a sharp rise in the number of people using a little-known legal tool to put the brakes on an estate being administered after someone dies. Whether you’re currently dealing with a bereavement or thinking about planning ahead, it’s worth understanding what this means.

What is a probate caveat?

When someone dies, their estate usually needs to go through a legal process called probate before assets can be distributed. A caveat is a formal notice that stops a grant of probate from being issued, effectively freezing the estate for up to six months while concerns are investigated. It can be renewed for further six-month periods if needed.

The process is surprisingly accessible: anyone over 18 can apply to the Probate Registry, and it costs just £3.

Why are more people using them?

New data obtained from the Ministry of Justice shows that caveat applications rose by 12% in the twelve months to July 2025, reaching 11,589, up from 10,313 the previous year. That’s a significant jump, and it follows a longer-term trend: just over a decade ago, fewer than 6,500 caveats were filed in a year.

The reasons behind the rise aren’t hard to identify. Rising property prices mean that even relatively modest estates can be worth £500,000 or more, enough to make family disagreements financially significant. The growing complexity of modern families, with second marriages, stepchildren and half-siblings increasingly common, also plays a part.

Concerns typically fall into a few categories:

• Validity of the will: was the person of sound mind when they signed it? This is particularly relevant where dementia or other cognitive decline was involved.
• Undue influence: was a vulnerable person pressured into changing their wishes?
• Suitability of the executor: is the person named in the will the right person to be handling the estate?

What happens when a caveat is entered?

Once a caveat is in place, the executor cannot obtain the grant of probate needed to collect and distribute the estate’s assets. This can create practical complications if, for example, a property needs to be sold or there are debts accruing in the meantime.

It’s important to note that a caveat should only be used where there is a genuine concern. Entering one simply to delay or frustrate the process, rather than to investigate a real issue, is not appropriate.

What can you do to reduce the risk of a dispute?

The best protection against probate disputes is good planning during your lifetime. A well-drafted, regularly reviewed will is the obvious starting point, but a letter of wishes alongside it can also help explain your decisions to loved ones and reduce the potential for misunderstanding.

If a dispute does arise, early mediation is often a far better route than court proceedings. It tends to be faster, less expensive, and considerably less damaging to family relationships.

How we can help

At Burd Ward, we work with clients on both sides of this issue.

If you want to protect your estate and reduce the risk of a dispute after you’re gone, we can help you put in place a carefully drafted will that’s built to stand scrutiny, one that clearly reflects your wishes, accounts for your family circumstances, and leaves as little room for ambiguity as possible. We can also advise on letters of wishes, Lasting Powers of Attorney, and other steps that make life easier for the people you leave behind.

And if you find yourself on the other side of the equation, with genuine concerns about a will that’s already been made, we can advise you on your options, including whether a caveat is appropriate and how to go about challenging a will.

Either way, the earlier you take advice, the better. If you’d like to talk things through, please don’t hesitate to get in touch with our team.

Source: Law Gazette — Law firm research shows more people paying £3 to block probate grants for six months

We’re pleased to confirm that Burd Ward Solicitors’ Conveyancing Department has successfully renewed its accreditation under the Law Society’s Conveyancing Quality Scheme (CQS).

If you’re buying, selling, remortgaging, or transferring property, choosing a solicitor is about more than price — it’s about confidence, communication, and a process you can rely on. CQS renewal is one of the ways we demonstrate our ongoing commitment to delivering a high-quality residential conveyancing service for clients across the Wirral, Merseyside and beyond.

What is the Conveyancing Quality Scheme (CQS)?

The Law Society’s Conveyancing Quality Scheme is a recognised quality standard for residential conveyancing practices. CQS helps clients identify firms that follow a consistent, transparent approach to conveyancing — with a focus on good client care, clear communication, and robust procedures.

In short: CQS accreditation is a quality mark for conveyancing solicitors.

What CQS renewal means for our clients

Renewing our CQS accreditation means we continue to meet the scheme’s requirements and standards. For clients, that translates into a service built around:

• Clear communication throughout your transaction
• A structured, reliable conveyancing process
• Ongoing training and best practice within the team
• A focus on client care, transparency and managing expectations
• Robust checks and procedures designed to reduce risk and delays where possible

Property transactions can be stressful — especially when there’s a chain, tight deadlines, or unexpected issues (title queries, leasehold complications, lender requirements, or last-minute enquiries). Our approach is to keep things moving and keep you informed, so you know where you stand.

Why CQS matters when choosing a conveyancing solicitor

When you search for “Wirral conveyancing solicitors” or “fixed-fee conveyancing”, you’ll see lots of options. CQS accreditation is a useful differentiator because it signals that the firm is committed to recognised standards in residential conveyancing.

Clients often tell us they want:

• A solicitor who is responsive and easy to reach
• Realistic timescales and regular updates
• Clear pricing and a straightforward quote
• A team that can handle complexities (leasehold, shared ownership, gifted deposits, transfers of equity, etc.)

CQS won’t remove every obstacle in a transaction — but it does show that your solicitor is working to a consistent quality framework and is invested in continuous improvement.

Our conveyancing services

We assist clients with a full range of residential property matters, including:

• Buying a property (freehold and leasehold)
• Selling a property
• Remortgages
• Transfers of equity (adding/removing a name on a title)
• Lease extensions and leasehold advice (where applicable)

If you’re planning a move and want a solicitor who can guide you through the process clearly and efficiently, our team is here to help.

Local conveyancing support across the Wirral and Merseyside

We act for clients across the Wirral and surrounding areas, including (for example) Wallasey, Birkenhead, Bebington, Heswall, West Kirby, Hoylake, Prenton, Greasby, Upton and beyond. Whether you’re a first-time buyer, upsizing, downsizing, or dealing with a sale following probate, we tailor our advice to your situation.

Looking for CQS-accredited conveyancing?

If you’d like a quote or want to discuss your transaction, get in touch with our Conveyancing Department. We’ll explain the process, confirm what we need from you, and give you a clear view of costs and timescales.

Frequently asked questions

Is CQS accreditation important?

CQS is a widely recognised quality standard for residential conveyancing. It can help clients identify firms committed to consistent processes, training, and client care.

Do CQS-accredited solicitors cost more?

Not necessarily. Costs depend on the property, transaction type and complexity. A good firm will provide a clear quote and explain what is included.

Do you offer fixed-fee conveyancing?

We aim to provide clear, transparent pricing and will confirm what’s included in your quote from the outset.

Can you act for my mortgage lender?

In most cases, yes — but it depends on your lender and panel status. We can confirm this at the start of the transaction.

How long does conveyancing take?

Timescales vary. Many transactions take around 8–12 weeks, but leasehold, chains, or title issues can extend this. We’ll keep you updated throughout.

If you’re a landlord in the Wirral, Merseyside or the wider Liverpool City Region, the Renters’ Rights Act 2025 (RRA) will be the biggest change to renting law in decades. Crucially, however, the new rules will not take effect all at once.

The Government has confirmed a phased implementation plan, with the majority of changes (Phase 1) taking effect from 1 May 2026, and further obligations arriving later in 2026 and beyond.

As a firm that predominantly acts for landlords across the Wirral, Burd Ward Solicitors has prepared this updated guide to help local landlords understand exactly what changes are coming, when they take effect, and what you should do now to prepare.

1. Overview of the Renters’ Rights Act and Its Phased Implementation

Phase 1 — From 1 May 2026

Phase 1 introduces the most significant reforms affecting day-to-day letting and possession. These include:

• Abolition of Section 21 “no-fault” evictions
• Transition to assured periodic tenancies for all new and existing lets
• Reformed possession grounds (including 3+ months’ arrears, moving/selling restrictions, and updated mandatory grounds)
• Rent increases limited to once every 12 months
• Ban on rental bidding
• Restrictions on rent in advance (maximum one month, or 28 days where the rent period is weekly)
• Right for tenants to request pets (with tests around reasonable refusal)
• Ban on discrimination against benefit claimants, families and other protected groups

Later Phases — From Late 2026 Onwards

Additional reforms — many requiring new digital systems — will be introduced later, including:

• A national Landlord & Property Database (compulsory registration)
• Compulsory Private Rented Sector Ombudsman membership
• Extension of the Decent Homes Standard to the private rented sector
• Implementation of Awaab’s Law response times for damp, mould and serious hazards
• Enhanced investigatory and enforcement powers for local councils

These later-phase measures will be brought into force with separate commencement dates.

2. Key Implications for Wirral & Merseyside Landlords

2.1 Tenancy Structure & Ending Tenancies (Phase 1 – May 2026)

From 1 May 2026, all new and existing assured shorthold tenancies across Wirral and Merseyside will automatically convert into assured periodic tenancies.

This means:

• No more fixed-term ASTs of the kind landlords are used to.
• No ability to serve Section 21 notices.
• Landlords will need to rely on the new statutory possession grounds.
• Mandatory rent-arrears possession will generally require at least three months’ arrears.
• Certain grounds, such as moving in or selling, require a minimum 12 months’ occupation and at least 4 months’ notice.

This will particularly affect landlords in high turnover areas such as Birkenhead, Seacombe, Wallasey and parts of Liverpool.

2.2 Landlord & Property Database (Later Phase – Late 2026+)

Although the national Landlord & Property Database is not expected to go live until a later phase, it will ultimately require:

• Every Wirral and Merseyside landlord to register as a landlord; and
• Every rental property to be individually listed.

In future, the ability to serve certain possession notices may depend on being correctly registered on this database.

2.3 Ombudsman Scheme (Later Phase – Late 2026+)

Landlords will be required to join a national ombudsman scheme. The ombudsman will have powers to require:

• Compensation payments
• Apologies
• Repairs or other remedial steps

This will be particularly relevant for landlords with larger portfolios in areas such as Liscard, Tranmere, Hoylake, Liverpool and Sefton, where tenant complaints are more likely simply due to portfolio size.

2.4 Rent in Advance & Rental Bidding (Phase 1 – May 2026)

From May 2026 the Renters’ Rights Act will:

• Limit rent in advance (for most tenancies, to one month or 28 days).
• Ban rental bidding and require a clear advertised rent.

This is important for landlords in competitive areas such as West Kirby, Caldy, Heswall and Crosby, where rental bidding has sometimes been used to deal with high demand.

2.5 Pets, Discrimination & Property Condition (Mixed Phase – May 2026 & Late 2026+)

From Phase 1 (May 2026):

• Tenants gain a right to request a pet, and landlords will need a good reason to refuse.
• Policies which exclude tenants with children or those in receipt of benefits will be restricted as part of the new anti-discrimination rules.

From later phases:

• The Decent Homes Standard will be extended to the private rented sector.
• Awaab’s Law will set strict timeframes for responding to damp, mould and serious hazards.

Wirral and Liverpool councils already focus on housing conditions and enforcement, so landlords should assume this will be a priority.

2.6 Enforcement Changes (Later Phase – Late 2026+)

In later phases, local councils will gain stronger enforcement powers, including:

• Civil penalties (with higher maximum penalties for serious or repeated breaches)
• Longer rent repayment orders (up to 24 months’ rent)
• Greater access to information, including financial records in some cases
• Increased powers of inspection and proactive enforcement

This will particularly affect enforcement hotspots such as Birkenhead, Rock Ferry, Toxteth and Bootle.

3. What Wirral & Merseyside Landlords Should Do Now

Even though most of the changes do not go live until 1 May 2026, responsible landlords should use the lead-in period wisely. Key steps include:

• Review all current tenancy agreements and be ready for the shift to assured periodic tenancies.
• Audit property standards to prepare for the future extension of the Decent Homes Standard and Awaab’s Law.
• Update rent-increase processes so that increases are compliant and properly documented once the new limits apply.
• Review tenant application procedures to ensure they are free of criteria that could be challenged under the new anti-discrimination regime.
• Prepare for the landlord database by collating EPCs, gas and electrical safety certificates, licence details and other key property information.
• Establish or tighten your complaints handling system so you can deal with tenant complaints promptly and reduce the risk of ombudsman referrals.
• Seek early legal advice, particularly if you currently rely on Section 21 or fixed-term ASTs as part of your letting strategy.

4. Why Responsible Wirral Landlords Will Benefit

While the Renters’ Rights Act introduces more regulation, responsible landlords in Wirral and Merseyside can benefit from a more level playing field. Potential advantages include:

• Less competition from non-compliant or rogue landlords
• Longer, more stable tenancies from good-quality tenants
• Reduced void periods and fewer avoidable disputes
• A clearer and more predictable legal framework
• Improved reputation with tenants, agents and lenders

Landlords offering good-quality accommodation in areas such as Wallasey, West Kirby, Hoylake, Heswall, Moreton and the Liverpool suburbs are likely to stand out even more once the reforms are fully in place.

5. How Burd Ward Solicitors Support Wirral & Merseyside Landlords

Based in Wallasey, Burd Ward Solicitors acts for landlords throughout the Wirral and Merseyside region, including:

• Birkenhead
• Wallasey
• West Kirby
• Hoylake
• Heswall
• Liverpool
• Sefton
• Cheshire West

We provide practical, cost-effective legal advice for private landlords, portfolio investors and property companies.

Our landlord services include:

• Updating tenancy agreements for the May 2026 reforms
• Reviewing possession strategies for the post-Section 21 regime
• Drafting and serving possession notices and dealing with court proceedings
• Advising on rent arrears, damage, anti-social behaviour and other breaches
• Resolving tenancy deposit disputes and alternative dispute resolution (ADR)
• Carrying out landlord compliance audits
• Preparing for the national landlord and property database
• Advising on licences, HMOs and local authority enforcement

The Renters’ Rights Act will transform renting law, but importantly, not all at once. With the bulk of reforms arriving on 1 May 2026, and further obligations being rolled out later in 2026, now is the ideal time for landlords across Wirral and Merseyside to prepare.

Burd Ward Solicitors can help you understand the phased changes, update your documentation, plan for new compliance duties and safeguard your property portfolio.

If you are a landlord in Wirral or Merseyside and would like tailored advice, please contact our expert landlord solicitor, Martyn Green, for specialist guidance on the Renters’ Rights Act and how it will affect your properties.

A recent report published in BMJ Medicine and covered by The Guardian has revealed that a third of women who died during or shortly after pregnancy in the UK had prior involvement with children’s social care services.

What the Study Found

Between 2014 and 2022:

• 1,451 women died during pregnancy or within a year of giving birth.
• 33% of those women were known to social care.
• Many had prior experiences of domestic abuse, childhood trauma, or were already involved in care proceedings.

The report warns of a lack of coordination between maternity care, social workers, and local authorities—leading to missed opportunities to provide support, protection, and early intervention.

What This Means for Families

While this data is heartbreaking, it also reinforces what many in the legal sector already know: that women facing safeguarding concerns often slip through the cracks when systems don’t communicate effectively.

At Burd Ward Solicitors, our Family Law Team supports parents and carers navigating:

• Public Law Proceedings (Care Proceedings and Pre Proceedings)
• Private Law Matters (including Child Arrangements Orders)
• Domestic Abuse Cases (Non Molestation and Occupation Orders)
• Relationship Breakdown & Separation
• Legal Aid for eligible clients, especially where social services are involved

Our Role in Supporting Parents Through Social Services Involvement

It’s vital that any parent involved with children’s services receives clear, supportive legal advice. These cases often move quickly, and without legal representation, parents can find themselves overwhelmed and unheard.

We offer:

• Advice and representation at PLO meetings (Pre-Proceedings process)
• Support during court proceedings where care orders or supervision orders are being considered
• Applications for urgent protective orders if domestic abuse is present
• Tailored legal support during separation, especially where children are at risk or vulnerable

A Call for Better Joined-Up Support

This report should be a wake-up call for professionals working with pregnant women and new mothers. Timely referrals to legal advice—particularly in cases involving domestic abuse or social services concerns—could help prevent harm and improve outcomes for families.

If You Need Support, We’re Here to Help

Whether you’ve been contacted by children’s services, are worried about your safety at home, or are going through a difficult separation, we’re here to provide calm, clear and experienced legal advice.

The BBC recently uncovered a shocking rise in fake-will fraud across the UK, with criminal gangs exploiting weaknesses in the probate system to steal entire estates. Families of the deceased are being left devastated, often learning months later that their loved one’s property has been transferred or sold — all based on forged documents.

At Burd Ward Solicitors, we understand how important it is to protect your estate and ensure your wishes are respected. In this article, we explore how these scams are being carried out, why the current system is vulnerable, and what you can do to safeguard your legacy.

What Is Fake-Will Fraud?

Fake-will fraud involves criminals submitting forged or counterfeit wills during the probate process in order to gain control of a deceased person’s estate. In many cases, the fraudsters pose as executors or claim to be beneficiaries under the forged will.

The rise in online probate applications — intended to simplify the process — has unfortunately created new opportunities for abuse. In some instances, these criminals have managed to sell homes and access bank accounts without any of the legitimate heirs being aware until it’s too late.

Real-Life Cases That Highlight the Problem

Real-Life Cases That Highlight the Problem:

• Nicole and Lisa, two sisters from London, were shocked to discover that their late aunt, Christine, had supposedly made a new will — one they had never seen. The forged document named an unknown individual as the sole beneficiary, and probate had already been granted without the family’s knowledge.
• In another case, Michael, who passed away in 2020, had his home transferred based on a counterfeit will. HMRC became suspicious after probate was granted and froze the property, preventing a sale.

In both cases, probate was granted with minimal scrutiny, and the rightful heirs were left battling to prove the fraud and reclaim the estate.

How the Scam Works

Fake-will fraud typically follows a pattern:

1. Identifying a Target: Fraudsters find recently deceased individuals — often those who lived alone or had no immediate family.
2. Forging Documents: They create a counterfeit will, often witnessed by fake or untraceable individuals.
3. Submitting Probate Applications Online: The application is made with minimal identity verification.
4. Gaining Control: Once granted, the fraudster can sell property, withdraw funds, and disappear — all before the rightful heirs know what’s happening.

This is not just identity theft — it’s the theft of someone’s entire legacy.

Why the System Is Vulnerable

• Online Probate Loopholes: The 2017 introduction of digital probate forms made it easier for fraudsters to apply without stringent checks.
• Weak Identity Verification: There’s currently no mandatory face-to-face or biometric verification for applicants.
• Lack of Cross-Checking: In some cases, banks, HMRC, and the probate registry aren’t cross-checking declarations in real-time.
• Overstretched Resources: Probate offices and courts have seen cuts in staff and funding, slowing the investigation and reversal of fraud.

What Can You Do to Protect Your Estate?

1. Use a Regulated Solicitor: Ensure wills are drawn up and stored by a reputable law firm.
2. Register Your Will: Services like the National Will Register help prove a will’s authenticity and existence.
3. Name Trusted Executors: Choose executors you trust and discuss their role in advance.
4. Let Loved Ones Know Where Your Will Is Kept: Reduces the chance of confusion or exploitation.
5. Be Cautious with Online Templates: DIY wills can be risky and easier to forge or contest.
6. Consider Adding Safeguards: Talk to your solicitor about extra ID checks for your executors or using a trust structure.

Final Thoughts

Fake-will fraud is a distressing but growing problem in the UK. While the legal system is catching up — with HMRC and the probate registry now launching reviews — prevention is the best defence.

If you’re concerned about the security of your estate or need help drafting a will, speak to our Wills & Probate team today. We’re here to ensure your wishes are honoured and your loved ones protected.

Call us today on 0151 639 8273 or email info@burdward.co.uk for a confidential conversation.
Don’t leave your estate vulnerable — put the right protections in place now.

We are delighted to announce that Meggan Epps has officially qualified as a Solicitor, here at Burd Ward Solicitors.

Meggan has been a valued member of our family law team since she began her legal career, demonstrating outstanding dedication and a passion for helping families navigate challenging circumstances. Throughout her training, Meggan has gained invaluable experience across a wide range of family law matters, including divorce, child arrangements, financial settlements, and domestic abuse cases.

Her commitment to providing clear, compassionate advice has already made a positive impact on many clients, and her qualification marks the next exciting step in what promises to be a distinguished legal career.

Commenting on her achievement, Meggan said:

After years of hard work, long nights and plenty of tears it is all finally worth it for this feeling!

I am so thankful to everyone around me for the constant support they give, especially my Burd Ward family team

Our Head of Family Law, Jenna Ellison, added:

It has been an absolute pleasure to watch Meggan grow from our days at NYAS to now a fully qualified solicitor here at Burd Ward . She is going to be amazing as a family law solicitor and I am very excited to see what comes next!

If you need advice or support on any family law matter, Meggan and the rest of our expert team are here to help. Please do not hesitate to contact us on 0151 639 8273.

Congratulations again to Meggan on this fantastic milestone!