Beware of Common Real Estate Purchase Scams in the UK

In 2024–25, HM Land Registry received over 4.4 million applications to update the property register, and only 86 were flagged as fraudulent — that is just over 0.0019%. That tiny number might make property fraud sound like something that barely happens. But I have been writing about UK property long enough to know that when it does happen, it can wipe out a life’s savings in a single afternoon. The real danger is not the odds — it is the size of the loss when you are the one person it hits.

The scams I see most often fall into a few clear patterns: fake landlords, hacked solicitor emails, identity theft aimed at your title, and pressure tactics that rush you into a bad decision. Each one works because it exploits something normal — trust in an email, urgency around a completion date, or the fear of losing a property to someone else. I have watched buyers lose their deposit to a Friday afternoon email that looked exactly like the one from their solicitor. That is the kind of loss you do not recover from quickly. Here is what you actually need to know.

If you are in the middle of a purchase right now, one of the smartest things you can do is read through the full fraud-prevention checklist I put together for buyers at every stage. It covers the specific steps to take before you transfer a single pound. And if you want a practical way to monitor your own property after you buy, a video doorbell with motion alerts can give you eyes on who is coming and going — useful if a scammer ever tries to change locks or put up a For Sale sign without your knowledge.

What property fraud actually looks like in practice

The word “fraud” sounds abstract until you see how it plays out. Let me walk you through the most common type because it is the one that costs people the most money. Conveyancing email fraud — sometimes called Friday afternoon fraud — happens when a criminal hacks into the email thread between you and your solicitor. Right before completion, they send a message that looks identical to your solicitor’s usual emails, but with “updated” bank details. You transfer your deposit or completion funds — often hundreds of thousands of pounds — straight into the scammer’s account.

Action Fraud reports that victims lose an average of £60,000–£100,000 per incident, and recovery rates are low because the money is moved quickly through multiple accounts. The scam is called Friday afternoon fraud because completions typically happen on Fridays, creating exactly the kind of time pressure that makes you less likely to double-check. I have seen buyers who were hours away from moving into their new home lose everything because they trusted an email that looked perfect. The fix is simple but non-negotiable: never send money based on bank details received by email. Always call your solicitor using the phone number from their original engagement letter — not from any email — to verify the account details before transferring a single pound.

Title fraud works differently but can be just as devastating. A criminal impersonates the owner of a property — often an empty property, a rental, or one owned by someone living abroad — and tries to sell it or take out a mortgage against it using fake identity documents. The Land Registry received over 1,000 fraud applications in 2023. If you own a property you do not live in, this is a real risk. You can protect yourself by signing up for the free Property Alert service, which sends you an email every time there is significant activity on your property — like a new mortgage application or a transfer of ownership. If you get an alert and it looks suspicious, you need to act immediately. You can also add a Form LL restriction to your title, which prevents the Land Registry from processing a sale without your solicitor’s involvement. That extra step alone stops most title fraud attempts cold.

If you are a landlord or own a property you do not live in, I would register for Property Alert today. It takes two minutes and costs nothing. And if you are buying, understanding the deed restrictions on your new property can also help you spot anything unusual before you exchange contracts. A home security starter kit with outdoor cameras is another layer of protection — if a scammer ever tries to change locks or put up a For Sale sign, you will have evidence.

Where buyers and owners get caught out

Most property fraud victims are not careless. They are normal people who made one reasonable assumption that turned out to be wrong. Here are the patterns I see most often, backed by what the data actually shows.

Trusting an email without a phone call to verify

This is the single most expensive mistake you can make. Conveyancing email fraud works because the email looks identical to your solicitor’s real messages — same signature, same tone, same formatting. The only difference is the bank account number. The fix is straightforward: before you transfer any money, call your solicitor on a phone number you already have on file, not one from the email. Ask them to confirm the account details verbally. If they say the details in the email are wrong, you have just saved yourself tens of thousands of pounds. I do this every single time I buy or sell, and I have never had a solicitor think it was strange.

Assuming the Land Registry will catch everything

The Land Registry does an excellent job — it prevented fraudulent applications against more than £59 million worth of property in 2024–25 alone. But it cannot catch what it does not see. If a criminal submits a fraudulent application with convincing fake ID, the application may be processed before anyone notices. That is why the free Property Alert service exists. It is not a guarantee, but it is the best early warning system you have. If you own a property and have not signed up, you are relying entirely on the Land Registry to spot the fraud before it goes through. I would not take that bet.

Paying a deposit to a landlord without checking ownership

Fake landlord scams are common in high-demand rental markets where tenants feel pressured to commit quickly. A scammer lists a property they do not own, conducts a viewing — sometimes by getting keys through a legitimate viewing — and collects deposits and first month’s rent from multiple victims before disappearing. The fix costs £3. You can check the Land Registry title online to confirm the person claiming to be the landlord actually owns the property. Any legitimate landlord will be happy to prove ownership. If they hesitate or make excuses, walk away.

Ignoring the pressure tactic

Every scam I have ever seen relies on pressure. The scammer needs you to act before you think. That might be a Friday afternoon deadline, a claim that another buyer is about to offer, or a landlord who says the property will be gone by tomorrow. The moment you feel rushed, stop. Legitimate sellers, landlords, and solicitors will always accommodate reasonable verification steps. If someone tells you there is no time to check, that is the biggest red flag of all.

If you are buying a property and want to avoid these traps, these smart buying tips cover the practical checks to run before you exchange contracts. And if you are a landlord, a smart home alarm system with door and window alerts can help you monitor a property you do not live in — giving you early warning if someone tries to access it without your knowledge.

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How to protect yourself at every stage of a property transaction

Protection is not complicated, but it does require you to follow a few rules every single time. Here is the step-by-step approach I recommend based on what I have seen work.

Verify bank details by phone before every transfer

This is the single most important rule. Before you transfer your deposit, completion funds, or any large payment, call your solicitor on a phone number you already have — the one from their original engagement letter, not from any email. Ask them to confirm the bank account details verbally. If the details in the email are different, do not transfer anything. Report it to your solicitor immediately and contact Action Fraud. I have seen this one step save buyers from losing their entire deposit. It takes five minutes and costs nothing.

Register for Property Alert and add a restriction to your title

If you own a property, sign up for the Land Registry’s free Property Alert service. You will receive an email every time there is significant activity on your property — such as a new mortgage application, a search, or a transfer of ownership. If the activity looks suspicious, you can take action immediately. For extra protection, consider adding a Form LL restriction to your title. This prevents the Land Registry from processing a sale, lease, or mortgage without your solicitor’s involvement. It is a simple form you submit with the Land Registry, and it stops most title fraud attempts before they start.

Check the landlord’s ownership before paying a deposit

If you are renting, never pay a deposit or first month’s rent without confirming the landlord actually owns the property. You can do this online through the Land Registry for £3. Enter the property address, and the title register will show the owner’s name. If the name does not match the person you are dealing with, do not pay. A legitimate landlord will have no problem with you checking. If they pressure you to pay before you verify, that is a red flag.

Use regulated professionals and check their registers

Always use a solicitor regulated by the Solicitors Regulation Authority (SRA) and a mortgage broker regulated by the Financial Conduct Authority (FCA). You can check both registers online for free. If a broker suggests inflating your income, using a gifted deposit that is actually a loan, or creating fake employment references, walk away. Mortgage fraud is a criminal offence, even if a broker suggests it. Report suspicious brokers to the FCA or Action Fraud. The same goes for solicitors — if something feels off, check their SRA registration before you transfer any money.

If you are buying a property and want to understand how your deposit and purchase costs fit together, check whether you are eligible for stamp duty savings — it is one of the few areas where the rules actually work in your favour. And if you want professional legal advice on a specific property issue, speaking to a property lawyer through a verified service can give you clarity before you commit to anything.

What to do if you suspect fraud

If you think you have been the victim of property fraud or suspect fraudulent activity, call HM Land Registry’s dedicated property fraud line on 0300 006 7030, Monday to Friday, 8am to 4:30pm. They also offer a Welsh language service. Report the incident to Action Fraud as well. If you have already transferred money, contact your bank immediately — they may be able to freeze the account or recover the funds if you act fast. Do not wait. Every hour counts.

Property fraud is rare in percentage terms, but when it happens, the damage is total. The good news is that the protections are simple, cheap, and effective. Verify bank details by phone before every transfer. Sign up for Property Alert on any property you own. Check ownership before paying a deposit. Use regulated professionals. And when someone pressures you to act fast, slow down. That one instinct will protect you more than any checklist. If this was useful, you might also want to read Understanding the Housing Affordability Index for First-Time Buyers.

Sources and Further Reading

Renting vs Buying: The Ultimate UK Financial Face-Off — A detailed comparison of the long-term costs and benefits of each option, including how fraud risks differ between the two.

The true picture of property fraud in England and Wales. HM Land Registry blog, 2025.

Property Scams to Watch For. HomeThink guide, 2025.