Protect Yourself From Real Estate Fraud When Buying Property

Property fraud sounds like something that happens to other people — until it doesn’t. 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’s a tiny fraction, just over 0.0019%. But here’s what that number doesn’t tell you: when fraud does hit, it can wipe out your biggest asset in a matter of weeks. I’ve been writing about UK property long enough to see the same pattern repeat — someone living overseas, an empty rental, an elderly relative’s home — and suddenly a criminal is trying to sell it out from under them.

The real danger isn’t the odds — it’s the complacency. Most homeowners assume their solicitor or the Land Registry will catch everything. But fraudsters are getting better at forging documents, and the systems that catch them rely heavily on you spotting something first. A video doorbell can alert you to someone tampering with locks or putting up a For Sale sign — the kind of early warning that gives you time to act. Here’s what you actually need to know.

What property fraud actually looks like

The most damaging form is title fraud — also called impersonation fraud. A criminal steals your identity, forges documents, and applies to HM Land Registry to transfer your property into their name or take out a mortgage against it. They then sell the property and disappear with the proceeds. You only find out when you try to sell or remortgage yourself.

Rental fraud is another common scheme. Criminals advertise a property they don’t own — sometimes one that doesn’t even exist — collect deposits from multiple tenants, and vanish. In some cases they gain access through a legitimate viewing, then pose as the landlord. The victims lose their deposit, and the real owner inherits a legal mess. If you’re a landlord or live overseas, your risk is higher because you’re not around to spot the warning signs. I’d always recommend reviewing buyer protection steps before any transaction — the same vigilance applies whether you’re buying or already own.

Who is most at risk and why it matters

HM Land Registry’s own guidance lists six situations that raise your risk: identity theft, renting out your property, living overseas, owning an empty property, having no mortgage, or owning an unregistered property. Each one removes a layer of oversight. A mortgage lender, for example, checks identity and property details regularly — so properties without a mortgage are a softer target.

In one case HM Land Registry stopped, a criminal applied to transfer ownership of a bungalow valued at £360,000 — well below the local average. The owners only found out because they’d signed up for Property Alert. When they visited the property, the locks had been changed and a For Sale sign was up. That’s the difference between catching it and losing everything.

What I notice most is how often the victim is someone who never expected to be a target. A retired couple living abroad, a landlord with a single rental, a family home left empty after a bereavement. The fraudsters don’t pick random names — they search for properties where the owner is absent, elderly, or deceased. If that sounds like your situation, you need to act now, not later. A home security starter kit with outdoor cameras can give you eyes on a property you don’t visit often, alerting you to activity that shouldn’t be happening.

Where people go wrong — and how to fix it

Assuming the Land Registry will catch everything

The biggest mistake is thinking HM Land Registry’s checks are foolproof. They’re not. Out of 4.4 million applications, they identified 86 as fraudulent — but that doesn’t mean the other 4.4 million were all legitimate. Some frauds slip through because the documents look convincing. The system relies on you flagging suspicious activity. If you haven’t signed up for Property Alert, you’re relying entirely on someone else to spot the problem.

Ignoring the risk of unregistered property

If you bought your home before 1998 and haven’t mortgaged it since, it may not be registered with HM Land Registry. Unregistered property is far harder to protect because there’s no digital record to monitor. Fraudsters can forge old paper deeds and apply for first registration — effectively stealing the property before it’s ever on the system. Check the register now. If your property isn’t there, register it immediately.

Not updating your contact details

HM Land Registry can only alert you if they have your current address. If you’ve moved abroad or changed your correspondence address, update it on the register. Otherwise, the email or letter about a suspicious application goes to your old home — and you never see it. This is a free, five-minute fix that removes one of the fraudster’s biggest advantages: your silence.

Relying on visual ID checks alone

Solicitors and estate agents check identity documents visually — but modern forgeries include genuine security features obtained through corrupt insiders or high-quality printing equipment. A forged passport can look identical to a real one under casual inspection. The fix is a Counter Fraud restriction, which forces any application to be certified by a solicitor who has verified your identity in person. It costs £40 if you live at the property, and nothing if you don’t.

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I’ve seen too many cases where a simple restriction would have stopped the fraud cold. If you own a property outright with no mortgage, or you live abroad, my first move would be to understand how market demand affects your property’s profile — because a property that stands out as unusual (like a bungalow priced well below market) is exactly what fraudsters target.

How to protect your property — step by step

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Sign up for HM Land Registry’s Property Alert

This is the single most effective free step you can take. Go to the Property Alert page on GOV.UK, create an account, and add up to 10 properties you want to monitor. Every time someone applies to change the register — a transfer of ownership, a new mortgage, a lease — you get an email. If you don’t recognise the activity, you call the fraud team on 0300 006 7030. The alert doesn’t block anything automatically, but it gives you the window to act before the fraud completes.

Add a Counter Fraud restriction to your title

This is the strongest protection available. It prevents HM Land Registry from registering a sale or mortgage unless a conveyancer or solicitor certifies that the application was made by you. If you live at the property, fill in form RX1 and send it with a £40 fee to the Citizen Centre in Bilston. If you don’t live at the property, use the specific form for non-resident owners — there’s no fee. The solicitor’s certificate requirement means a fraudster can’t simply forge your signature; they’d need to fool a regulated professional in person.

• 1
  Check if your property is registered

  Search the HM Land Registry online portal. If it’s not registered, apply for first registration through a solicitor.

• 2
  Sign up for Property Alert

  Free service at GOV.UK. Monitor up to 10 properties. You’ll get email alerts for any application to change the register.

• 3
  Add a Counter Fraud restriction

  Fill in form RX1. £40 if you live at the property; free if you don’t. Send to HM Land Registry Citizen Centre, PO Box 7806, Bilston, WV1 9QR.

• 4
  Update your contact address

  If you’ve moved, update your correspondence address on the register so HM Land Registry can reach you.

• 5
  Monitor your property physically

  If you live overseas or rent out the property, ask a neighbour to check for For Sale signs, changed locks, or unusual visitors. A full home security kit with cameras can give you remote visibility.

What to do if you suspect fraud

Call HM Land Registry’s dedicated fraud line on 0300 006 7030, Monday to Friday, 8am to 4.30pm. You can also email [email protected]. If the fraud involves a property you’re trying to buy or sell, contact your solicitor immediately. The Land Registry can cancel an application if you act quickly — they’ve done it in cases where locks were changed and For Sale signs appeared. If you’ve already lost money, the state-backed indemnity scheme may compensate you, but it’s not automatic and can take time. A property lawyer can guide you through the claims process and help you gather the evidence needed.

Emerging threat: sophisticated document forgery

Fraudsters are no longer printing fake IDs on home printers. They’re using genuine security features obtained through corrupt insiders or high-end printing equipment. Standard visual inspection by a solicitor or estate agent can miss these forgeries entirely. The industry is moving toward forensic-level document verification technology, but it’s not yet standard practice. Until it is, your best defence is the Counter Fraud restriction — because it forces a regulated professional to certify your identity in person, not just glance at a photocopy. If you’re buying a property, understanding the age and history of the property can also help you spot inconsistencies in the paperwork that might signal fraud.

Frequently asked questions

Your next move

Property fraud is rare, but when it happens the consequences are life-changing. The good news is that the tools to protect yourself are free or cheap — Property Alert costs nothing, a Counter Fraud restriction is £40, and updating your contact details takes five minutes. Don’t wait until you see a For Sale sign on a home you still own. If this was useful, you might also want to read leasehold vs freehold: tips for buying a home.

Sources and Further Reading

The UK property ladder: are you climbing or slipping? — A practical look at how property values and ownership patterns affect your financial position.

Damp issues to consider when buying a house in the UK — Understanding property condition is part of protecting your investment from hidden problems.

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

Protect your land or property from fraud. GOV.UK, accessed 2025.

How to prevent property fraud: essential strategies for UK professionals in 2026. Veyco, 2025.