Conveyancing Fraud UK: How to Spot and Stop Property Purchase Scams
Scammers are posing as solicitors to intercept your house purchase money—but you can stop them.
What is this scam?
Conveyancing fraud is a crime where scammers impersonate your real solicitor or conveyancer to redirect your property purchase funds. During a house transaction, you are asked to transfer a large sum—often tens of thousands of pounds—to cover deposit, searches, and completion costs. Criminals intercept communications, sending you fake payment instructions that look like they come from your genuine legal representative. The money is sent to the fraudster's account instead of your solicitor's client account. By the time the deception is discovered, the funds are withdrawn and transferred overseas.
This scam specifically targets property buyers at the moment they are most vulnerable: when large sums are changing hands and communication is fragmented across email, phone calls, and documents. The financial and emotional impact is severe, as victims lose their deposit and the deal collapses.
Warning signs to look for
- An unexpected email asking you to change bank details for your payment, especially if it arrives outside normal office hours or from an unfamiliar email address.
- Payment instructions that differ from earlier emails or documents from your solicitor, or requests to send money to a different account than originally specified.
- Pressure to transfer money quickly or reluctance to discuss the payment by phone, or requests to use unusual payment methods like bank transfer to a personal account.
- A change in communication style or tone from your solicitor, such as suddenly informal language or unusual phrasing that does not match previous correspondence.
- A request to keep the payment details confidential or not to discuss them with others, or claims that new security procedures require urgent transfers.
- Slight misspellings in your solicitor's email address, website, or firm name, or a domain name that looks almost but not quite identical to the genuine firm.
- An unexpected request to resend or re-confirm your bank account details to your solicitor when they already have this information on file.
- Instructions sent via email alone when your solicitor has typically called you for important matters, or no option to verify by phone with someone you know.
How this scam works step by step
The scam typically begins weeks before completion when the conveyancer or solicitor sends you a legitimate estimate of costs and timing. The criminal researches your transaction using open sources like the Land Registry, property portals, or local records, gathering names, addresses, and estimated property values. They then either send a phishing email to compromise your solicitor's email account, or create a near-identical spoofed email address (for example, replacing 'rn' with 'm' in a domain name).
A few days before the completion date, when funds are due, the scammer sends you an email appearing to come from your solicitor with updated bank details and urgent payment instructions. The email may reference previous conversations or include genuine details about your transaction to appear authentic. You transfer the deposit or completion funds—sometimes £10,000 to £100,000 or more—to the account number provided. The scammer immediately withdraws or transfers the money out of the account, often to an offshore account.
Your real solicitor only discovers the fraud when they contact you about the missing funds, by which time the money is gone and the property transaction collapses.
How to verify if it is genuine
Never rely on email alone to verify payment instructions. Instead, contact your solicitor directly using the phone number printed on previous letters or on the Law Society website—not any number included in the suspicious email. Call the main reception and ask to be transferred to your specific solicitor or conveyancer; do not use a number from the email. Ask them directly: 'Have you just sent me payment instructions?' If they have not, you have found a scam. For additional assurance, check your solicitor's website and call their main switchboard rather than using contact details from the email.
Verify the bank account name matches the solicitor's firm name exactly, and confirm the sort code and account number by calling the firm. Never assume an email is genuine because it contains correct transaction details—scammers often have access to this information. If your solicitor's email account has been compromised, the firm should issue a warning to all active clients. Trust your instinct: if something feels rushed, unusual, or out of character, stop and verify by phone before sending any money.
What to do if you have already interacted
If you have received suspicious payment instructions, do not transfer any money. Instead, immediately contact your solicitor using a phone number you find independently, and tell them about the email. If you have already sent money, contact your bank within minutes of realising the fraud. Ask them to attempt to recall or freeze the payment—some transfers can be stopped if reported quickly. Your bank should issue a Suspicious Activity Report (SAR). Report the fraud to Action Fraud immediately on 0300 123 2040 or online at actionfraud.police.uk. Provide them with copies of all fraudulent emails and payment details.
Report the spoofed email address to the genuine solicitor's firm so they can warn other clients and investigate whether their email account was compromised. If you made the transfer, also ask your bank about the Contingent Reimbursement Model (CRM), which provides protection in certain circumstances for Faster Payments scams. Document everything: keep copies of emails, timelines, and payment confirmations. Your solicitor should inform the property seller and the seller's conveyancer about the fraud, and the transaction may need to be suspended while the matter is investigated.
Reporting this scam in the UK
Report conveyancing fraud to Action Fraud, the UK's national fraud reporting service, by calling 0300 123 2040 or visiting actionfraud.police.uk. They will record your case and may investigate if the fraud involves multiple victims or significant sums. Report the spoofed email to the National Cyber Security Centre (NCSC) Suspicious Email Reporting Service by forwarding it to report@phishing.gov.uk—this helps them take down fake domains and warn other organisations. If you received a fraudulent text or SMS, forward it to 7726 (SPAM) to report it to your network provider.
Contact Citizens Advice consumer helpline on 0808 223 1133 for free guidance on your consumer rights and next steps if money cannot be recovered. Inform your bank's fraud team and ask them to file a Suspicious Activity Report (SAR). Report the incident to the Solicitors Regulation Authority (SRA) if the real solicitor's account was compromised, so they can investigate and alert the profession. Keep records of all reports and reference numbers for your insurance claim or dispute with your bank. Early reporting improves the chances of recovering funds before they leave the UK banking system.
Frequently asked questions
Is conveyancing fraud the same as every other scam, or does it have specific risks?
Conveyancing fraud is distinct because it exploits the specific moment when you are expecting to send a large, legitimate payment to a real organisation. The scammer impersonates someone you have already engaged and partially trust, and uses genuine transaction details to build credibility. This makes it harder to spot than generic phishing, because the email can reference your property address, the sale price, or your solicitor's real name. The financial stakes are also much higher—victims typically lose £10,000 to £100,000 in a single transfer, making this one of the most damaging scams in the UK.
What should I do if I have already sent money to a fraudulent account?
Contact your bank immediately—within minutes if possible—and explain that you have sent money to a scammer. Ask them to attempt to recall or freeze the payment and to file a Suspicious Activity Report (SAR). Report the fraud to Action Fraud on 0300 123 2040 with all payment details, the fraudulent account number, and the name on the account. Ask your bank about the Contingent Reimbursement Model (CRM), which may cover Faster Payments fraud in certain circumstances. Be aware that once money is transferred, recovery is difficult, but early reporting and bank intervention can sometimes prevent the fraudster from accessing the funds. Your solicitor and the property seller must also be informed immediately so the transaction can be paused.
How can I tell if an email from my solicitor about payment is real or fake?
The only reliable way is to call your solicitor directly using a phone number from a previous letter or the Law Society website—not from the email itself. Ask them directly whether they have just sent you payment instructions. If they have not, the email is a scam. Do not reply to the email or click links in it. Check that the email address domain matches the solicitor's website exactly, and be aware that small misspellings or unusual domains are common red flags. If your solicitor's email has changed slightly or suddenly, contact them by phone first before taking action. Genuine solicitors expect clients to verify payment instructions by phone, and they will not be offended by a verification call.
How do I report conveyancing fraud to the police?
Report conveyancing fraud to Action Fraud, the national reporting service for fraud in the UK. Call 0300 123 2040 or visit actionfraud.police.uk to file a report online. Provide them with copies of the fraudulent emails, the account details you were asked to pay, your bank details, the amount transferred, and the date of the transfer. Also report the spoofed email address to the NCSC Suspicious Email Reporting Service at report@phishing.gov.uk so they can work to take down the fake domain. Notify your bank's fraud team and ask them to file a Suspicious Activity Report (SAR). Report the incident to the Solicitors Regulation Authority (SRA) if your real solicitor's email account was compromised. Keep all report reference numbers for your records and any future claims.