It sounds almost unbelievable, but criminals can steal a homeowner’s identity, impersonate them and attempt to sell or mortgage their property without their knowledge.

Known as property title fraud, this type of crime can remain hidden until an application is made against the registered title—or, in the worst cases, until the genuine owner discovers that someone else has apparently bought or borrowed money against their home.

Although cases remain relatively rare, the financial and emotional consequences can be devastating.

How does property fraud happen?

Property fraud usually begins with identity theft. A criminal obtains enough personal information and documentation to pose as the registered owner of a property.

They may then instruct professionals, market the property or apply for a mortgage using the stolen identity. Because there is no physical break-in, the genuine owner may have no idea anything is happening.

Advances in artificial intelligence and the availability of stolen personal information have made identity fraud increasingly sophisticated. Cifas recorded more than 242,000 identity-fraud cases during 2025, accounting for over half of the fraud-risk cases recorded in its National Fraud Database.

Which properties are most vulnerable?

Fraudsters are more likely to target properties where their activity may be less readily noticed or where fewer checks are involved.

The risk can be higher where:

• The property is mortgage-free
• The owner lives somewhere else
• The property is rented to tenants
• The owner lives overseas
• The property is empty
• The owner has moved into residential care
• The registered contact details are out of date
• The property is not registered with HM Land Registry

Mortgage-free properties can be particularly attractive because there is no existing lender with a financial interest in the title carrying out its own checks.

Landlords and owners of second homes should therefore pay particular attention to how their ownership and contact details are recorded.

How common is property title fraud?

HM Land Registry processed more than four million applications to create or update the register during 2024–25. Of these, 86 were identified as fraudulent—just over 0.0019%.

This confirms that registered title fraud is uncommon. However, its potential impact means homeowners should not ignore it.

HM Land Registry prevented fraudulent applications involving more than £59 million of property during 2024–25. Its latest annual report states that attempted fraudulent applications worth more than £63 million were prevented during 2025–26.

The good news is that several straightforward precautions can help owners protect themselves.

1. Make sure your property is registered

Most properties in England and Wales are already registered, but some properties that have remained in the same ownership for many years may still be unregistered.

Registration creates an official record of ownership and gives HM Land Registry the information it needs to contact you. Registered owners may also benefit from the state-backed indemnity scheme where loss results from a mistake in the register that is corrected.

If you are unsure whether your property is registered, you can search for property information through HM Land Registry.

2. Keep your contact details up to date

HM Land Registry needs reliable contact information so it can reach you if questions arise about an application affecting your property.

This is especially important if you:

• Move to another address
• Let the property to tenants
• Spend extended periods abroad
• Change your email address
• Own more than one property

Owners can provide up to three contact addresses, including an email address and an address outside the UK.

3. Sign up for free Property Alerts

HM Land Registry’s free Property Alert service can notify you when certain official searches or applications are made against a monitored property.

You can monitor up to ten registered properties, including a property owned by a relative where appropriate.

An alert does not automatically stop an application from proceeding, but it can provide an early warning and allow you to investigate suspicious activity quickly.

You can register through the official HM Land Registry Property Alert service.

4. Consider placing a restriction on the title

A counter-fraud restriction can prevent HM Land Registry from registering a sale or mortgage unless a conveyancer certifies that the person who signed the documents is the genuine registered owner.

For a privately owned property where the owner does not live at the address, HM Land Registry currently allows an application for this restriction without a registration fee. Different arrangements apply where the owner lives at the property, and a fee may be payable.

Restrictions can create additional checks, costs or delays when the genuine owner later sells, leases or mortgages the property. You should therefore consider taking advice from a conveyancer before applying.

Current forms, fees and eligibility requirements are available through the government’s property fraud prevention guidance.

5. Protect your identity and correspondence

Property fraud often depends upon criminals obtaining personal information.

Homeowners should:

• Redirect post immediately after moving
• Securely destroy documents containing personal details
• Use strong and separate passwords for email and financial accounts
• Enable multi-factor authentication where available
• Regularly check bank and credit records
• Be cautious about unexpected requests for identification documents
• Investigate missing or redirected correspondence promptly

Landlords should also ensure that sensitive post is not routinely delivered to a tenanted property.

What should you do if you notice suspicious activity?

If you receive an unexpected Property Alert or believe somebody may be attempting to deal with your property fraudulently, act immediately.

Contact the HM Land Registry Property Fraud Team:

Telephone: 0300 006 7030
Email: reportafraud@landregistry.gov.uk

You should also speak to an independent conveyancer and report suspected fraud through the appropriate national fraud-reporting service.

Do not respond to suspicious correspondence using the contact details contained within it. Locate the organisation’s genuine contact information independently.

Property checks when purchasing a home

Property title fraud is principally a legal ownership issue rather than a physical building defect. Your conveyancer is responsible for investigating the registered title, verifying identities and dealing with the legal transfer of ownership.

A building survey serves a different but equally important purpose. It helps establish the physical condition of the property and identifies defects, maintenance requirements and matters that may require further legal investigation.

At Ashton Lee Surveyors, our Level 2 and Level 3 surveys include a dedicated section highlighting relevant matters for your conveyancer, helping the physical inspection and legal enquiries work together.

If you are purchasing a property in Essex, London or the surrounding areas, request your personalised survey quotation at ashtonlee.co.uk/survey-quote.