Evolving NLIS: Key market research insights

Land Data is exploring ways in which NLIS can evolve to streamline and improve the Official Searches market, supporting stable property transactions for consumers.  

In Spring 2025 Land Data appointed TPX Impact and Alpha Property Insight to undertake an extensive market research programme to better understand the needs of the searches market. With support from the Ministry of Housing, Communities and Local Government, we consulted with 45 separate organisations from all corners of the conveyancing searches ecosystem and wider home buying and selling process, including data providers, search providers, search intermediaries, conveyancers, government departments, lenders, professional bodies and collaborative bodies including the Home Buying & Selling Council, Open Property Data Association and the Digital Property Market Steering Group. 

We asked these organisations their views on what good property searches data looks like for them, and how they need the market to change in the future to increase efficiency and offer better, more innovative search products to the consumer, whilst ensuring provenance and trust. 

We also asked for their views on future options for NLIS, including updating the existing technology and providing a new framework for Official Searches which would focus on data standards and governance.  

Below are the key insights from this research. We learnt a huge amount through our work, with the clearest message being that NLIS must adapt to a fully digital future whilst supporting the current market needs. Another theme that came through loud and clear from multiple research participants was that the market expects to pay for quality information.  

We have listened to the views of the market and now need to forge ahead to the next stage in evolving NLIS.  

Support for the concept of a new framework was consistent across the majority of organisations we consulted with. While some parts of the search provider market were sceptical about how it might work in practice, they expressed interest in hearing more about how it could benefit their business and the services they offer.  

Land Data has therefore started the development of a proof of concept (POC) for a new framework. Our market engagement does not stop with the research. As we move forward, we'll be working with an advisory group made up of a selection of stakeholders to guide and inform the POC, and act as a sounding board for the project.  

More information will be available soon on the POC. In the meantime, if you have any questions about our work, please contact me: fiona.barron@land-data.org.uk 

The top insights from our market research were:

1. Good property searches data is: high quality, reliable, accurate, consistent, useable, interoperable and has provenance. These were the top data attributes cited by our research participants.  

“Accuracy has to be right otherwise it’s a pointless process” (Local Authority). 

"People expect to pay for quality information.” (Conveyancer Organisation) 

2. Digitalised, standardised data is the priority for property searches companies 

Data accuracy is not seen as a challenge, but data usability is. Digitialised, standardised data leads to easier access, faster processes and greater innovation. 

“Data standards - that is probably the most important thing.” (Property Searches Company) 

3. Digitalised data is the future currency, not forms 

Specific pieces of data need to be accessed by the right people at the right time. Data users increasingly want APIs that enable flexible access to data, not a static PDF format. This supports the push for Upfront Information.  

“In the long term we need to think about consumers just getting the information they need to know, not lots of information they don’t, which doesn’t tell them anything.” (Conveyancer Organisation) 

4. NLIS remains valuable but needs to change 

NLIS remains unique in the market, connecting to every Local Authority in England and Wales. Official data providers still rely heavily on NLIS but want to see it modernised.  

“What happens to the NLIS Hub matters to us, improvement and investment will be very welcome.” (Data provider)  

“The principle of the NLIS model: one route into many, makes sense.” (Property Searches Company)

5. The idea of a new framework was met with openness and interest by all 

The majority of data providers and other stakeholder groups were in favour of the framework concept. They saw it as embracing a digital future and adapting to new uses with greater digitalisation. 

“...future-proofing digitalisation needs the framework. That’s the way to go.” (Conveyancer Organisation) 

Search companies felt that a new Official Search market framework was feasible but wanted to understand more about how it would benefit them.   

“If it [a new framework] worked for us, great, it would make us more efficient.” (Property Searches Company)

6. Governance of the Official Searches market is seen as a good thing, but it must not hinder innovation 

Data providers, conveyancer organisations and many other areas of the sector thought that governance of Official Searches was a good idea.  

“Vitally important for data quality and consistency. It has to be regulated in some way to have the reliability that everyone wants.” (Legal Professional Body) 

7. A new framework must align with other initiatives  

A new framework must complement and interact with other market advancements and initiatives. For example, it must align with other data trust frameworks and the Smart Data Initiatives.   

“[The framework] mirrors exactly how the smart data ecosystems are being built.” (Property market collaborator) 

8. Land Data has a unique and challenging role  

 All research participants agreed that Land Data has a role in the future of the searches market, supporting public sector and data provider interests, as well as providing the market with a technically feasible and commercially viable model. Local authorities greatly value the professional support they receive from Land Data.  

“Without it (the framework), think about the cost of a multitude of suppliers punching holes in Local Authority systems.” (Local Authority IT supplier)