Actual Intelligence – from the team at X-Press Legal Services

Accuracy in property searches, data and conveyancing services isn’t optional, it’s everything. At X-Press Legal Services, we believe real insight comes from experience, not algorithms. Every report we deliver is backed by human judgment and local expertise.

For over 25 years, we’ve supported more than 500 legal practices across England and Wales. Our 27 offices are run by local owners who fully understand the property market in their area. While others rely solely on AI to interpret complex data, we combine it with Actual Intelligence: local experts who spot anomalies before they become problems and care about getting it right the first time.

Technology-led

Accurate reporting

Bespoke service

Customer care is at the heart of our business

A network of
27 offices
covering England and Wales

Fully compliant with
industry regulations

Trustworthy and
completely transparent

How can we help you

Who we are

X-Press Legal Services is the leading independent provider of conveyancing data in England and Wales. With 27 locally owned offices, we deliver regulated property searches and reports, quotation management tools, compliance and insurance products, plus other essential services that streamline the conveyancing process from start to finish.

Trusted by more than 500 legal practices, our network completes over 400,000 searches and reports annually. Customer care is at the heart of everything we do, and our reports meet the highest compliance standards. We continually invest in technology to provide secure, efficient digital solutions, ensuring peace of mind for our clients while maintaining the human insight that sets us apart.

Collectively, our team brings over 400 years of industry experience, combining local knowledge with exceptional service. At X-Press Legal Services, we don’t just provide data, we provide clarity, confidence and care.

History

1998

After three members of our family had received two years of professional training and research into the conveyancing market, X-Press was born.

2000

Within a year, we outgrew our home office and moved into Warrington, along with two more family members, and became an incorporated business, with Lynne Lister as Managing Director, Dave Lister as Financial and Sales Director and Christian Lister as Operations Director. We continued to expand.

2004

We decided that it was the right time to franchise the business.

Now

Our business has continued to grow but still retains the values of a family-run operation. We pride ourselves on the quality of our products, our customer service and our friendly approach – which lies at the very heart of our culture.

Regulated Local Authority Search

The Regulated Search includes accurate and up-to-date information on issues affecting a property

Regulated Drainage and Water Report

X-Press Legal Services, Regulated Drainage & Water Search, is an alternative to the Official Drainage & Water Search, Con29DW. It provides up-to-date information on drainage and water enquiries, sewers, surface water, foul water and water supply.

X-Press Regulated Coal

The X-Press Coal Risk Report is a PCCB Regulated assessment of coal risk that provides a detailed assessment regarding environmental or ground stability hazards resulting from past, current, or future underground or opencast mining activities, information relating to subsidence claims, mine entry points, surface hazards and mining geology that may impact on a property.

ICOS: a gateway to seamless property transactions

X-Press clients benefit from complimentary access to ICOS, our Intelligent Online Conveyancing System. ICOS offers conveyancing professionals a fully automated online platform that includes residential and commercial searches, pre- and post-completion services, plus due diligence and compliance products

Our preferred partners provide the highest quality data and services which are fully compliant with industry regulations

X-Press Legal Services works with the major suppliers and data providers to ensure accurate reporting and compliant transactions.

  • Apogee Property & Utility Consultants

    With 25 years’ experience in property and utility consultancy, Apogee provide utility search reports.

  • Landmark Legal Reports

    Landmark provides a range of services to support every type of transaction in the residential and commercial property sectors.

  • NLIS

    The National Land Information Service (NLIS) is a government approved and regulated, electronic land and property searches portal, the only one of its kind in the property searches market.

  • SDLT Compass

    Compass is a one-stop application for all your SDLT needs, helping you to ensure that SDLT is calculated correctly for each of your clients first time, every time, and giving you the audit trail you need to prove it.

  • SDLT.co.uk

    SDLT.co.uk is the leading independent submission system for electronic SDLT forms.

  • HM Land Registry

    HMLR is the main source of information relating to home and land ownership.

  • Coal Authority

    The Coal Authority’s mining reports team specialises in providing information for property transactions.

  • David Bellis Coal Search Plus

    The Coal Search Plus+ service provides online ordering and electronic delivery of reports.

  • Stewart Title

    Stewart Title Limited provide a complete portfolio of indemnity and insurance policies.

  • Veriphy

    Veriphy offers reports fulfilling the legal sector’s stringent compliance requirements.

  • CLS Risk Solutions

    Providing Chancel Risk Reports and Chancel Insurance.

  • Future Climate Info

    FCI delivers concise and clear environmental reports with actionable outcomes. CLS Risk Solutions are now a part of FCI providing chancel searches.

  • Groundsure

    Groundsure is a UK authority on environmental risks including land contamination, flooding and ground stability.

  • Property Marvel

    Property Marvel designs, develops and maintains powerful SAAS (software as a service) solutions for the UK legal sector.

  • Thirdfort

    Thirdfort reduces risks to lawyers and estate agents by automating identity verification, AML compliance and source of funds checks.

  • FormEvo.co.uk

    FormEvo – trusted legal software created by people with vast experience in the legal forms and e-submission field.

  • Argyll

    Argyll provides environmental due diligence and risk assessment services for land and property.

  • Cornwall Consultants

    Cornwall Consultants offer mining investigations and contaminated land assessments.

  • Lawyer Checker

    Lawyer Checker defends the legal sector against fraudulent activity.

  • Terrafirma

    Terrafirma communicates complex ground risks through pioneering reports and models.

  • Pinpoint Information

    PinPoint Information provides due diligence reports to property professionals.

Accelerate your workflows

Integration with ICOS will give your CMS seamless and secure
access to our comprehensive portfolio of products and services

Local people using local knowledge

Our network is made up of friendly experts who are local people with an in-depth knowledge of their area. You can therefore be confident that the data-rich reports they provide will be cost-effective, relevant and accurate.

Find your local office

Ready to be your own boss?

Our network is made up of friendly experts who are local people with an in-depth knowledge of their area. You can therefore be confident that the data-rich reports they provide will be cost-effective, relevant and accurate.

Join our network

What our clients say…

Fantastic service – delivered right on time! (and at a time when the world of property has literally gone quite mad!) Thank you SO much for this, much appreciated.

The X-Press team are extremely responsive and efficient. Their experience and expertise mean they are perfectly placed to ensure our clients’ search requirements are met. The service is very cost effective and personal.

I have used X-Press legal for many years and they are professional, efficient and very approachable. Nothing is too much trouble and they are happy to help in any way they can at all times.

Thank you for sorting that out for me so quickly allowing us to complete on time, If I could reach down the phone, I would give you a big hug

We have two very busy conveyancing offices. X-Press Legal Services always turn around our searches in a fast and efficient manner and all the staff are very friendly and helpful. We are also very confident we can trust their search answers and have never had any issues with the searches they have provided in over 15 years.

Read our latest news & blogs

  • The Year of AI: Actual Intelligence
    by admin
    2026 will be a year of continued focus on AI: Actual Intelligence across the X-Press Legal Services network. The company’s steadfast commitment to service excellence has driven record month-on-month growth, resulting in a 17% increase in turnover in 2025 and the successful onboarding of nearly 50 new clients. The success underscores the firm’s commitment to… Read more: The Year of AI: Actual Intelligence
Read more

X-Press Legal Services is the largest
independent conveyancing data provider
in England and Wales 

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