Posted on 9 June 2025
The property market has always been a mirror reflecting society’s changing values, pressures, and priorities. Stories abound from the end of the previous century of lavish gifts from happy buyers (one lucky agent was gifted a car many years ago), or wads of cash stuffed (unwillingly) into pockets to try and encourage commercial agents to secure a property. There are darker stories too, of would-be buyers threatening agents or sellers, using intimidation to push deals through or to prevent properties from slipping away.
As recently as a decade ago, the property market was a battleground. Demand often outstripped supply, and buyers, desperate to secure their dream homes or lucrative office spaces, resorted to creative tactics. An American study from the early 2010s revealed that two-thirds of would-be homeowners were willing to go beyond the norm – offering to pay sellers’ closing costs, bidding above asking prices, or borrowing from family to outmanoeuvre the competition.
The rise of compliance
As the market has matured, so have expectations for fairness and accountability. Scandals and high-profile cases of money laundering, fraud, and criminal infiltration forced regulators to act. The introduction of AML checks in 2017 was a watershed moment, requiring agents to verify identities and scrutinise the origins of funds for both buyers and tenants. But it was only the beginning. The complexity of a market compounded by new tax regimes, sustainability requirements, and the digital revolution demanded a more robust regulatory framework.
New anti-money laundering (AML) sanctions checks, from 14th May 2025, mean property agents are now required to check landlords and tenants by making AML checks against the UK’s official sanctions list. The rules are designed to prevent financial crimes and comply with regulations set by the Financial Conduct Authority (FCA) and HM Revenue and Customs (HMRC).
All property agents in England and Wales must now screen every landlord, tenant, buyer, and seller against the UK government’s official sanctions list before entering into contracts or accepting payments – regardless of transaction value. This is not a mere box-ticking exercise. Agents are required to:
Failure to comply carries severe penalties: fines of up to £1 million or 50 percent of the value of the breach, and potential imprisonment for up to seven years.
Professionalism, transparency and trust
Regulation changes have fundamentally changed the agent’s role. They are no longer simply dealmakers; agents are now compliance officers, risk assessors, and custodians of public trust. The administrative burden means agents juggle sanctions checks, AML rules, evolving tax laws, and new tenant protections under the Renters’ Rights Bill.
The payoff is a market that is safer, more transparent, and more resilient to abuse. For buyers and sellers, this means greater confidence that their transactions are above board. For landlords and tenants, it means protection from unscrupulous people and criminal activity. For agents, it means a higher bar for professionalism
Looking forward
Whilst times have changed, desperation to secure the perfect property hasn’t. UK research in 2024 by Yopa found that while 10 percent of buyers admitted to offering ‘a sweetener under the table rather than through their agent’ (a cash backhander), some 20 percent brought baked goods for the seller. It may be impossible to manage the amount of baked goods that are made, but the journey from the market’s wild west days to a regulated environment is a testament to the industry’s capacity for change. By mastering compliance, investing in technology, and prioritising ethical conduct, the property sector can continue to evolve, setting standards that other industries will follow.
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