Property Fraud

Property Fraud

By Amina Jaylani

Published: 13 Mar 2026

Most of us assume our homes are safe from fraud. After all, how could someone sell or mortgage your property without you knowing? Unfortunately, several real cases in the UK have shown that it can and does happen. Several cases have shown how criminals can impersonate lawful owners and attempt to sell or mortgage properties without their knowledge. These schemes often rely on forged identity documents and falsified paperwork, enabling fraudsters to present themselves as the genuine owner.

How Property Fraud Happens

Fraudsters often rely on convincing fake documents. If they manage to pass identity checks, they can attempt to sell or mortgage a property that does not belong to them. Some cases underline just how credible these scams can appear.

The Dreamvar Case
In Dreamvar (UK) Ltd v Mishcon de Reya, a fraudster successfully pretended to be the owner of an empty London property. A sale was completed, the £1.1 million purchase money was transferred and the fraudster vanished. By the time the fraud was uncovered, it was too late to recover the funds. This case was a wake up call for the legal profession, emphasising the importance of robust identity verification during conveyancing.

The “Tali Shani” Decision
In Tali Shani v Chief Mike Agbedor Abu Ozekhome [2025] UKFTT 1090 (PC), the Tribunal found that the supposed owner, “Tali Shani”, had never existed. The property had originally been purchased decades earlier using a false identity, and forged documents were later used in an attempt to deal with the property again. The case shows how property fraud can be built on false records that stretch back years.

The Sokolowski Inheritance Fraud
In Stanislaw Sokolowski v Together Commercial Finance Ltd and others, a fraudster used forged probate documents to transfer and mortgage a property belonging to a living owner. The real owner eventually proved his identity and reclaimed the property, but not without significant stress and expense.

Protecting Against Fraud

These incidents highlight how important it is for solicitors to carry out careful identity checks and anti money laundering procedures. These safeguards help ensure that the person selling or mortgaging a property is genuinely entitled to do so. Homeowners can also take practical steps to protect their property and reduce the risk of fraud:

• Sign up for HM Land Registry’s free Property Alert service. This notifies you if certain activity is detected on the title to your property.
• Ensure your contact details are kept up to date so that HM Land Registry can reach you quickly if needed.
• Consider placing a restriction on your title. This requires a solicitor or conveyancer to confirm your identity before your property can be sold or mortgaged. It is especially useful for properties that are empty, rented out or mortgage free.
• Keep a close eye on properties that are not regularly occupied, as these can be more vulnerable to fraud.
• Store important documents securely so they cannot be used by someone attempting to impersonate you.

Together, professional checks and homeowner awareness provide strong protection and help ensure that suspicious activity is identified at an early stage.