Property Title Fraud, How It Happens and How to Protect Your Home

What is Property Title Fraud?

Property title fraud occurs when a criminal attempts to fraudulently sell or mortgage a property that they do not own. The fraudster typically impersonates the genuine registered owner, or a solicitor acting for them, and attempts to register a mortgage or transfer of ownership at HM Land Registry using forged or stolen identity documents.

Certain properties are at higher risk:

• Unoccupied or vacant properties (where the genuine owner is less likely to notice activity)
• Properties that are mortgage-free (no lender monitoring the title)
• Properties owned by elderly or vulnerable people
• Properties held in a company name rather than an individual's name
• Buy-to-let properties where the owner does not live there

HM Land Registry has confirmed it takes thousands of fraud applications extremely seriously and has dedicated counter-fraud teams, but the risk to individual owners is real and the consequences can be severe.

How Property Fraud Typically Happens

In practice, HMLR's checking procedures catch many fraudulent applications, but not all. The genuine owner may only discover the fraud when they receive correspondence about a mortgage they did not take out or a sale they did not authorise.

How to Protect Your Property

1. Sign Up for HM Land Registry Property Alert

HM Land Registry offers a free Property Alert service. You register the title number of a property you want to monitor, and HMLR will notify you by email whenever an official search or registration application is made against that title.

This service does not automatically stop fraudulent applications, but it gives you early warning so you can act quickly. You can monitor up to 10 properties and the service is free to all property owners.

2. Add a Form LL Restriction to Your Title

A Form LL restriction requires a solicitor or conveyancer to certify, before any disposition (sale or mortgage) is registered, that the person executing the document is the same person as the registered proprietor. This adds a layer of verification that makes fraudulent applications significantly harder to complete.

The Form LL restriction is free to add if you live at the property (your main residence). A fee applies for non-resident owners such as landlords, though this is modest.

3. Ensure Contact Details at HMLR Are Current

HMLR will sometimes write to the registered proprietor's address when suspicious applications are received. Make sure the correspondence address recorded on your title register is current, particularly if you have moved or let the property. Your solicitor can update this.

If You Suspect Fraud

Contact HM Land Registry's fraud team immediately on their dedicated line (details on gov.uk). You can also apply to the Land Registration Division of HM Courts and Tribunals Service for an urgent restriction if you have evidence that a fraudulent application is imminent or in progress.

Property Passport UK encourages all property owners to use HMLR's free protective tools. Staying informed about your property's title status, including any unexpected changes, is one of the most effective defences against title fraud.

HMLR's Indemnity Scheme

If you do suffer loss as a result of a mistake on the register, including in some circumstances as a result of fraud, you may be entitled to indemnity from HM Land Registry under the Land Registration Act 2002. Indemnity is not guaranteed and professional legal advice should be sought immediately if you believe you have been a victim of title fraud.