Property fraud in England and Wales is far rarer than many people assume. In 2024-25, HM Land Registry received over 4.4 million applications to update the property register, and only 86 of those were flagged as fraudulent — that’s roughly 0.0019% of all applications. I’ve been writing about UK property for years, and this figure always surprises people. The risk is small, but when it does happen, the consequences can be devastating. A fraudster could try to sell your home out from under you, take out a mortgage against it, or rent it to someone who has no idea the property isn’t theirs to let. The good news is that most of these scams are preventable with a few straightforward precautions. Here’s what you actually need to know.
If you’re buying a home, you’re in a particularly vulnerable position. Last year saw a 29% increase in conveyancing scams, with fraudsters targeting homebuyers — especially first-time buyers — who are juggling stress, deadlines, and large sums of money. A single misplaced email could cost you your entire deposit. That’s why I always tell people to slow down and verify everything. A property lawyer can help you spot the warning signs before you hand over a penny. If you’re looking for a practical starting point, understanding the land registration process is one of the best ways to protect yourself from the outset.
What property fraud actually looks like
Most people picture a stranger breaking into an empty house and pretending to own it. That does happen, but the more common scenario involves identity theft. A criminal steals a homeowner’s personal details and uses them to make a fraudulent application to HM Land Registry — either to transfer ownership or to register a mortgage against the property. The homeowner may not find out until they try to sell or remortgage, or until they get an unexpected letter from a lender. The key thing to understand is that the fraudster doesn’t need physical access to your home. They just need enough of your personal information to convince the Land Registry they are you.
What I tend to notice is that people assume their solicitor will catch everything. But solicitors can be fooled too — especially by cloned websites and fake email addresses that look almost identical to the real thing. That’s why you need to be an active participant in your own protection. If you’re buying a home, checking the reputation of everyone you deal with is a simple habit that can save you a lot of trouble.
Why this matters for every homeowner and buyer
The financial stakes are enormous. In 2024-25 alone, HM Land Registry prevented fraudulent applications against more than £59 million worth of property. Between 2020 and 2025, that figure reached over £194 million across more than 300 properties. But prevention isn’t always possible. In one real case, a fraudster applied to transfer ownership of a bungalow valued at £360,000 — well below the local average, which should have raised eyebrows. The owners only found out because they had signed up to Property Alert. When they visited the property, the locks had been changed and a For Sale sign had been put up. They contacted HM Land Registry immediately, and the application was cancelled.
If you’re a landlord or own a property you don’t live in, you’re at higher risk. Fraudsters target vacant homes because the owner is less likely to notice activity. The same goes for buy-to-let investors. In one common scam, a fraudster markets a pre-let investment property that either doesn’t exist or isn’t as described. The buyer hands over a deposit, and the seller disappears. My advice? Never part with money before you have a signed agreement and independent legal advice. A real estate lawyer can review the contract and flag anything unusual before you commit.
Where people go wrong — and how to avoid it
Most property fraud succeeds because someone skipped a verification step. Here are the most common mistakes I see, and what to do instead.
Trusting an email without checking the sender
Conveyancing deposit scams are devastatingly simple. Just before exchange of contracts, you receive an email that looks like it’s from your solicitor. It asks you to transfer your deposit to a new account. The email address might be off by one character, or the fraudster may have hacked your solicitor’s actual account. You send the money, and it’s gone. The fix is straightforward: always confirm any change in payment details by calling your solicitor on the phone number you were given at the start of the transaction. Never use a number from the suspicious email itself.
Not signing up for Property Alert
HM Land Registry’s Property Alert service is free, and it takes about five minutes to set up. You register the properties you want to monitor, and you receive an email every time someone submits an application against them — whether it’s a transfer of ownership, a new mortgage, or a lease. If you get an alert you don’t recognise, you can act immediately. In the bungalow case I mentioned earlier, that alert was the difference between stopping the fraud and losing the property. If you haven’t signed up yet, do it today. It’s the single most effective free tool available.
Falling for fake conveyancers
Fraudsters set up fake law firms with cloned websites, professional-looking letterheads, and even physical offices. They target first-time buyers who may not know what to look for. Before you instruct a conveyancer, check their identity on the Solicitors Regulation Authority’s register. But don’t stop there — some fraudsters impersonate genuine solicitors. Meet them in person or speak by phone. Ask your estate agent or someone you trust if they’ve heard of the firm. If the website uses http instead of https, that’s a red flag. If there’s no physical office address, that’s another.
Ignoring the risk of fake buyers
If you’re selling, a fraudster may pose as a buyer to harvest your personal details and property information. They can then use that data to try to transfer ownership or take out a loan against your home. Using a reputable estate agent who screens buyers and conducts financial checks reduces this risk significantly. Stay in close contact with your solicitor throughout the process, and watch for anything unusual — like a buyer who seems too eager or avoids providing proper identification.
→ Scroll right to see all columns
| Scam type | How it works | Best defence |
|---|---|---|
| Fake conveyancer | Fraudster sets up fake law firm, tricks you into sending money to bogus account | Verify firm on SRA register; meet in person |
| Conveyancing deposit scam | Fake email from ‘solicitor’ asks you to transfer deposit to new account | Confirm payment changes by phone using original number |
| Fake buyer | Fraudster poses as buyer to steal your personal data and property details | Use reputable estate agent; stay in touch with solicitor |
| Buy-to-let scam | Fraudster markets non-existent or misrepresented investment property | Research thoroughly; never pay without legal advice |
If you’re worried about someone gaining physical access to your property, a video doorbell can help you monitor who’s coming and going. It won’t stop a determined fraudster, but it adds an extra layer of awareness — especially if you’re not living at the property full-time.
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How to protect yourself — a practical guide
These steps won’t take long, and they could save you tens of thousands of pounds. Here’s what I’d do if I were buying or selling a property today.
Register your property and keep your details up to date
If your property isn’t already registered with HM Land Registry, that’s the first thing to sort out. Registration makes it much harder for a fraudster to impersonate you. Once it’s registered, make sure your contact address is current. If the Land Registry can’t reach you, you won’t get the alerts that could stop a fraud in its tracks. You can check your property’s registration status online through the Land Registry’s portal.
Add a Counter Fraud restriction to your title
This is a simple but powerful step. You can apply to add a restriction that requires a conveyancer or solicitor to certify that the application to sell, lease, or mortgage your property is genuine. That means a fraudster can’t just submit documents online and hope to slip through. The Land Registry will check the certification before processing anything. It adds a layer of professional scrutiny that most fraudsters won’t be able to bypass. You can apply for this restriction through the Land Registry’s website.
Use a reputable conveyancer and verify everything
Don’t just pick the cheapest conveyancer you find online. Ask for recommendations from people you trust. Once you’ve chosen a firm, save their phone number and use it to verify any email that asks for money or personal information. If you receive an email with new bank details, call them. If they say they didn’t send it, report it immediately. A real estate lawyer can also review the transaction from a legal perspective and flag anything that doesn’t add up.
Monitor your property with free tools
Sign up for HM Land Registry’s Property Alert service. It’s free, and you can monitor up to 10 properties at a time. You’ll receive an email notification whenever someone submits an application against your property. If you get an alert you don’t recognise, call the Land Registry’s dedicated fraud line on 0300 006 7030. They’re open Monday to Friday, 8am to 4.30pm. Don’t ignore the alert — even if it turns out to be a false alarm, it’s better to check than to discover later that your home has been sold without your knowledge.
What to do if you suspect fraud
If you think you’ve been targeted, act fast. Call the Land Registry fraud line immediately. They can put a stop on any pending applications. Contact your solicitor and your bank if money has already been transferred. Report the incident to Action Fraud, the UK’s national fraud reporting centre. The sooner you act, the better your chances of recovering your money or stopping the fraud before it’s completed. If you’re looking for a broader overview of the process, these smart tips for buying a house cover the full journey from start to finish.
Frequently asked questions
Can someone sell my house without me knowing? ▾
What happens if I send my deposit to a scammer? ▾
Is Property Alert really free? ▾
Does home insurance cover property fraud? ▾
How do I check if my conveyancer is genuine? ▾
What is a Counter Fraud restriction? ▾
Property fraud is rare, but the consequences are serious enough that a few minutes of prevention is time well spent. Sign up for Property Alert today, add a Counter Fraud restriction to your title, and always verify payment details by phone before transferring money. If this was useful, you might also want to read understanding house loan co-borrower requirements made easy.
Sources and Further Reading
What to know when buying a house next to a golf course in the UK — A practical look at how location-specific factors can affect your purchase decision.
The true picture of property fraud in England and Wales. HM Land Registry, 2025.
Seven property scams and how to avoid them. Hunt & Coombs Solicitors, 2025.
