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In the intricate world of property transactions, with large sums of money changing hands, unscrupulous individuals or groups often find ample opportunities to perpetrate fraud.

One such fraudulent activity causing significant concern in the UK property market is conveyancing fraud. In this blog post, we delve into what conveyancing fraud is, how it works, and how you can protect yourself from falling prey to it.

Conveyancing Fraud Uncovered

Conveyancing refers to the legal process involved in buying and selling property. It incorporates the transfer of legal title of a property from one person to another or granting an encumbrance such as a mortgage.

Conveyancing fraud is a scam that exploits this process to deceive and defraud unsuspecting property buyers or sellers, lenders, and even solicitors.

The Modus Operandi

There are several ways in which conveyancing fraud can be orchestrated. The most common form is 'Friday afternoon fraud' because it often happens on Friday afternoons when solicitors' offices are winding down for the weekend, making them less vigilant.

Here, fraudsters hack into the email accounts of those involved in the property transaction and send fraudulent bank details. The aim is to trick the buyer, or their solicitor, into sending the purchase funds to the fraudster's bank account instead of the genuine seller's account.

Another prevalent type of conveyancing fraud involves identity theft. Fraudsters impersonate the legitimate property owner and attempt to sell the property without the owner's knowledge. They usually target properties without a mortgage and whose owners live abroad or rented out properties.

The Impact of Conveyancing Fraud

The impact of conveyancing fraud can be devastating. Buyers could potentially lose their life savings, with the typical victim losing over £100,000, according to reports from the UK Land Registry. Moreover, the psychological impact of being defrauded can have long-lasting effects.

Financial Implications

The financial implications of conveyancing fraud are often severe. According to recent reports from the UK Land Registry, the typical victim of conveyancing fraud loses over £100,000. This figure is shockingly high, especially considering that for many, it is their life savings that they are putting towards purchasing a property.

This loss can result in victims being unable to buy a new property or, even worse, losing their current home due to an inability to meet mortgage payments. The ramifications can extend to other aspects of the victims’ lives, such as their ability to retire or support their children's education.

Imagine saving up for years, dreaming of buying your own home, only to find that ruthless fraudsters have stolen your hard-earned money. The financial setback can be overwhelming and take years, if not decades, to recover from.

Psychological Impact

Alongside the financial implications, the psychological impact of conveyancing fraud can be equally, if not more, damaging. Falling victim to such a scam can leave individuals feeling violated and vulnerable.

A sense of betrayal, loss, and a violation of trust can be emotionally shattering. The stress and anxiety caused by such an event can lead to mental health issues, including depression and post-traumatic stress disorder (PTSD).

The psychological impact also extends to the victims' relationships with others. They may find it difficult to trust again, which can strain personal and professional relationships.

The shame and stigma attached to being a victim of fraud can further exacerbate these feelings, leaving victims isolated and alone in their struggle.

Guarding Yourself Against Conveyancing Fraud

As a property buyer or seller, the last thing you want is to fall victim to conveyancing fraud. Unfortunately, with the increasing sophistication of fraudsters, the risk of such a scenario is higher now than ever. However, you can shield yourself from such scams with proper precautions and vigilance.

Choose a Reputable Conveyancing Solicitor

Choosing a reputable conveyancing solicitor is your first line of defence against fraud. Do comprehensive research before settling on one. Ensure they are registered with the Solicitors Regulation Authority (SRA) or the Council for Licensed Conveyancers.

These bodies have stringent measures in place to protect clients, and their members must adhere to high ethical and professional standards.

Keep Personal Information Safe

In this digital age, personal information is a goldmine for fraudsters. Be cautious about who you share your information with and how you do it. Never send sensitive information such as bank account details over email.

When necessary, use secure platforms or encrypted emails. Additionally, be cautious of unsolicited calls or emails asking for personal information. Contacting your solicitor directly using their verified contacts is often safer if you receive such requests.

Verify Bank Details

Fraudsters often trick property buyers into sending funds to fraudulent bank accounts. When you receive bank details from your solicitor, verify them before making a payment. If the bank details change suddenly, be extremely cautious.

This is a common strategy used by fraudsters. It's always wise to call your solicitor using a verified phone number to confirm any changes.

Use Secure Wi-Fi Networks

You'll likely need to access your bank account or sensitive documents online when dealing with property transactions. Ensure you do this over a secure network. Public Wi-Fi networks are often unsecured, making it easier for fraudsters to intercept your information.

Be Vigilant of Property Hijacking

Property hijacking involves a fraudster impersonating a property owner and attempting to sell their property. As a buyer, you can protect yourself by insisting on rigorous checks to confirm the property owner's identity. A reputable conveyancing solicitor will carry out these checks as a matter of course.

Educate Yourself

The more you understand the conveyancing process, the harder it will be for fraudsters to trick you. Make it a point to educate yourself about the process, the potential risks, and the signs of fraud. Numerous resources are available online, including guides, articles, and forums where you can learn from others' experiences.

Stay Calm and Think Clearly

Fraudsters often rely on creating a sense of urgency to rush victims into making hasty decisions. Stay calm and take your time to think things through. If something doesn't feel right, it isn't. Don't let anyone rush you into making decisions or payments.


While conveyancing fraud is a serious threat in the property market, being aware of the risks and taking precautionary measures can go a long way in safeguarding your interests.

Remember, if something seems too good to be true, it probably is. Always consult with a professional when dealing with property transactions, and stay vigilant to ensure a safe and secure property buying or selling experience.

If you need to find conveyancing quotes in the UK, we’re here to help you. Conveyancing Calculator is an online residential conveyancing calculator. We use our trust and accurate conveyancing fees calculator to ensure you get the best idea of your costs. Get a quote today.


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