AI Experts · Conveyancer
Your AI assistant for conveyancing — it does the legwork, you run the file.
Conveyancing isn't a single problem. It's SDLT after the April 2025 reforms, leasehold reform half-commenced, building safety claims, lender conditions, AML source-of-funds, and a stack of Law Society forms, all converging on one file. PrivateNode coordinates nine specialists so the file gets one synthesised answer. Built to assist conveyancers, not replace them: you run the matter; it does the legwork and cites every source.
What this covers
01
Post-1-April-2025 rate tables, first-time buyer relief (£300k nil, £500k cap), additional dwelling 5% surcharge, non-resident surcharge, MDR transitional, 15% corporate. Every answer carries SDLTM chapter references.
02
First registration triggers, dispositions and priority, notices and restrictions, overriding interests, adverse possession. LRA 2002, LRR 2003, HMLR Practice Guides 1, 6, 8, 19 and 24–28.
03
LRA 1967, LRHUDA 1993, CLRA 2002, LFRA 2024 with live commencement tracking: s27 in force; marriage value abolition and 990-year extensions not yet in force.
04
BSA 2022 leaseholder protections (ss116–125, Sch 8), qualifying lease, remediation orders, 30-year retrospective DPA limitation (s135), relevant-building definition.
05
CON29R, CON29O, CON29M, CON29DW (describe-and-link, Law Society IP). Local Land Charges Act 1975, EPA 1990 Part IIA, Water Industry Act 1991, Coal Industry Act 1994.
06
Lender requirements at completion (4,212 indexed lender criteria across 39 lenders), AML source-of-funds (MLR 2017, LSAG Guidance), SRA Code of Conduct, OFSI sanctions.
Where we play
PrivateNode is the cited reasoning layer. It runs beside your search-ordering and case-management tools, it does not replace them.
What we handle
Source-cited, on EU-sovereign infrastructure.
Works alongside your stack
We sit beside these tools, we do not replace them.
PrivateNode draws on authoritative sources: legislation, regulator handbooks, and lender publications, refreshed on a structured schedule and checked weekly for changes. Because lender requirements and regulatory rules rarely change day to day, this gives you reliable, cited general guidance you can act on and document.
For live product rates and exact maximum-borrowing figures, confirm in your real-time sourcing and affordability tools. Every source carries a last-updated date, so you always know how current the guidance is.
Sources last refreshed .
Specialists at work
One question is decomposed and routed in parallel via ask_conveyancing_expert. Each specialist returns cited fragments; the orchestrator synthesises one answer with transaction summary, legal obligations, lender requirements, and a practical checklist.
Primary specialist. LRA 2002, LPA 1925, FA 2003 Pt 4, LFRA 2024, BSA 2022, LRA 1967, LRHUDA 1993, plus SDLT Manual and HMLR Practice Guides.
Cross-checks SDLT against the full HMRC manual set; surfaces linked-transactions edge cases and matrimonial transfers.
Building Safety Act 2022, Defective Premises Act 1972, planning law, energy efficiency. Powers the safety and remediation arms.
4,212 indexed criteria across 39 lenders. Minimum unexpired lease terms, ground-rent caps, EWS1 acceptance, LTV bands.
MLR 2017, POCA 2002, OFSI consolidated sanctions list, FATF guidance. Source of funds and source of wealth, SAR triggers.
SRA Standards and Regulations, Accounts Rules, Code of Conduct, Solicitors Act 1974. Client account handling, undertakings, conflicts.
Corporate buyer or seller due diligence: directors, PSCs, filing history, charges register, dissolution risk. Live from Companies House API.
Equitable interests, easements, restrictive covenants, boundary disputes. Landmark decisions from Stack v Dowden through current Land Chamber rulings.
UK GDPR, DPA 2018, PECR and DUAA 2025. Client file handling, retention schedules, breach notifications and ICO guidance for conveyancing matters.
By the numbers
9
Specialists co-routed per question
3,117
Indexed conveyancing sections, fully embedded
816
HMRC SDLT Manual pages, updated daily
A typical transaction
Day 1–14
CON29R, CON29O, CON29M and CON29DW commissioned via DWSN. Conveyancing describes the canonical question set; Property cross-references planning and environmental triggers. AML runs source-of-funds CDD under MLR 2017 reg 28.
Day 14–28
TA6, TA7 (leasehold) and TA10 fittings reviewed. Conveyancing returns LRA 2002 disposition rules, overriding interests, easements. Case Law surfaces precedent on restrictive covenants and prescriptive easements where the title throws up oddities.
Day 21–35
Mortgage cross-references the offer against 4,212 lender criteria: minimum unexpired lease term, ground-rent caps, EWS1 acceptance, new-build warranty. Property verifies building-safety status against BSA 2022 Sch 8 protections.
Day 28–42
The deterministic SDLT calculator applies the post-1-April-2025 rate table with relief matrix. Tax & HMRC cross-checks against the full HMRC manual; Conveyancing confirms FA 2003 Sch 6ZA eligibility (FTB) or Sch 4ZA application (additional dwelling).
Completion
The SRA specialist enforces undertaking discipline and client-account handling. Conveyancing walks AP1 / TR1 procedure and post-completion registration; the AML specialist confirms final clearance before funds release.
Workflows
Each is one question to the orchestrator. The system picks the right specialists, calls the right calculator, surfaces the right citations.
01
Residential
SDLT FTB relief from FA 2003 Sch 6ZA (0% to £300k, 5% to £500k cap). LPMPA 1989 deed requirements. LRA 2002 first registration. Lender shortlist at 95% LTV with Help to Buy ISA or LISA interaction. Source-of-funds CDD.
Specialists
02
Leasehold
Lease length, ground rent, service charge, Section 20 history. BSA 2022 qualifying-lease test (s119), Schedule 8 protection categories, EWS1 status. Lender-specific minimum unexpired terms (Halifax 70+, Nationwide 85+).
Specialists
03
Investment
5% additional-dwelling surcharge from 31 October 2024 (was 3%). BTL mortgage criteria: rental coverage 125–165% of pay rate, max LTV 75–80%, lender stress tests. Renters' Rights Act 2025 implications (s21 abolition, periodic tenancies). PSC and ATED checks if buyer is a company.
Specialists
04
Commercial
Non-residential SDLT bands (0% to £150k, 2% to £250k, 5% above). SCPC 3rd edition (describe-only). Option-to-tax election, capital allowances, TUPE on transfer, environmental warranties. Corporate buyer due diligence including financial assistance under CA 2006.
Specialists
05
Commercial
LTA 1954 Part II in detail: s25 (landlord's notice) versus s26 (tenant's request) timing, the seven s30(1) opposition grounds (especially ground (f) redevelopment), s37 compensation, s24A interim rent, s38A contracting-out warning notice. Precedent from Cunliffe v Goodman through to current Land Chamber decisions on redevelopment intent.
Specialists
06
Reform
LFRA 2024 is partially commenced. The system returns "in force" or "not yet in force" status at every step. s27 (2-year qualifying period abolished) is in force from 31 January 2025; marriage-value abolition and 990-year extensions are not. LRA 1967 versus LRHUDA 1993 procedure surfaced; the strategic call (extend now vs wait) is set out, not made for the client.
Specialists
07
Refinance
Re-mortgage criteria, panel checks, ERC handling. TR1 / TR4 procedure for transferring equity. Family Law Act 1996 s30 occupation rights plus Class F charge. SDLT chargeable-consideration test under FA 2003 Sch 4 paragraph 8 (debt assumed counts as consideration). SRA conflict considerations.
Specialists
08
Compliance
MLR 2017 regs 27–38 customer due diligence framework. LSAG Guidance flow (describe-only). Source-of-funds versus source-of-wealth distinction. PSC beneficial-ownership chain. SAR via NCA SAR Online. Critical reminder: do not notify the SRA of a SAR, a tipping-off offence under POCA 2002 s333A.
Specialists
Live from production
"SDLT payable: £7,500. Under FA 2003 Sch 6ZA First-Time Buyer relief, 0% on the first £300,000 and 5% on the remaining £150,000. Property is under the £500,000 cap and qualifies as the buyer's only or main residence."
Question: What SDLT is payable on a £450,000 first home for a first-time buyer completing in 2025?
Returned verbatim from the production API on 2026-05-20.
European by design
Your private node runs on European providers, led by Mistral (France) for reasoning and drafting. Queries are processed in EU and UK regions, on a server that is yours, not a shared US cloud. Multi-provider by design, so you are never locked to one vendor and we can route to the best European option.
Paris-based, EU-sovereign models run the orchestration and the cited synthesis behind every expert answer.
EU regions · embeddings & compute
Italy · sovereign inference option
Model routing is configurable per deployment. EU/UK data residency depends on the selected provider and region.
Your firm's data stays in your VPS. The nine specialists are shared infrastructure with EU-only hosting. Cited, calculated, current.
Tools it carries
Every expert on the team carries the same shared tools, so the Conveyancer can run the numbers and handle your documents inside one answer.
Exact UK figures with full workings: SDLT, affordability, BTL, CGT, income tax, redundancy and more. Deterministic, no guesswork.
Drafts and reviews documents: contracts, letters, reports, mortgage offers. Every expert can draft and review.
Ask the Conveyancer directly, or just describe your situation. Node+ is the orchestrator: it reads the question, calls the Conveyancer alongside any other expert the matter touches, and brings their work back as one cited answer.
How Node+ worksThe team, on call
Cited to current UK sources, running on your own server. From £299/month, typically live within 48 hours.