We are currently entering what the legal profession calls “The Quiet Week.” The emails slow to a trickle. The phones stop ringing. The “Out of Office” auto-replies begin popping up like dormant viruses.
If you looked at a spreadsheet of legal activity, you might think the property market is dead.
However, you would be mistaken.
While the transactional work comes to an end, the psychological work is just hitting its peak. I have a theory, born from years of observing January spikes in instructions, that Christmas is the ultimate “Stress Test” for a home.
The Engineering of Chaos
Engineers test bridges by driving heavy trucks over them to see if they buckle. We test our homes by inviting extended family to stay for three days, buying a turkey that is 20% larger than the oven, and trying to seat eight people around a table designed for four.
For 50 weeks of the year, your home is likely perfectly adequate. You have your routines and your flow. You don’t notice the friction.
But Christmas acts as a magnifying glass on domestic inadequacy, which can occasionally lead to legal issues such as boundary disputes or safety concerns. Being aware of these potential problems can help you prepare and avoid surprises.
Suddenly, the “cosy” hallway isn’t cosy; it’s a treacherous obstacle course of muddy boots and coats. The “compact” kitchen isn’t efficient; it’s a high-pressure zone where you are trying to roast potatoes while someone else is making gravy, and you both occupy the same square foot of floor space.
And let’s not even mention the bathroom-to-guest ratio. Nothing encourages a house move quite like the queue for the shower on Boxing Day morning.
The “John Lewis” Delusion
We all start December with a vision of how it will be, a perfect, harmonious gathering reminiscent of a department store advert.
When reality hits, noise, lack of privacy, and the sheer logistical strain of the building provoke a very specific psychological response. We stop blaming the event, and we begin blaming the venue.
It is usually around 3 pm on Christmas Day, somewhere between the washing-up and the King’s Speech, that the decision is actually made.
You look around the room, perhaps observing a relative asleep on a sofa blocking the exit, and you think: “We cannot do this again.”
Or perhaps: “We need to be closer to mum.” Or, quite often: “We need to be about forty miles further away from mum.”
The January Myth
Most market commentators will tell you that the property market begins in January. They confuse the paperwork with the decision.
The instruction takes place in January. The decision happens right now, in the vibrant chaos of December.
Buying a house isn’t just a financial transaction; it’s an effort to secure a better future version of your life. A life with a utility room. A life with a guest annexe. A life where you can cook Christmas dinner without tripping over the dog.
My Message for the Week
I am not expecting you to call me this week. The office is winding down, and frankly, you should be focusing on the mince pies, not the mortgage deeds. But if your house fails the “Christmas Stress Test” this week and you find yourself making a silent New Year’s resolution to find somewhere better… make a mental note of my name.
When the decorations come down, the tree is taken out, and the harsh reality of January arrives, you won’t want a conveyancing factory that treats you like just another number. You will want a solicitor who understands why you are moving. You’ll want someone who gets that this isn’t just about exchanging contracts; it’s about upgrading your life.
Have a wonderful, chaotic, stressful, and brilliant break.
I’ll be here when you’re ready to sort out the space issue in 2026.
Rachel Watts, your dedicated property solicitor