Conveyancing Red Flags: Signs Your Property Transaction May Be in Trouble

Table of Contents

Save thousands with our 95% success rate
compared to a 39.8%* failure rate nationally.

* according to OnTheMarket data (OTM is one of the top 3 UK property portals alongside Rightmove and Zoopla)

The National Association of Property Buyers (NAPB) highlighted a greater risk of property fraud now. In the current setting, where many property transactions are done remotely, the risk is higher. At Veya, we work hard to ensure conveyancers notice warning signs early. This means more risky cases go to experienced property lawyers straight away. They are more likely to pick up on these early hints. Finding these signs early lets us dig deeper, ask more questions, and possibly report concerns to HMRC or SRA.

Key Takeaways

  • Be alert for short ownership duration, unregistered properties, and mortgage-free properties, as they can indicate title fraud.
  • Lack of property knowledge, insufficient identity documentation, and discrepancies in identity and ownership details may suggest fraud.
  • Rushed transactions and fake conveyancers are common tactics used by scammers to create a false sense of urgency.
  • Anomalies in property transaction values, such as high-value or low-value properties, can be a warning sign.
  • Third-party purchasers, irregular sale prices, and unusual fund sources may indicate money laundering activity.


Click to get a FREE quote

Ownership Duration and Property Risks

How long someone has owned a property can point to possible risks. If someone owned it for a short time, it might be because of title fraud. In this type of fraud, someone pretends to be the owner. They might fake the sale, then quickly sell it to keep the money.

Properties without a legal owner on file are at high risk. So are those without mortgages. These properties are easy to transfer, which can be tempting for criminals looking to move money or avoid taxes. Houses used for investments or rentals might also be risky. Unusual actions here can slip under the radar, making fraud easier.

Ownership Factor Potential Risk
Short Length of Ownership Increased risk of title fraud, where the property is illegally transferred to a fraudster’s name
Unregistered Properties Lack of official ownership records makes it easier for criminals to register the property in their own name
Mortgage-Free Properties Easier to transfer ownership, making them attractive targets for money laundering or tax evasion
Investment or Buy-to-Let Properties Unusual activity can often go unnoticed, increasing the risk of fraudulent transactions

During the property buying process, professionals keep an eye out for these risks. They look carefully at land records, title deeds, and the property’s history. This attention to detail helps spot potential problems early and take steps to avoid them.

Read more 

Click to get a FREE quote

Owner’s Knowledge and Identity Concerns

Sometimes, fraud happens without the property changing hands. For instance, if the Land Register points out long ownership by someone. But the seller can’t back it up with detailed information. It hints that the seller might not truly own the property.

Lack of Property Knowledge

If a seller knows very little about the selling process or title deeds, this is a concern. A real owner would understand the land registry records and property transaction history well.

Insufficient Identity Documentation

When a seller lacks proof of solid identity, their true identity may be questionable. It’s crucial for the buyer’s solicitor to check the seller’s identity very carefully. They must make sure all necessary documents prove their identity.

Discrepancies in Identity and Ownership Details

Imagine meeting someone who has owned a property for years. But their identity papers or looks seem too young for that to be true. This might point to property conveyancing fraud. In this case, the seller’s solicitor needs to look into it further.

property transaction

Suspicious Behaviour and Urgency

Scammers often make things sound urgent to push people into taking shortcuts. They hope you won’t pay attention to what’s really going on. When someone wants to buy or sell a property very quickly but without a good reason, it’s a red flag. This is especially true if the conveyancing firm looks real but might not be. They could have a fake website or even a made-up office listed with the Solicitors Regulation Authority.

Rushed Transactions

If a deal is moving too fast, it’s a big warning sign. Buyers and sellers should slow down. It’s the job of their solicitors to really check everything. Quick property searches and skipping necessary steps can lead to problems. It’s important to take the time to avoid falling into a scam.

Fake Conveyancers

Beware of those offering conveyancing services without a solid background. It’s critical to check the people you are dealing with. Make sure the conveyancing firm is as real and trustworthy as it seems. Without these checks, you could fall into a scam without knowing it.

Read more 

Click to get a FREE quote

Property Transaction Value Anomalies

When looking at property sales, both high and low values might seem off. This can lead to closer checks. Experts need to watch for any wrong numbers or strange facts. These could show something fishy is going on, like fraud.

High-Value Properties

Big-money deals, like fancy houses or investments, need extra watch. Scammers might see a chance to trick more money. Experts should check all papers, look deep into who’s involved, and make sure taxes are right.

Low-Value Properties

Even places priced too low might be suspicious. This could be a trick to pay less tax or hide the real value. Experts need to really dig into why it’s so low. They should think about whether it’s part of a bigger plan to move illegal money or do shady property deals.

Anomaly Potential Risks Recommended Actions
High-Value Property Exploitation of larger sums of money, potential stamp duty land tax evasion Thorough documentation review, extensive due diligence, accurate stamp duty calculations
Low-Value Property Price manipulation, stamp duty land tax evasion, money laundering through leasehold properties or irregular surveys Investigate the reason for the discrepancy, consider potential links to broader criminal schemes

property survey

Third-Party Involvement and Fund Sources

One common way to launder money is by using a third party. They make the purchase on behalf of the real buyer. This avoids directly connecting the property with a criminal in records. If the price of the property is much different than expected, it may be a sign of trickery.

It’s also suspicious if the deposit or fees come from large amounts of cash. Especially if there’s no clear way to trace the source. When the money comes from a different person or a foreign bank account, it raises red flags.

Third-Party Purchasers

Scammers might buy a property using someone else to hide their identity. This makes it harder to detect the real buyer’s involvement in property records.

Irregular Sale Prices

If a property sells for much more or less than its real value, it could be a sign of foul play. This might be a way to move illegal money through a property deal.

Customer Review:

“Victoria was so helpful and reassuring every step of the way. I’m really pleased with how quick and helpful Avrillo were. I’ve used other conveyancers before but none of them have come close to the efficiency, speed and professionalism of Avrillo. Thank you!” – Eleanor, a satisfied AVRillo customer.

Unusual Fund Sources

How the money is sourced for a property deal needs close inspection. Particularly if it’s a lot of cash with no clear origin, or from a third party. These can hint at money laundering.


A single red flag might not mean something illegal is happening. But if many warning signs show up, conveyancers need to act. They should check everyone involved in a property deal carefully. Never just tick off anti-money laundering (AML) checks. Remember, the money involved could be linked to very real victims of serious crimes.

It’s important for conveyancers to be very aware. They should look out for the red flags listed here. And they must fully check out any odd activities they notice. If conveyancers do their job well, they can stop money laundering at the earliest stage.

Conveyancers need to be diligent. They should look closely at legal matters like lease contracts and property taxes. This detailed work is key in stopping property-related crimes.

The duty is on property experts to always be on the lookout. They should ask hard questions and act when something isn’t right. Working together, we can keep the UK’s property market clean and safe. This way, legal deals can go on without problems.

Click to get a FREE quote



What are the key red flags that could indicate a property transaction is at risk?

According to the National Association of Property Buyers (NAPB), there are several red flags to look out for. These include properties with a short ownership time or unregistered properties. Also, watch for mortgage-free homes and those bought for investment purposes. Issues with the seller’s property knowledge or identity documentation can also be worrying. Look out for any inconsistencies in the ownership details.

How can rushed transactions and fake conveyancers be a warning sign?

Scammers often pressure you to hurry, causing you to miss important details. They might even set up a fake conveyancing business to look real. They could have a professional-looking website and even be registered with the Solicitors Regulation Authority. This false credibility makes it harder for you to spot the scam.

What should conveyancers look out for regarding property values?

Conveyancers should be extra careful with high-value properties. But, they should also notice if a property’s value seems too low. This is especially true if there are reasons to rush the sale. Always question a sudden price increase or decrease.

How can third-party involvement and unusual fund sources signal potential fraud?

Laundering money often involves a third party buying the property. This keeps the criminal’s identity hidden in records. If the price is oddly high or low, it might hint at fraud. Also, be suspicious of unusual payment sources, like big cash amounts with no records or funds from foreign accounts.

You’re 8x times more likely to move with us than with other conveyancers.