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Transparent pricing, from start to finishGet the support you need, when you need itTrusted lawyers, clear expectations
Amazing experience
After placing an enquiry, I received a call 20 minutes later, and then 2 hours later, I had a solicitor assigned to me. They were absolutely incredible right from the word go - amazing and very prompt with replies, answering all my questions and keeping the process moving. We finally completed today and I am so unbelievably happy. I wouldn’t hesitate to use Lawhive again in the future if needed.
Lily
First class service
I initially made an online enquiry about a tricky conveyancing matter and received an immediate call back. They understood straight away what was needed and gave me a quote that was very reasonable. It was such a pleasure to find someone who was cheerful, professional and completely reassuring as I’d been getting quite anxious about the sale of my house. The service Lawhive has provided is absolutely first class and I cannot recommend them enough.
Charles
Empathetic, professional and efficient
I am an executor, selling my mother's home. I found the assistance I received from Lawhive first rate - empathetic, professional and efficient.
Mark
Great service from Lawhive
We used Lawhive for our conveyancing needs and our solicitor was very helpful, patient and informative. She helped us with our needs with prompt responses and provided a very efficient service.
Kelvin
Great service when you need clarity and calm
Our solicitor was warm, friendly and provided crystal clear communication. A lot of conveyancers assume customers know everything about the process already, so it was really appreciated to hear each stage included in the price given.
Em
Quick and efficient
We used Lawhive for a transfer of property and conveyancing. Our solicitor was so helpful and thorough with the whole process. He responded quickly and efficiently to any questions or requests that we had and explained some of the more complicated issues regarding the process clearly.
Geri
Fantastic service and experience with Lawhive
I had the pleasure of working with Lawhive doing a transfer of equity on a property. Our solicitor’s service was amazing, she responded quickly to any questions or concerns and kept me updated throughout the process. I can strongly recommend her for any conveyancing work that you may need. Fantastic service all round.
Jane
Amazing experience
After placing an enquiry, I received a call 20 minutes later, and then 2 hours later, I had a solicitor assigned to me. They were absolutely incredible right from the word go - amazing and very prompt with replies, answering all my questions and keeping the process moving. We finally completed today and I am so unbelievably happy. I wouldn’t hesitate to use Lawhive again in the future if needed.
Lily
First class service
I initially made an online enquiry about a tricky conveyancing matter and received an immediate call back. They understood straight away what was needed and gave me a quote that was very reasonable. It was such a pleasure to find someone who was cheerful, professional and completely reassuring as I’d been getting quite anxious about the sale of my house. The service Lawhive has provided is absolutely first class and I cannot recommend them enough.
Charles
Empathetic, professional and efficient
I am an executor, selling my mother's home. I found the assistance I received from Lawhive first rate - empathetic, professional and efficient.
Mark
Great service from Lawhive
We used Lawhive for our conveyancing needs and our solicitor was very helpful, patient and informative. She helped us with our needs with prompt responses and provided a very efficient service.
Kelvin
Great service when you need clarity and calm
Our solicitor was warm, friendly and provided crystal clear communication. A lot of conveyancers assume customers know everything about the process already, so it was really appreciated to hear each stage included in the price given.
Em
Quick and efficient
We used Lawhive for a transfer of property and conveyancing. Our solicitor was so helpful and thorough with the whole process. He responded quickly and efficiently to any questions or requests that we had and explained some of the more complicated issues regarding the process clearly.
Geri
Fantastic service and experience with Lawhive
I had the pleasure of working with Lawhive doing a transfer of equity on a property. Our solicitor’s service was amazing, she responded quickly to any questions or concerns and kept me updated throughout the process. I can strongly recommend her for any conveyancing work that you may need. Fantastic service all round.
Jane
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01 overview
Buying a house is one of the most significant financial decisions you’ll make whether it’s your dream home or an investment property. But what happens when the property you’ve set your sights on turns out to have been misrepresented?
Misrepresentation in property transactions happens when false or misleading information is provided about a property, leading you to make decisions based on incorrect or incomplete details.
This can include false descriptions, undisclosed issues, misleading photographs, or false claims about the property’s value, location benefits, or potential for future development.
Discovering that a property doesn’t meet the promises made by sellers or agents can be a shocking, frustrating, and expensive experience. At Lawhive, our mission is to provide expert legal support to protect your rights and resolve disputes efficiently and affordably.
Our network of experienced property lawyers is on hand to handle misrepresented property cases at a fraction of the cost of traditional firms, providing you with clear, actionable advice to help you understand your rights and the best steps to take.
Contact us to schedule a free case evaluation with our Legal Assessment Specialists and find out how we can help you protect your rights and secure a fair resolution with the help of a specialist lawyer.
Property misrepresentation occurs when false, misleading, or incomplete information about a property is provided to a buyer or renter during a transaction.
In the UK, property misrepresentation is a serious issue, and the law provides remedies to protect buyers and renters from being misled.
In the UK, there are three main types of misrepresentation:
This type of property misrepresentation happens when a seller, landlord, or agent knowingly gives false information or deliberately hides important information about the property with the intent to deceive the buyer or renter.
For example, if a seller knows about severe foundation issues but covers them up and falsely claims that the property is in excellent condition or asserts that there is planning permission for an extension or development when there isn’t.
Negligent property misrepresentation happens when false information is provided carelessly or without reasonable grounds for believing it is true.
In negligent misrepresentation, there is no intention to deceive, but the party has no reasonable basis to believe their statement is true. For example, if an estate agent lists a property as having three bedrooms without checking that one of the rooms legally qualifies as a bedroom due to its size.
This type of property misrepresentation often involves professionals like estate agents who fail to exercise reasonable care in their statements or documentation. This counts as professional negligence.
Innocent misrepresentation happens when false information is provided without knowing it is false and without any intent to mislead.
For example, if a seller honestly believes a property has a certain utility feature based on outdated or incorrect information. Or they claim that the property’s roof was replaced recently based on the previous owners’ statements when it was only repaired.
Sellers and agents must disclose all material facts that a buyer or renter would reasonably expect to know before making a decision.
Material facts include any information that could affect the property's value, condition, or suitability for the intended purpose.
They must not provide misleading information or create a false impression about the property’s features, condition, or legal status.
Further, all advertising and promotional materials must accurately reflect the property’s true state and not omit critical information.
Required disclosures include those related to:
If a seller or agent realises that a previous statement about a property was incorrect, they must correct this information promptly.
Estate agents must also disclose any personal interest in a property transaction, such as if they or their relatives are buying or selling the property.
The Misrepresentation Act 1967 allows buyers and renters to rescind contracts or claim damages for misrepresentation.
Therefore, if you discover that a property was misrepresented you can:
To address property misrepresentation with a seller or agent, contact them in writing and clearly describe how the property was misrepresented and outline what you expect as a resolution.
If you can’t reach an agreement through direct communication or negotiation, seek advice from a property solicitor.
Your solicitor can help you file a claim in court to seek remedies such as rescission of the contract, damages, or specific performance.
You can sue an estate agent for misrepresentation if you were misled by their actions or statements about a property.
In the UK, estate agents must provide accurate and honest information to potential buyers and renters. If they fail to meet this duty and you suffer financial loss or other damages, you may have grounds for a legal claim under the Consumer Protection from Unfair Trading Regulations 2008, the Misrepresentation Act 1967, negligence under common law, or breach of fiduciary duty.
The following evidence can help demonstrate how a property was misrepresented and the impact it has had on you:
At Lawhive, our expert property lawyers are here to assist you in gathering and presenting the necessary evidence for your misrepresentation claim. Contact us today for a free case evaluation and to see how we can support you.
If you buy a property and discover it has been misrepresented, you may have the legal right to cancel the transaction. This is called rescission, a process that allows you to undo the contract and go back to your pre-contractual position as if the purchase never happened.
Rescission is applicable when misrepresentation is significant enough to have influenced your decision to purchase the property.
However, this might not be possible if the property has been significantly altered or if returning the property is impractical. In such cases, seeking damages may be a more appropriate remedy.
For property misrepresentation claims in the UK, the standard limitation period is generally six years from discovering the misrepresentation.
In cases of fraudulent misrepresentation, the limitation period begins from the date you discover the fraud, potentially extending the timeframe.
A solicitor can help you identify whether property misrepresentation was fraudulent, negligent, or innocent and evaluate the impact of the misrepresentation on the value and usability of the property.
They can also assist in gathering evidence, reviewing contracts and legal documents to identify specific breaches of contract due to misrepresentation, and clarifying each party's obligations.
As well as helping you understand your legal rights and position, solicitors communicate and negotiate with the other party to reach a fair settlement or help you file a legal claim if you take the matter to court.
When you pursue a claim for property misrepresentation, several possible outcomes can arise, depending on the nature of the misrepresentation and the resolution path you take.
The goal is to address the misrepresentation effectively and obtain a fair remedy.
Here are the potential outcomes of a misrepresented property claim:
| Remedy | Definition | When It’s Applied | Potential Results |
| Recission | Rescission is a legal remedy that cancels the contract, effectively reversing the transaction. Both parties are restored to their original positions as if the contract had never been made. | When the misrepresentation is significant and fundamentally affects the value or desirability of the property. | You receive a refund of any payments made, the property is returned to the seller, and you are relieved of any further obligations under the contract. |
| Financial compensation | Damages are awarded to compensate for direct and indirect financial losses incurred due to misrepresentation. | When rescission is not possible or practical, or if you prefer to keep the property and be compensated for the losses caused by the misrepresentation. | Compensation for the difference between the property’s value as represented and its actual value, recovery of additional costs, and potentially punitive damages. |
| Rectification of the contract | Rectification involves modifying the contract to reflect what was originally agreed upon or to correct the misrepresented terms. | When the contract does not accurately capture the true agreement between the parties due to the misrepresentation. | The contract is amended to align with the true intentions of the parties, correcting any discrepancies caused by the misrepresentation. |
| Specific performance | Specific performance is a court order requiring the party who misrepresented the property to fulfill their contractual obligations as originally agreed. | When the property is unique, and monetary compensation is inadequate to resolve the issue, such as in cases involving rare historic buildings or properties with significant personal value. | The misrepresenting party is compelled to complete their contractual duties, such as making agreed repairs or providing promised amenities. |
| Settlement or compromise | A settlement or compromise involves reaching an agreement with the seller or agent to resolve the dispute without formal legal action. | Often pursued as a first step to avoid the costs and time associated with litigation. | You may receive a financial settlement or other forms of compensation and the seller or agent may agree to take specific actions. |
You may be able to claim damages for distress or inconvenience caused by misrepresentation, however, these damages are generally harder to prove and only awarded under specific circumstances.
You should consult a solicitor to help quantify and substantiate your claim for distress and inconvenience. They can provide insights into what has been awarded in similar cases and guide you through the process.
When a property’s condition is misrepresented, it can lead buyers to pay more than the property’s actual worth. For example, if a property is falsely advertised as being in excellent condition but actually requires significant repairs, the buyer may overpay based on the misrepresented condition.
Legal issues such as boundary disputes, zoning restrictions, or lack of planning permissions can significantly decrease a property’s value.
These problems can make the property less desirable or even unusable for the intended purpose.
For example, failing to disclose that certain extensions or alterations were done without proper planning permission can result in devaluation, as buyers might face legal challenges or have to undo the work.
Misrepresenting features or amenities can create a false perception of value. For example, claiming that a property has access to exclusive amenities, superior finishes, or unique features that it lacks can inflate the perceived market value.
Once the true nature of the features or amenities is revealed, the property may lose its appeal, leading to a decline in value.
Common defenses used against property misrepresentation claims include arguments that:
At Lawhive, our network of property lawyers is on hand to offer expert legal support relating to property misrepresentation.
Whether you are dealing with misleading information provided during a property purchase, rental, or sale, your lawyer will offer clear, actionable advice on the best steps to take based on your circumstances, whether that involves negotiating with the other party, gathering more evidence, or preparing for legal action.
From initial consultation to final resolution, we provide comprehensive support throughout the journey for a fraction of the cost of traditional high-street law firms.
What’s more, our user-friendly online platform makes it easy to connect with your lawyer and manage your case from the comfort of your own home!
Contact us today for a free case evaluation and a no-obligation quote for the services of a specialist property misrepresentation lawyer.
With straightforward pricing - so you know exactly what to expect at every step.
