In our latest Landmark Talks Property podcast, Balancing Intelligence: AI and Human Judgment in Scotland’s Property Industry, we explore how AI is influencing the way property legal professionals work today, and what this means for the future of conveyancing. Featuring insights from Richard Hepburn and Scott Brymer, the discussion highlights both the opportunities and the practical considerations facing the sector and the balance lies between technology and expertise.
Landmark Talks Property: AI & Human Judgment
Understanding AI’s role in the Scottish Property Sector
One of the clearest themes from the discussion is that AI is already embedded in day-to-day workflows. As Richard Hepburn noted, “It’s an amazingly powerful engine… helping me speed up a lot of what I do.”
That sense of acceleration is being felt across the sector. Tasks that once required significant manual effort can now be completed more efficiently, freeing up time for other priorities. For conveyancers operating in an increasingly pressured environment, managing complex transactions and growing client expectations, this is a meaningful shift. AI offers a clear opportunity to reduce administrative burden and improve consistency.
A measured approach: why healthy scepticism still matters
While AI can offer substantial assistance, there is a need for healthy scepticism regarding its outputs, especially concerning data quality and evidence reliability.
“I’m not sure I really completely trust the outputs,” Richard reflected during the discussion, highlighting a concern that will resonate with many in the legal and property sectors. AI can produce answers quickly, but the quality, accuracy and traceability of those answers still need to be interrogated.
This is where the mindset of a conveyancer becomes critical. In a profession built on risk management, due diligence and accountability, scepticism is not a barrier to innovation, it is a safeguard. As Scott Brymer put it simply, “a dose of healthy scepticism is right.”
This balance between recognising the value of AI while continuing to question its outputs is what will ultimately define successful adoption.
At Millar & Bryce, this mindset shapes how we approach innovation. Rather than rushing towards adoption, we focus on applying technology in a controlled, responsible way – supported by governance, oversight and expert review.
The Role of Data
An equally important part of the discussion centred on data, something that often sits behind the scenes but underpins everything AI can do.
“We’re in the business of property information and data and I think that there’s a huge opportunity to continue the digitisation of data because not all data is digital yet … I think our role is really to look at that data, make sure the data quality is important so that whatever we’re putting AI on top of, it’s actually got a good solid foundation” Scott emphasised.
In property, this is particularly relevant. Data is fragmented across multiple sources, constantly evolving, and often inconsistent. Without careful management, this creates significant risk when layered with AI, where outputs are only as reliable as the inputs they are based on.
For organisations like Millar & Bryce, whose role sits firmly within property intelligence, this creates both responsibility and opportunity. The focus is not just on adopting new technology, but on ensuring that the data feeding into that technology is robust, accurate and trusted.
Human Expertise: The Irreplaceable Element
Perhaps the most important takeaway from the discussion is that, despite the rapid advancement of AI, the role of human judgment has not diminished – if anything, it has become more critical.
“AI really needs more critical thinking, not less,” Richard observed.
That statement captures a fundamental shift. As tools become more capable, the responsibility placed on professionals to interpret, assess and validate outputs increases. AI may support decision-making, but it does not replace the reasoning, experience and accountability that sit behind it.
Scott echoed this sentiment when reflecting on the limits of the technology: “Would I trust it to bring creativity or empathy or judgment or collaboration, all the things that you need to build relationships which are important in a business context … these are human traits, they’re essential in what we do.”
While AI can streamline tasks and support decision-making, it cannot replace the human judgement that underpins conveyancing practice. Trust remains central to every transaction. Human expertise is critical in:
- Interpreting complex legal and property scenarios
- Identifying risks and anomalies in data
- Providing clear, confident advice to clients
- Managing relationships across all parties in a transaction
As highlighted in the podcast, experienced professionals continue to identify errors in property data that automated systems may not detect. This reinforces an important point: AI should enhance professional capability, not replace it.
Governance, Security and Client Confidence in an AI-Driven Landscape
As AI use grows, so too does the importance of governance, data security and transparency. The discussion touched not just on accuracy, but on broader concerns of data security, governance, and the potential unintended consequences of adopting new tools too quickly.
At a practical level, this raises important considerations for conveyancing firms:
- What data is being shared, and where is it going?
- How secure are the systems being used?
- Who is accountable for the outputs generated?
For Scott, the answer lies in measured adoption, noting the importance of structured oversight and governance. For Richard, it comes back to professional responsibility – ensuring that any use of AI is accompanied by scrutiny and control.
Supporting the Future Scottish Conveyancer
One of the more reassuring themes from the conversation was the idea that AI is not replacing conveyancers, but reshaping how they work.
“It’s realignment, not replacement,” Scott explained.
While AI can take on repetitive, time-consuming elements of the process, it allows professionals to focus more on the aspects of their role that truly require expertise and, in a sector, where client expectations continue to rise, this shift has the potential to improve both efficiency and service quality. There is also a need to ensure these capabilities are not lost, particularly for those earlier in their careers who may rely more heavily on digital tools.
A Balanced Future: Technology with Trust at Its Core
So where does this leave the Scottish conveyancing sector? The future of Scottish conveyancing will not be defined by technology alone. Instead, it will be shaped by how effectively the sector combines:
- The efficiency of AI
- The reliability of high-quality data
- The expertise and judgement of experienced professionals
The message from the podcast discussion is clear: AI will continue to play an increasingly important role, but its success will depend not on how quickly it is adopted, but on how thoughtfully it is integrated. There is an opportunity here to use technology to remove friction, improve consistency and support professionals in their work, but there is also a responsibility to ensure that the principles that underpin conveyancing practice are not diluted in the process.
As Richard Hepburn reflected during the discussion, the goal is not blind adoption, but careful application; “with supervision, with oversight, with critical thinking.” Ultimately, the future of conveyancing is not a choice between AI and human judgement. It is about combining the two, bringing together the efficiency of intelligent systems with the experience, accountability and trust that only professionals can provide.
Listen Now
Featuring Richard Hepburn and Scott Brymer, the latest Landmark Talks Property episode offers a practical and honest perspective on how AI is already being used across the property sector and how conveyancers can approach it with confidence, care and critical thinking.
Explore Practical Guidance on AI in Conveyancing
The Scottish Conveyancing Handbook includes content exploring the role of AI and emerging technology in practice. From how AI is influencing workflows to the risks and considerations professionals should be aware of, these resources provide additional context to help you navigate change with confidence. Download your digital copy today or request a FREE paper copy.
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The Scottish Conveyancing Handbook, has become an essential companion for professionals and diploma students alike, offering practical insights and guidance that bridge the gap between legal theory and day-to-day practice. In this post we are going back to the very start and reflecting on the origins and impact of the Scottish Conveyancing Handbook with the people who were there at the very beginning of this story. Gary Donaldson, Operations Director at Millar and Bryce and Kirstin Nee, Head of Scotland and Northern Ireland, DUAL and formally of Millar and Bryce.
The Handbook Podcast: Episode One – The Story Behind Scotland’s Essential Conveyancing Guide
The 5th edition of the Handbook, released recently, offers up-to-date information, practical tips, and expert commentary from leading practitioners actively engaged in Scottish Property Law. What began as a simple idea to help law students navigate the realities of practice, nearly 16 years ago, has become one of the most trusted resources in Scottish conveyancing.
How a legal education gap became a profession-wide essential
The concept of the Scottish Conveyancing Handbook started with a simple observation: there was a noticeable gap in practical guidance for law students and practitioners. The journey began around 2010, following five years as a legal underwriter in Glasgow, Kirstin Nee moved to Millar & Bryce where she met Gary Donaldson.
During a client meeting with Debra Clapham, a practitioner, and Diploma Tutor at that time at Glasgow University, voiced her concerns about the lack of practical guidance for students learning legal principles. This sparked the idea for a resource that would not only clarify complex conveyancing issues but also provide actionable advice for those entering the profession.
What started as a proposed “crib sheet” for the main conveyancing points quickly evolved. With the support of Gary Donaldson – and contributions from peers at the early stages of their careers – the first edition of the Handbook was created to act as a bridge between academia and practice.
Why the Handbook still matters – at every stage of a career
Sixteen years on, the Handbook has reached its 5th edition, continuing to evolve alongside changes in Scottish property law and conveyancing practice.
The aim was never to produce a weighty textbook, but a manageable, practical resource that could sit on a desk or in a bag and answer the real questions conveyancers face day‑to‑day while growing with the profession;
- supporting diploma students and trainees taking their first steps into practice.
- assisting paralegals and solicitors dealing with less common or higher‑risk issues, and
- providing a reference point for experienced practitioners navigating legislative change.
From Land Registration reforms and Plans Reports to Title Insurance and emerging issues such as climate change, the latest edition reflects what challenges conveyancers are facing now. Many topics are included directly in response to questions raised by clients and customers, ensuring The Handbook remains practical, relevant and grounded in real experience.
A shared commitment to practical legal insight
One of the Handbook’s most significant strengths lies in its collaborative nature. The Handbook has always been shaped by contributors from across the profession, and that spirit continues today – strengthened further by Millar & Bryce’s position within Landmark Information Group, allowing insights from wider UK developments to inform Scottish practice.
That commitment to practical guidance is reflected in Kirstin Nee’s contribution to the latest edition, where she explores prescription – a fundamental but increasingly complex area of conveyancing. Kirstin’s contribution to the Handbook offers clear, experience-led insight into how conveyancers can navigate challenges – balancing legal principles with real-world constraints.
This theme was complemented by a further contribution from colleague, Sarah Gateaud-Manase (DUAL), who brings the same practical lens to Title Insurance – clearly explaining how it works in practice and how it helps conveyancers manage risk when issues arise.
Together, these contributions highlight exactly what the Handbook does best: moving beyond theory to show how the law works in practice – and what that means for real transactions.
The Scottish Conveyancing Handbook is more than just a book; it’s a story of collaboration, innovation, and dedication to the legal profession. As we continue to see changes in property law, the Handbook’s evolution will undoubtedly play a crucial role in shaping the future of legal practice in Scotland.
Listen Now
Episode One sets the scene for the rest of The Handbook podcast series, which will explore key themes from the fifth edition in more depth – including upcoming episodes on artificial intelligence, sustainability, and practical risk management in conveyancing.
- Listen to Episode One: The Origins of the Scottish Conveyancing Handbook
- Find out more about the fifth edition of the Handbook
- Follow Millar & Bryce on LinkedIn for future episodes and insights
Whether you’re new to conveyancing or a seasoned professional, this first episode offers a thoughtful and engaging look at how one idea helped shape modern Scottish property practice.
Acknowledgements
Thank you to all the contributors of the 5th Edition of the Scottish Conveyancing Handbook. Their expertise, dedication and commitment to excellence have been instrumental in shaping a resource that will support, inform and inspire conveyancers across Scotland for years to come.
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Millar & Bryce’s CPD Programme for 2026 explores the latest advancements, challenges, and innovations in Scottish Conveyancing Practice.
Innovations and Challenges in Scottish Conveyancing Practices brings together leading experts to share practical insight on the impact of data and AI and the challenges of pre-registration and complex titles. This in-person CPD programme is tailored for solicitors, conveyancers, paralegals, and property professionals seeking up-to-date guidance aligned with today’s evolving regulatory and operational landscape.
Why Attend?
By attending this CPD event, you will
- Hear from renowned speakers: sessions from Technical Advisor, Carole Russell, Project Manager, Eric Willis, Business Development Director, Scott Brymer and guest speaker, Kirstin Nee from DUAL.
- Stay ahead of the curve: Discover how data and AI are shaping the future of conveyancing, and what this means for you and your practice
- Earn valuable CPD hours: Fulfil your professional development requirements while expanding your knowledge.
Key Topics
This session will cover a wide range of current and emerging issues, including:
- Preparing for Successful Registration and OS Map Changes
- Managing and Assessing Plans as the Register Completes
- Simplifying Complex Titles and Embedded Title Sheets
- Navigating Title Challenges and Register Corrections
- Registering Prescriptive Servitudes
- Title Indemnity – Practical Insights
- Data & AI – Opportunities and Challenges in Conveyancing
- Leveraging Data in Legal Case Management
Expert Speakers
Hear directly from leading voices across the Scottish conveyancing and property risk landscape, including:
- Carole Russell, Technical Advisor – Registration, mapping, and plans expertise
- Eric Willis, Project Manager – Navigating complex titles and correcting the Register
- Scott Brymer, Business Development Director – Technology, data, and modern conveyancing practice
- Kirstin Nee, DUAL – Guest speaker on Title Indemnity in action
Register Your Place
Places at our CPD event are limited. Early registration is recommended to secure your attendance. Register now to confirm your place and gain practical insight into the future of Scottish conveyancing.
For further information, contact the Millar & Bryce team on 0131 556 1313 or email relationship@millar-bryce.com
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The Scottish property landscape continues to evolve at pace – shaped by emerging risks, digital and AI advances, environmental pressures and increased regulatory compliance demand. To help Scotland conveyancers stay ahead of these demands, Millar & Bryce has released the 5th Edition of the Scottish Conveyancing Handbook, a refreshed, expanded and modernised resource designed for today’s practitioners.
Bringing together expert insight from leading practitioners the Handbook provide a comprehensive and accessible overview of the current conveyancing environment in Scotland. Spanning the full journey from foundational principles to emerging risks, it supports solicitors, trainees, paralegals and property professionals in residential, commercial and rural fields to enhance their practical skills and provide gain clear guidance throughout all stages of conveyancing practice.
What’s new in the Scottish Conveyancing Handbook?
This edition includes practical examples and updated guidance on:
1. Expanded Registration & Mapping Guidance
Comprehensive coverage on Registration & Searches, including Land Register, Sasine titles, Plans and Legal Reports, more detailed guidance is provided on mapping, boundaries, Title Plans and the challenges surrounding cadastral accuracy. These updates directly support practitioners facing increasingly complex title and mapping queries.
Josh Rains’ Spatial Data in Property Transactions highlights the increasingly critical role of spatial data in modern property transactions, explaining how digital mapping, Ordnance Survey data and geospatial analysis underpin both accuracy and efficiency across the conveyancing process.
Eric Willis’s Correcting the Register – Data Amendment provides real world examples and procedural clarity to equip conveyancers and searchers with a practical understanding of when and how to escalate errors, the evidence required, and the implications of successful or unsuccessful correction.
2. Strengthened Compliance & Cyber Resilience
With conveyancing transactions attracting increased scrutiny and vulnerability to cyber threats, the revised Compliance section offers expanded and new coverage on:
- Anti Money Laundering requirements from the Law Society of Scotland
- Risk assessment and prevention
- Cyber resilience and crisis response
Gemma Turnbull’s Mitigating the Risk of Money Laundering in Conveyancing Transactions outlines the responsibilities placed on solicitors and conveyancers to identify, assess and mitigate AML risks at every stage of a transaction as property transactions remain a key target for criminal activity.
Nicholas Scullion’s Cyber Survival – From Crisis to Resilience brings real world and practical insight that highlight the increasing importance of digital vigilance in practice.
3. Enhanced Ownership & Rights
From servitudes to occupancy rights, this edition strengthens essential knowledge areas that frequently impact results for clients. Updates include:
- New topic areas: Liferents and Registering a Prescriptive Servitude
- Boundary guidance to support conflict resolution
- Up to date commentary on owner liabilities and obligations
Helen Burns & Hazel Clark’s Liferent highlights key considerations for conveyancer such as documenting correctly and navigating consent and registration requirements.
Carole Russell’s Boundaries demystifies one of the most common yet challenging areas of conveyancing: understanding the distinction between physical boundaries seen on the ground and the legal boundaries recorded in the Land Register.
4. Updated Guidance for Modern Conveyancing Practice
Providing practical support for professionals at all levels, the Handbook addresses current conveyancing challenges and market shifts with broader guidance on key topics.
- Transitioning from academic training to applied practice
- Exploring new and evolving topics: Sasine Titles, Scottish Standard Clauses and Title Indemnity
- Comprehensive guidance designed to facilitate a thorough understanding of the fundamentals while tackling the complex considerations and challenges present in today’s conveyancing transactions.
Scott Brymer’s From Lecture Halls to Law Firms offers practical guidance for new professionals entering the field.
Amir M Ismail’s The Modern Day Dread of Sasine Titles offers reassurance and practical clarity, encouraging a new generation of conveyancers to approach Sasine titles with confidence rather than dread.
Sarah-Gateaud Manase’s Title Indemnity in Action provides a practical look at how title indemnity insurance operates in real world conveyancing scenarios.
5. NEW! Commercial Property Practice
The new Commercial section of the Handbook, authored by Alan Gibson, offers a practical overview of the emerging areas shaping commercial property practice in Scotland and how commercial landowners, developers and investors are increasingly engaging with biodiversity projects, carbon markets and large‑scale energy infrastructure
- Natural Capital & Biodiversity Projects guidance on how emerging natural capital markets and biodiversity initiatives are influencing commercial land use.
- Carbon Credits & Commercial Risk explains how carbon credit schemes operate, the distinction between personal and real rights, and the resulting risks for landowners and investors participating in carbon projects.
- Renewable Energy Developments & Land Rights outlines the methods by which energy developers obtain land, including leases, servitudes, and option agreements, and explains the rationale behind the preference for these approaches.
6. A Stronger Environmental & Sustainability Focus
A major area of enhancement in the 5th Edition is the expanded environmental and sustainability content, identified as an increasingly critical area for conveyancers.
The updated edition now includes:
- Scottish environmental law updates and environmental due diligence in property transactions
- Contaminated land considerations
- Mining and ground instability risks
Christopher Loaring’s Sustainability within Conveyancing highlights the growing importance of environmental and climate related considerations within modern property practice.
The Significance of the Scottish Conveyancing Handbook
The 5th Edition of the Scottish Conveyancing Handbook responds directly to today’s challenges and pressures – offering practical, accessible, and authoritative guidance backed by Millar & Bryce’s 150 years of data, expertise and industry leadership.
From students seeking clarity to seasoned solicitors handling complex transactions, this edition ensures that every practitioner has the tools, insight and confidence to deliver best practice conveyancing in 2026 and beyond.
Acknowledgements
A heartfelt thank you is extended to all the contributors of the 5th Edition of the Scottish Conveyancing Handbook. Their expertise, dedication and commitment to excellence have been instrumental in shaping a resource that will support, inform and inspire conveyancers across Scotland for years to come.
Access the Handbook
The 5th Edition is now live. Access the full digital version instantly — or request a paper copy via our online form (available from March).
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Countdown to Christmas: Our festive opening times
During the festive period, our office operating hours will be different from our regular business hours. You can find our updated Christmas and New Year opening times below. If you have any queries regarding our availability during this time, please do not hesitate to get in touch with our Customer Relationship team at relationship@millar-bryce.com
- Mon 22nd December: Normal business hours
- Tue 23rd December: Normal business hours
- Wed 24th December: Office closed at 1PM
- Thurs 25th December: Office closed
- Fri 26th December: Office closed
- Mon 29th December: Normal business hours
- Tue 30th December: Normal business hours
- Wed 31st December: Office closed at 1PM
- Thurs 1st January: Office closed
- Friday 2nd January: Office closed
- Monday 5th January: Normal business hours
Ongoing enhancements for a better experience.
Our latest updates to MB Online, released on 5th December 2025, reflects our commitment to continued enhancement and user experience across both residential and commercial property reports.
What’s New?
At Millar & Bryce we are committed to providing our MB Online users with the best possible experience when accessing our online ordering platform
We have introduced significant changes in the Environmental Report area, making it easier for you to find the right report for your property type. When selecting your property—whether residential or commercial—you will now encounter three additional, clearly defined options:
Flood Only
Flood & Contaminated Land
Other (for unique requirements, MB Online will recommend additional Landmark reports tailored to your property’s purpose and intended use)
This upgrade ensures that you have access to a broader range of products, with more straightforward and improved wording at every step of your journey, ensuring you receive report options specifically suited to your needs.
Improved Access to our Terms & Conditions
For greater convenience, our Terms & Conditions are now just a click away. The link will open in a new tab, allowing you to review the details without disrupting your order. For the latest updates to our Terms and Conditions, please refer to the following link: https://www.millar-bryce.com/terms-conditions
Environmental Report for Property Transactions in Scotland
One of the clear gaps in terms of protection for Scottish consumers relates to transparency around risks in relation to environmental and flood matters. While environmental reports are moving up the agenda in Scotland’s property sector due to increasing concerns about emerging environmental risks, there remains a notable gap in formal guidance around environmental and flood risks, particularly as these are exacerbated by climate change.
Recent developments – such as the Law Society of Scotland’s ongoing review of climate risk advice – highlights a growing recognition that comprehensive, transparent reporting is crucial. These reports not only support compliance and risk mitigation but also empower consumers and solicitors with the knowledge needed to make informed decisions in a changing climate, making them essential in modern Scottish conveyancing.
For decades, Landmark has been the go-to provider for comprehensive environmental search reports, offering a complete range of environmental risk assessments in every Landmark residential and commercial report. Whether you need basic identification or full expert analysis, we have the perfect report for you. These innovations ensure your clients are better prepared to tackle today’s environmental challenges.
If you would like to explore our full suite of Environmental Reports, we have provided our report comparison matrix to simplify the process of selecting the right environmental reports.
Further information & Support
If you have any questions about these updates or require further support regarding our environmental reports, please do not hesitate to contact your dedicated Business Development Manager who will be happy to assist you or email us at relationship@millar-bryce.com
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Plans Reports are an essential component of modern conveyancing, offering a comprehensive examination and mapping of a property’s boundaries and features. These reports provide lenders, sellers and purchasers enhanced confidence during property transactions with its primary purpose is to ensure that the physical extent of a property matches what is recorded. By comparing title deeds, Ordnance Survey maps, and Land Register Title Plans, a Plans Report identifies and addresses any discrepancies, highlighting any issues that could impact the validity of a transaction.
When Is a Plans Report Needed?
Plans Reports are essential in a variety of property transactions scenarios, typically:
When registering a property for the first time with the Land Register
During the sale or purchase of property, especially where boundaries are unclear
For developments or subdivisions where new boundaries are being created.
Not all Plans Reports providers the same
Contrary to popular belief, not all Plans Reports providers are the same. Millar & Bryce prides itself on providing a fast, efficient, helpful service and the lowest priced Plans Reports in the market today.
It is commonly misunderstood that the Millar & Bryce Plans Reports are rejected and are less comprehensive than official alternatives. Here, we clarify this misconception about our Plans Reports Service:
- Your Choice: We provide both Registers of Scotland Plans Reports, and our own in-house Millar & Bryce Plans Reports Service.
- Trusted Provider: At Millar & Bryce we follow the same criteria as the Registers of Scotland to establish the suitability of a deed plan for registration. We employ robust procedures to ensure that there is no cadastral conflict.
- Registration isn’t guaranteed: Whether you choose Registers of Scotland or our own Plans Reports service, no Plans Reports guarantee registration. However, in the unlikely event that your registration is rejected by ROS, we will work with you at no further cost, to resolve the situation and secure a successful application for registration.
We offer a Basic and Standard Plans Reports service. Aligned to professional practice, from 19th August 2025, we have now withdrawn our level 2 Plans Reports and renamed our existing reports:
- Level 1 Plans Reports – now Basic Plans Report. These confirm whether a plan is suitable for registration and if there are any competing registered interests. This level of service is fine for most straightforward registered property.
- Level 3 Plans Reports – now Standard Plans Report. These provide detailed information on any competing interests, as well as registered servitudes and burdens, and minerals. This is our most popular and comprehensive type of search
Why choose Millar & Bryce Plans Reports Service
With over a century of experience, the team is adept at identifying issues that could otherwise lead to costly delays or disputes.
- Accuracy: Every report is compiled by our specialists who cross-check multiple sources to ensure accuracy. We provide technical advice and support including guidance on tolerances and matters arising out of discrepancies with underlying OS data.
- Collaborative: Our friendly and approachable team are on hand to provide a consultative service and work with you to provide solutions and, where needed, will engage with Registers of Scotland on your behalf.
- Speed: Millar & Bryce delivers reports promptly, supporting fast-moving transactions. Our Basic and Standard Plans Reports are delivered within a 24-hour service level agreement, with no extra charges for continuations.
- Support: Our friendly team will discuss the results and any anomalies with you and provide solutions to move matters forward. If a new Deed Plan is required our team can facilitate this and, if produced by M&B, we will provide an updated Plans Report free of charge.
- Success Rate: A recent analysis of Millar & Bryce Plans Reports produced in the last 6 months reporting that the plan met the Keepers deed plan criteria revealed a 100% success rate when submitting the plan for registration. We are confident in the acceptance of your plan by the Registers of Scotland; should your plan be rejected, we offer a full money-back guarantee.
- Peace of Mind: Our services are backed by Millar & Bryce’s Professional Indemnity £10M cover.
Getting Started with Millar & Bryce Plans Reports Service
Ordering a Plans Report with Millar & Bryce couldn’t be simpler. For straightforward instructions, you can place your order from our online portal MB Online. For more complex instructions, our team can be reached via our dedicated email at plans@millar-bryce.com. Once instructed, the team reviews available title deeds and maps, inspects the latest Ordnance Survey data, and identifies any mismatches or ambiguities. The final report is delivered in a clear, user-friendly format.
- Peace of mind that the property’s boundaries are accurately represented
- Early identification of potential issues, reducing the risk of disputes later
- Assurance for lenders and buyers that the property is properly described and mapped
The Millar & Bryce Plans Reports are presented in a clear and accessible format, drawing on 150 years of expertise in search and data services. These reports are supported by comprehensive £10 million Professional Indemnity insurance, ensuring confidence and security. Additionally, our dedicated and friendly Edinburgh-based team is available to help as required.
Ready to make the move to Millar & Bryce for your Plans Reports? If you are considering transitioning to Millar & Bryce for your Plans Reports, register for MB Online, our online portal, to begin placing orders. If you would prefer to discuss your requirements in greater detail, please reach out to our team relationship@millar-bryce.com to arrange a meeting.
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In this second episode in our series celebrating a very special year for Millar & Bryce, Richard Hepburn, Director, Scotland discusses some of the big themes that emerged from our Property Excellence Past Present & Future Conference, to mark the firm’s 150th Anniversary, and how they relate to Millar and Bryce’s continued success in the marketplace.
Read the full transcript of Millar & Bryce at 150: Podcast Special below or listen to the episode on our Spotify channel, Landmark Talks Property.
(Podcast Host) David Lee (00:05)
This is the second episode in a series celebrating a very special year for Millar & Bryce, which is part of Landmark Information Group. We’re recording this soon after a conference to mark the firm’s 150th anniversary, Property Excellence, Past, Present and Future. I’m David Lee and I hosted the Millar & Bryce Conference and I’m your podcast presenter today.
(Managing Director, Millar & Bryce) Richard Hepburn (00:30)
and I’m Richard Hepburn, Millar & Bryce’s Scotland Director.
David Lee (00:34)
So today we’re discussing some of the big themes that emerged from the conference and how they relate to Millar and Bryce’s continued success in the marketplace. Richard, conferences are always a long time in the making, so were you happy that the event captured the essence of Millar and Bryce and lived up to its title of property excellence, past, present and future?
Richard Hepburn (00:58)
Hi David and good to pick up from where we left off in podcast one. The original premise of the conference was looking back, stroke, looking forwards. So for sure, reflecting on the Millar and Bryce business over the past 150 years, while also showcasing our direction of travel within a progressive technology driven group like Landmark, that’s finding solutions for land and property set to the future is what it was all about.
David Lee (01:27)
Great, and thanks Richard. And we’re not reviewing the conference, we’re not marking the speakers out of 10, particularly yourself Richard, of course, but instead we’re trying to pick out some key themes and reflecting upon them. So Richard, you talked to the conference about the foundational principles of Millar and Bryce that have been a golden thread to its long history. Can you tell (remind us) and tell listeners who weren’t at the conference what those foundational principles are?
Richard Hepburn (01:58)
David, we looked at what created the platform for the business to flourish. So although this isn’t an exhaustive list, it’s a combination of a few key elements working together, which I think have achieved that longevity and position as well for the future. So just picking up on a few of the key themes we looked at, clearly vision and leadership is particularly important and I think what came through strongly was the legacy of Moir Bryce who was the original founder, who established some search industry fundamentals which really created the industry that we work in today, not just Millar and Bryce. I certainly think part of his energy and direction flows through to a second theme, and that was around influencing and networking, where he established principles with the legal profession in Scotland, which remain intact to today.
We then went on, I think, to look at culture, another key element, and a workplace which sets challenges, but also allows a bit of freedom for fun outside work. That came through in lot of the research we did. Resilience and reinvention. I mean, I think that’s probably a pretty obvious one, is if we stayed running the same business processes from 1875 I don’t think we’d last very long in 2025. Then finally, financial stability and management probably goes without saying as well. I think we kind of recognise that it’s important to have shareholders who see the need to reinvest in a business to help it to undergo that innovation.
David Lee (03:39)
Great, thanks Richard and we’ll pick up on some of those points as we continue our discussion and again, you said at the conference when you were considering coming to Millar & Bryce that it had been described by somebody as a bit of a dusty old business but you found something quite different when you arrived at the firm and in terms of that vision and leadership, what did you find and what have you brought in your tenure as Scotland Director?
Richard Hepburn (04:08)
So I think saying that when a business is 150 years old, I’m really conscious that I’ve only been here eight years and I’m really the custodian of a legacy for a period in time. So for me it’s about preserving the best of what’s gone before but also recognising the need to identify and execute on change where that’s needed which is really what goes to create a sustainable future. So I’d say that over Millar & Bryce’s 150 years, there have been a number of inflection points and we talked about these in the conference, some driven by external economic factors, wars for example, and from things like changes in technology. I’d say my contribution if I was putting that on my tombstone would be really seeing the virtual elimination of paper from our core production processes and that really came on the back of investment from Landmark which brought in cloud-based technologies. And that’s really what helped us get through COVID and allowed us to move to a virtual working model, I don’t know what we’d been like with all the paper we’d had in 2017.
David Lee (05:19)
Thanks Richard and to pick up on another point, another of those foundational principles, influence and network, why is that so important?
Richard Hepburn (05:29)
So I’m going to pick up on something that my colleague Lorna Kerr mentioned at the conference in her section and that’s really the vital role played by trusted partnerships and why that influence and network within the property world really has been a foundation for Millar & Bryce throughout its history. And I think the conference showed that that still exists. Clients were at the conference who’d worked with Millar & Bryce for 20, 30, 40 years and more. And we know we’ve got some that have been with us for the entire 150-year journey.
David Lee (06:03)
I guess quite closely linked to that, Richard, is this idea of culture because people don’t do business with firms who haven’t got their own internal culture right. So what is it that makes Millar and Bryce what it is today in 2025, 150 years on, in terms of its culture and in terms of its values?
Richard Hepburn (06:23)
I think without a doubt some of that goes back to Moir Bryce again and the standards and approach to work he brought but also what he did outside work which I think came through in some of the things we read about how involved people were in other activities. I think also the involvement of the Bryce family generally for more than the first hundred of our 150 years reinforced that as well. But I think one of the key things we talked about at the conference was this importance of multi-generational staff passing on knowledge and expertise and I think that’s where longevity of staff really counts. So we’ve still got a number of 40-year veterans in the business today and I think, you know, we talked to the conference about from a customer point of view, we’ve got 550 years of combined Sasine search experience and that’s unmatched in the market and that’s why we really do remain a trusted partner for many customers. So I do think that despite changes of ownership and now being part of a larger group, that there’s still a family business feel which has been there from the start.
David Lee (07:35)
And you touched on that sort of periods of change in ownership. And I think another foundational principle is this financial stability and management and that persisted for a very long time in Millar and Bryce’s history with that strong family thread running through. But then there was a challenging period when it was seen as a little bit of a cash cow by its owners and the pension funds were depleted. But now it’s back in that wider Landmark Information Group cutting across the whole property sector, stability seems to be back.
Richard Hepburn (08:08)
Yeah, I mean, we definitely had a period after the end of family ownership when essentially financial investors took control of the business and really showed by their inaction the sort of importance that having owners who are committed to what the business does is more important really than the profits it generates. So I think the acquisition by Landmark in itself, already a group which understood property lawyers and their challenges, it really did help bring Millar & Bryce back on track. I think their vision for a digitally enabled future does bring opportunity for our business in Scotland to take the best of solutions designed for the market south of the border and adapt them for the nuances of our situation up here.
David Lee (08:57)
Okay, and the foundation stone I’m going to come to last Richard deliberately is one that you said was maybe a bit of a given, but it’s so important. It’s that resilience and reinvention, the ability to change with the times. And you described how Millar and Bryce has always been at the front of technological changes. Tell us how that’s manifested itself in its history.
Richard Hepburn (09:19)
Okay, well we know from our research that Millar & Bryce was the first firm of its kind to have a telephone in 1905, the first to have a fax machine and similarly with the introduction of typewriters and word processors when they became available. But more recently, the use of robotic processing technologies I think has really helped improve workflows and customer experience and allows searchers really to deploy their skills more in analysis and investigation rather than in some of the more mundane report production tasks. But now as we look ahead and with the support of skilled data analytics experts in Landmark, we’re really examining where and how the use of AI can benefit our business. So it is important to embrace change. I think we’ve got an important warning or, I guess, watch word from Chris Loring of Landmark at the conference really to mind the gap between the data and the delivery. It’s great to innovate and make progress constantly, but make sure the underlying data is sound and trusted and that your decisions are good. That’s what good business practice and resilience is all about.
David Lee (10:31)
Okay, and coming back to that great double actor, Richard, Gary Donaldson and Lorna Kerr, they talked at the conference about serving clients with honesty, authenticity and technology. And Lorna talked specifically as you’ve touched on about blending those trusted partnerships with end-to-end digital systems. So why are those trusted partnerships and those digital systems both so important, both individually and together?
Richard Hepburn (11:00)
Gary and Lorna were a great double act at the conference and I think what they emphasised again was that it’s vital to get that balance between the technology and the people. And that’s something Millar & Bryce has always done well as we noted earlier. As Yayoi Teramoto, whose Landmark’s Data Scientist said at the conference, Landmark Information Group is fully embracing AI, but only where it can deliver clear benefits in the process. It can’t be used as a blunt instrument. And as Yayoi clearly said, you still need the human in the loop.
David Lee (11:36)
Okay, thanks, Richard. we’ll come back to that technology and people theme later, sticking with AI for now, William Ullstein, the CEO of polling organisation, YouGov, gave a tremendous presentation at the conference, really fascinating use of real life data from real life people. And he had some interesting things to say about the property buyers of the future, especially around technology and AI.
Richard Hepburn (12:01)
Yes, as you might expect, those born after 1997 or Gen Zs were born into and have grown up with technology as a fundamental part of their life, the so-called digital natives. So Gen Z really are more open to AI than older generations. And as Will said, 50 % are saying they’re using AI chatbots every week. 83 % of 18 to 24-year-olds have used a chatbot compared to 31% of 50- to 64-year-olds and only 19 % over 65. So yes, big changes are happening.
David Lee (12:39)
What Will also said, Richard, which was also very interesting, is that it’s a more nuanced picture even among the younger generation when it comes to using AI for legal advice.
Richard Hepburn (12:50)
Yes, I mean his polling data showed that just 18 % of 18- to 24-year-olds think it was a good idea to use AI for legal advice, with 54 % saying it was a bad idea and 28 % who didn’t know. I do though think there’s something maybe a bit reassuring in that. So when it comes to one of the bigger decisions in life, like buying a house, younger people still want advice from someone who looks bit like their mum or dad rather than trusting the technology. And one really surprising finding was that while 20% of all ages trust AI now, this falls to 17% trusting future uses of AI. Again, it’s all coming back to using AI as a tool and keeping the human in the loop.
David Lee (13:44)
And what else did Will tell us Richard about that property buyer of the future?
Richard Hepburn (13:50)
Well, they definitely see climate change as the biggest global threat and really care about their environment and that came through really strongly. Leading on from that, they want to do business with organisations who share those values and I think that’s a key message for those setting standards, and particularly in Scotland, where consumers don’t routinely have the same diligence around climate, flood, for example, as exists in England even today.
So what was also clear though was that they want technology to be at the heart of the property buying experience.
David Lee (14:28)
So does that mean Richard that properties will be sold entirely digitally in future do you think? Right from the viewings at the beginning to signing off at the end?
Richard Hepburn (14:38)
Well, I think I would think that that’s a while away and I think that definitely came through from our panel session at the conference. We heard about people viewing homes via high quality video and use of things like immersive headshot technology. Alan Cumming of Retti, one of the panellists thought this would just help reduce the number of interested parties and that serious buyers would still view in person and interestingly, still pick the phone up to talk to someone about it. Lindsay Gowans from DHKK surveyors agreed with Alan and really confirmed that in her opinion you had to see and feel a house to value and market it accurately. Then finally, Jill Andrew from Connell & Connell, a Conveyancer, still thinks the human touch matters massively in an industry where property purchase and sales are often caught up in highly emotional life events; couples moving in together, houses being sold if parents move in to care or die. She said this really requires human interaction. So it was really touching to see how our property panel of Alan, Lindsay and Jill were also motivated by this idea of giving clients a really personalised and human experience.
David Lee (15:59)
Absolutely. And again, Richard, that brings us back to that balance of technology advancement and human connection, because there was a little bit of frustration with the slow pace of technology in the property sector that was voiced at the conference.
Richard Hepburn (16:14)
Yeah, that’s very much so. I mean, Ann Stewart, one of our other presenters at the conference, bemoaned the slow pace of adoption of e-signatures and digital identities and really did implore everybody to move much faster. Alan Cumming again said that we had to cut out duplication in areas like Know Your Customer and Anti-Money Laundering checks, very often these have to be done several times and the client ends up paying much more because the information cannot be shared. There really has to be a place where that information can go and estate agents, conveyors, surveyors and lenders can all access it securely.
David Lee (16:56)
Indeed, really kind of rich discussions at the conference, Richard. So how would you sum it up and what it says about the place of Millar and Bryce in the market in 2025, 150 years after the firm was born?
Richard Hepburn (17:14)
It was a fantastic day and I think really I’d come back to in summary those foundation stones, but especially to those trusted partnerships and that ability to innovate and change over time. That brings resilience and reinvention. We’ve managed to survive and thrive for 150 years and with the support of Landmark I’m confident we can continue to reinvent ourselves successfully with that combination of trusted human partnerships and constant technological innovation.
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Millar & Bryce, the experts in property searches, title information, conveyancing searches and land referencing right across Scotland, is delighted to announce their brand identity refresh, as part of the firm’s 150th anniversary, embedded further into the forward-looking, technology-driven Group, Landmark, leading the way in Proptech.
The refreshed identity was unveiled last week as Millar & Bryce marked the 150th anniversary with their Scotland Conference – Property Excellence, Past, Present & Future – a fascinating exploration into historic events, a celebration of heritage and valuable insights shared from industry experts across Scotland’s property sector.
Looking Back, Looking Forward
The conference reflected the Millar & Bryce business over the past 150 years, its legacy and rich heritage, resilience and reinvention that have contributed to the firm’s longevity and a trusted name in the Scottish property market.
Millar & Bryce welcomed industry leaders from across the Scotland property market and wider Landmark Group to share their insights into a broad range of topics from advancing into digital transactions, sustainability initiatives, to the emergence of tech and AI. William Ullstein the CEO of polling organisation YouGov, delivered the keynote, delving into the property buyers of the future and whilst the data indicated significant changes happening in the market, reassuringly the importance of maintaining a human element rather than trusting the technology shone through, with only 18% of 18-24 year olds thinking it was a good idea to use AI for legal advice.
The Next 150 Years
Back in 2017 when Richard Hepburn was appointed Managing Director, Millar & Bryce had an average length of service in the business of 21 years with several 40+ year seasoned experts. Now approaching eight years in his role, preserving the 150th legacy and the best of what’s gone before whilst identifying and execute on change to create a sustainable future, will be pivotal for future success.
Richard Hepburn comments, “In our 150th year we were keen to present a fresh, new image for Millar & Bryce, aligning more with our parent, Landmark Information Group, and reflecting the digital future which we have embarked on as a Group. The 150-year legacy of the Millar & Bryce business is very much valued and respected by Landmark, and bringing together our trusted skills and expertise with the vision of Landmark positions us as a business which can continue to provide relevant solutions for the land and property sector in Scotland”.
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While standard searches remain the foundation of Scottish conveyancing , the landscape of additional searches is changing. Where essentials like legal reports and property enquiry certificates provide crucial information for every transaction, specialised property searches in Scotland’s property transactions are increasingly the realm of standard practice – and conveyancers today need to be proficient in the expanding types of specialised searches.
Community interest checks
One of the biggest changes to specialised searches is the increased need to check the Register of Community Interests in Land (RCIL) and Register of Applications by Community Bodies to Buy Land. In 2016, the Community Empowerment (Scotland) Act extended the Community Right to Buy across the entire country, to cover urban and rural properties alike and, in 2018, added the option for communities to register interest in purchasing abandoned, neglected or detrimental land as well.
These registers record community bodies’ interests in buying property or land, and when one on the register goes on the market, it activates that group’s right of first refusal. Adding to the precariousness of these registers, landowners aren’t always made aware when such interests are registered against their property. Purchasers naturally want to know local communities do not have their eyes on the property they intend to buy, so a check of both registers is now, in Scotland’s countryside and cities, a completion requirement.
Coal mining reports
Scotland’s deep-mining industry ended in 2002 when Longannet in Fife closed. But mining’s legacy continues to influence property transactions – after all, coal mining affected swathes of Scotland, so coal mining reports are important for properties in or near former mining areas.
These reports provide crucial details about mining activity and highlight any geological weaknesses or subsidence claims – information that could significantly affect a property’s value and insurability.
A coal mining report also provides information on:
- mine entries within 20 metres of a property’s boundaries
- gas emissions from coal mines
- other coal mining hazards reported in the area
- plans for future coal mining in the area
In particularly sensitive cases, enhanced ground stability reports offer additional expert interpretation on subsidence risks.
Environmental considerations
Once on the periphery of property transactions, environmental concerns are now very much forward into buyers’ minds. Environmental reports now offer sophisticated risk assessments based on a property’s history, highlighting contamination risks along with other environmental factors, like flooding, ground stability, radon levels and nearby energy or infrastructure projects.
Most environmental reports are designed to be practical and easy for the buyers to understand. They are marked with clear passed or referred status to highlight potential issues and also share valuable professional opinions and recommendations to guide both practitioners and clients.
Other specialised searches worth considering
Depending on a property’s location and characteristics, several other specialised searches might be warranted:
You can consult the Register of Sites of Special Scientific Interest (SSSI) when there could be protected plants, animals, habitats, or geological feature on a property – it reveals whether a property is affected and what specific restrictions apply.
If there is a question over rights of way, a specialised Scotways search can identify whether a property is affected by public access rights that might impact its use or value.
For properties with potential historical significance, checking listed building status through Pastmap provides information beyond what appears in standard property enquiry certificates and also covers scheduled monuments and other heritage designations.
The Forestry Commission has interactive mapping tools to aid investigations of the Commission’s schemes or dedication agreements, though interpreting the implications still requires professional judgement.
Recent legislation has introduced further requirements to confirm that status of parties involved in a property transaction. Depending on the nature of the transaction, searches in the Register of Overseas Entities or the register of Controlling Interests in Land may be required.
The expansion of specialised searches reflects the increasing complexity of property rights and regulations in Scotland. While this may seem to add layers to the conveyancing process, these searches ultimately protect all parties involved in transactions.
For conveyancers, the challenge lies in knowing which specialised searches are truly necessary for each transaction while avoiding unnecessary costs for clients. To achieve this, your firm needs to stay up to date with evolving requirements and exercise sound professional judgement based on each property’s unique circumstances. As the landscape continues to evolve, incorporating these specialised searches thoughtfully into practice helps ensure we deliver the comprehensive due diligence clients expect and deserve.
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