Deed Fraud: Protect Property in England and Wales
HM Land Registry's free Property Alert service covers England and Wales and warns about official searches or applications; it does not block them automatically.
Scope of this guide
This guide's detailed advice is specific to England and Wales' HM Land Registry system, not the whole UK. The HM Land Registry services and forms below apply to England and Wales only. Scotland uses Registers of Scotland and Northern Ireland uses Land & Property Services.
What property-title fraud looks like
A criminal uses a stolen or false identity to pose as an owner and attempts to sell or mortgage the property. HM Land Registry says risk is higher where identity has been stolen, the property is rented out, empty, owned by someone overseas, not mortgaged or not registered.
Warning signs
- An unexpected Property Alert about an official search or application.
- Correspondence about a sale, mortgage or register change that you did not authorise.
- The contact address on the register is wrong or no longer monitored.
Property and title fraud remains rare: HM Land Registry recorded 86 fraudulent applications out of 4.4 million in 2024–25. The risk is serious for anyone it hits, but it affects only a small fraction of applications.
Property Alert
Property Alert is free and can monitor up to 10 registered properties in England and Wales. You do not have to own a property to monitor it. The service emails when HM Land Registry receives certain official searches or applications, but it does not automatically prevent a register change. Act promptly on an alert you do not recognise.
Title restrictions
An owner can apply for a restriction that prevents HM Land Registry registering a sale or mortgage unless a conveyancer or solicitor certifies that the application was made by the owner.
- A private individual who does not live at the property can use Form RQ; there is no HM Land Registry fee.
- An owner who lives at the property can apply using Form RX1; the current fee is £40.
A conveyancer may charge for providing a certificate when a later transaction takes place. The forms can be submitted by an owner, but legal advice may be useful where ownership or an existing application is disputed.
Protect the property
Register for Property Alert, keep the contact addresses on the register current, and consider a restriction if the risk factors apply. HM Land Registry permits up to three contact addresses, including an email address, but one must be postal.
If fraud may be happening
Contact the HM Land Registry Property Fraud Team at reportafraud@landregistry.gov.uk, or by phone using the number published on gov.uk's property-fraud guidance. HM Land Registry has processes for alteration or rectification of the register and a statutory indemnity scheme, but compensation depends on the legal conditions and the facts; it is not automatic in every fraud case.
Report the crime to Report Fraud in England or Wales at reportfraud.police.uk or 0300 123 2040. For a property in Scotland or Northern Ireland, use the relevant land-register and police routes for that jurisdiction.
Frequently asked questions
Does Property Alert stop a fraudulent sale?
No. It alerts you to certain activity so that you can investigate and act.
Is the non-resident-owner restriction completely free?
HM Land Registry charges no application fee for Form RQ, but a conveyancer may later charge to provide a required certificate.
Sources checked
- HM Land Registry — Property Alert
- HM Land Registry — The true picture of property fraud in England and Wales