The Land Registry's much-trumpeted shift to Qualified Electronic Signatures for property transactions has got off to a rocky start. Legal and technology experts are now publicly calling on the Registry to fix what they describe as fundamental flaws in the system's design and guidance. The numbers speak for themselves: just five registrable dispositions were completed using QES in the first three months of 2026. The clock is ticking on delivering a digital-first future for property transactions in England and Wales.
What happened
Separately, industry groups including e-signing providers, trust service companies, and legal technology firms dispatched an open letter to the Land Registry. The message was unambiguous: the current QES framework is not working. The signatories—among them HomeOwner's Passport and Thirdfort—flagged a fundamental technical barrier. The system cannot accommodate different signature types together. Every party in a transaction must use QES, even when some would prefer conveyancer-certified electronic signatures, mercury signatures, or traditional wet ink. This inflexibility is creating bottlenecks that practical adoption cannot overcome. Oliphant warned that unless changes come, the guidance will block the Registry's own goals, government housing targets, and industry ambitions alike. He said it would also slow economic growth in the legal sector.
Land Registry responds
The Land Registry pushed back, arguing that adoption takes time. A spokesperson said QES usage is expected to rise as the market matures. The Land Registry pointed to public backing from lenders and predicted the monthly total would rise from single digits in the early period to beyond 300 by late August 2026. The spokesperson acknowledged existing barriers, including a limited number of market providers and entrenched older working practices. The Registry says it is open to exploring options, possibly on a limited-time basis, that could speed adoption without abandoning its strategic direction.
The short version
- Only five registrable dispositions completed with QES in Q1 2026
- Coalition of industry bodies wrote to Land Registry warning of fundamental flaws
- System requires all parties to use QES, preventing mixed signature types
- Land Registry expects 300+ registrations by end of August 2026
- Registry open to temporary measures to boost adoption
Our analysis
The gap between ambition and reality here is striking. The pitch was simple: digitise signatures, cut delays, reduce friction in a process that has frustrated buyers, sellers, and lenders for years. What three months of data shows is a system that barely anyone is using. The mixed-signature problem is the key issue. Property transactions involve multiple parties with different technical capabilities and risk appetites. Forcing everyone onto a single signature standard is unrealistic when that standard is still bedding down. This is not a niche technical complaint. It affects every transaction that involves a party unwilling or unable to adopt QES immediately. The Land Registry's optimism about reaching 300 registrations by August is worth treating with caution. That figure would represent significant growth, but even 300 transactions over six months against the backdrop of hundreds of thousands of property completions annually is a rounding error. The real test comes when the technology is compulsory or when market conditions demand it. Until then, this is a system looking for a problem it was designed to solve. One irony worth noting: Scotland, which operates a separate land registration system, was used as a punchline in the open letter itself. The comparison is unflattering for the Registry south of the border.
What to watch next
The Registry has signalled flexibility, which is encouraging. Industry bodies want a return to allowing mixed signatures alongside QES as a bridging measure. If that happens, adoption could accelerate meaningfully. If the Registry holds firm on the current single-signature approach, expect uptake to remain low and frustration to grow. Readers should monitor whether any formal guidance revisions emerge before autumn and whether larger conveyancing firms begin lobbying publicly for change.
Key takeaways
- QES adoption has stalled with only five dispositions in Q1 2026 against government ambitions
- The single-signature requirement is the main structural barrier cited by industry
- Land Registry's 300-by-August projection is optimistic but worth tracking
- Any revision to mixed-signature rules could unlock faster uptake
- Monitor guidance changes and industry pressure in the second half of 2026
Frequently asked questions
What is Qualified Electronic Signature in property transactions?
QES is a digitally authenticated signature that meets legal standards for certain Land Registry documents. It replaced wet ink signatures for some dispositions at the end of 2025.
Why have so few transactions used QES?
Industry experts say the Land Registry's guidance is flawed and too inflexible. The system currently requires all parties to use QES, which is impractical for transactions involving parties not yet set up for digital signatures.
What did the industry coalition ask for?
The coalition wants the Land Registry to revise its guidance to allow mixed signature types, enabling QES, certified electronic signatures, and wet ink to coexist in the same transaction.
Could penalties apply for not using QES?
QES is currently not mandatory. The Land Registry says it remains the strategic direction but acknowledges adoption barriers exist.
When might QES adoption accelerate?
The Land Registry expects 300+ registrations by August 2026 and says it is open to temporary measures. Broader uptake will depend on guidance changes and provider availability.