Can API data replace local authority searches in conveyancing?

No — regulated CON29 local authority searches must be obtained from the relevant local authority or a licensed personal search company and cannot be replaced by API data alone. However, API data can pre-screen properties before searches are ordered (reducing wasted spend on abortive matters), populate BASPI and TA6 property information forms, and flag risk factors for early client disclosure.

What is BASPI pre-population and how does it work?

BASPI (Buying and Selling Property Information) is the standardised property information questionnaire developed by the Conveyancing Association and HMLR as part of the Digital Property Logbook initiative. Pre-population means using API data to automatically fill known fields — address, UPRN, EPC rating, tenure, council tax band, flood risk zone — before sending the form to the seller, reducing form completion time from hours to minutes.

Solutions — Conveyancers

Property Data for Conveyancers

Q: How can conveyancers use property data APIs?

Conveyancers use property data APIs to automate searches that traditionally required manual HMLR lookups or local authority search submissions. Common use cases include: verifying the registered proprietor at instruction, checking tenure (freehold/leasehold), screening flood and environmental risk, retrieving planning constraint status, and pulling sold price comparables for valuation reports. The Homedata API returns all of these for any UPRN in a single integration.

From UPRN identification at instruction to tenure verification, flood risk screening, and BASPI pre-population — the Homedata API automates the property data checks conveyancers run on every matter, without leaving the case management system.

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API vs manual searches

Check	Manual route	Homedata API
Registered proprietor	HMLR search £3, 1–3 days	Instant JSON, £0.02/call
Tenure (freehold/leasehold)	HMLR title register	Instant JSON
Flood risk	CON29 or specialist search £40–£120	Instant JSON — pre-screen before ordering
Planning constraints	CON29 local authority search	Instant JSON (pre-screen)
EPC rating & score	GOV.UK certificate search	Instant JSON
BASPI pre-population	Manual entry by fee earner	Automated via API

* API data pre-screens — does not replace regulated CON29 or HMLR official searches where required by lender or insurer.

BASPI & digital property logbooks

The Conveyancing Association's BASPI form and HMLR's Digital Registration Service are driving a shift toward pre-populated property information at point of instruction. The Homedata API provides the structured data layer that makes this possible:

✓ UPRN resolution from any address format
✓ Tenure and title number from HMLR data
✓ EPC band and certificate expiry date
✓ Council tax band (VOA)
✓ Flood zone (Environment Agency)
✓ Planning constraint flags

Read: Conveyancing & BASPI pre-population use case →

GET /api/properties/10023456789/summary/
Authorization: Api-Key YOUR_KEY

{
  "uprn": "10023456789",
  "address": "14 Thornton Road, Bristol, BS7 8EJ",
  "tenure": "freehold",
  "title_number": "AV12345",
  "epc_rating": "D",
  "council_tax_band": "E",
  "flood_risk": {
    "zone": "1",
    "surface_water": "low"
  },
  "planning": {
    "conservation_area": false,
    "listed_building": false
  }
}

Frequently asked questions

How can conveyancers use property data APIs?

To verify proprietor, tenure, flood risk, EPC, and planning status at instruction — automating checks that traditionally required manual searches.

Can API data replace local authority searches?

No — regulated CON29 searches cannot be replaced by API data. API data pre-screens properties to reduce wasted spend on abortive matters.

What is BASPI pre-population?

Automatically filling the BASPI property information questionnaire with API data — address, EPC, tenure, council tax — before sending to the seller.