England and Wales may share a border—and a legal heritage—but increasingly, they’re speaking in different dialects of the law. For conveyancing firms, that means becoming fluent in two evolving legal systems, each with its own terminology, processes, and expectations.
Recent shifts in Welsh legislation—most notably the replacement of Stamp Duty Land Tax (SDLT) with Land Transaction Tax (LTT), and the forthcoming Building Safety Bill—illustrate how the two jurisdictions are setting their own legislative agendas. For firms operating across both nations, this divergence brings new operational, compliance, and advisory challenges.
Land Transaction Tax – a change in legal vocabulary
Since 2018, property transactions in Wales have followed a different linguistic path, with LTT replacing SDLT. This wasn’t just a semantic switch—it signalled Wales’s intention to write its own tax code, shaped by its specific housing and economic goals.
For conveyancing firms, this has required more than a simple translation. Processes had to be adapted to ensure that transactions are interpreted correctly within each tax framework. Letters, documents and digital systems have all been reworked to align with the nuances of LTT, ensuring clients receive accurate, context-specific advice.
Planning law – distinct dialects of development
Planning law offers another clear example of legal divergence. While England operates under the long-established Town and Country Planning Act 1990, Wales has developed its own legislative framework through the Planning (Wales) Act 2015. This introduces unique provisions tailored to Welsh priorities, such as a stronger focus on sustainability and strategic coordination.
The terminology itself has shifted, too. In England, local authorities refer to ‘Local Plans’ to guide development. In Wales, however, it’s ‘Local Development Plans’ (LDPs)—documents that place a greater emphasis on community involvement and long-term environmental impact. For conveyancing professionals, fluency in both systems means understanding not just the different words, but the different planning philosophies underpinning them.
Building Safety Bill – similar structure, distinct syntax
While England implemented its Building Safety Act in 2022 and with the Building Safety Levy intended to be introduced in 2025, Wales is preparing to publish its own version: a legislative equivalent written in a different dialect. Though the subject matter may be shared, the legal expressions will diverge—reflecting Wales’s own regulatory priorities and approach to safety in the built environment.
For firms like Movera, keeping up with this evolving bilingual legal system requires close monitoring of legislative updates and an agile approach to internal processes. Just as fluency requires attention to subtle shifts in tone and meaning, so too does effective legal compliance in two jurisdictions.
Conveyancers as cross-border interpreters
For clients navigating property transactions in Wales or moving between the two nations, the divergence in law can be confusing—especially when the language of regulation looks familiar but behaves differently. Firms must act as interpreters, guiding clients through the correct processes and translating legal differences into clear, actionable advice.
Some clients may discover opportunities within Wales’s distinct legal landscape, while others may require extra support to understand the implications. In both cases, conveyancing firms must be equipped to offer culturally—and legally—fluent services.
Futureproofing for a fully bilingual legal system
The flexibility afforded to Welsh policymakers has enabled laws to be tailored to national priorities. However, for businesses operating cross-border, it introduces complexity. Navigating two legal dialects requires careful coordination, with separate systems in place to ensure transactions remain compliant—something Movera has already embedded into its operations.
The Welsh Government has signalled that further legal divergence is on the horizon. For firms, this means continuing to develop a strong command of both jurisdictions’ legal languages—understanding not just the vocabulary, but the intent behind the legislation.
Movera is investing in training, systems, and regulatory awareness to ensure it can continue to operate confidently across borders. As the legal dialects of England and Wales grow more distinct, firms that can switch seamlessly between them will be best placed to serve clients with clarity and confidence.
Katherine Pinnell is head of legal & technical services at ONP Solicitors (part of Movera).
