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1Scan for outdated or missing drivers - takes under a minute2Clear out junk files and repair common Windows errors3Fix the driver behind crashes, sound loss and screen glitchesAct quickly, preserve every document, and contact the land registry that holds your title and an independent property solicitor or lawyer. A fraudulent sale or mortgage can involve forged signatures, stolen identity documents or impersonation. The correct remedy depends on where the property is registered, whether an application is still pending, and whether the register has already been changed.
Do these things first
- Confirm what has happened. Read the letter, email, lender notice or registry alert carefully. Determine whether it refers to a proposed sale, a mortgage application, a completed registration or only an attempted change.
- Contact the actual land registry immediately. Use the registry for the property’s jurisdiction, not a generic government property service. Tell it that you suspect identity theft or a fraudulent transfer and ask what urgent action is available while an application is pending.
- Call an independent property solicitor or lawyer. Choose someone who regularly handles conveyancing, title rectification and property fraud. Do not rely solely on a person or firm named in the suspicious notice.
- Notify any named lender, conveyancer or estate agent. Use contact details found independently on the organisation’s legitimate website or previous correspondence, rather than replying to an unexpected email.
- Preserve evidence. Save the original alert and attachments, letters, title documents, emails, envelope postmarks, call logs and screenshots. Keep a dated chronology showing when you discovered each issue and every action you took.
- Report the suspected crime. Follow the police or official fraud-reporting route for your jurisdiction. A registry alert is an opportunity to investigate; it does not automatically freeze a transaction.
Do not sign a deed, refinance, repay a purported loan, or send identity documents to an unverified contact before your lawyer confirms who is requesting them and why.
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Why the land registry matters
Only the registry responsible for the property can explain the status of an application, identify the title number and set out its process for correcting an entry. A bank, insurer or police report may be important, but none replaces notifying the registry promptly.
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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteAsk the registry or your lawyer to establish three separate facts: whether an application is pending, whether a new owner or mortgage has been registered, and which documents were used. Those facts determine whether the immediate task is stopping or querying an application, seeking a restriction or applying to correct the register.
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England and Wales: urgent response
Contact HM Land Registry’s property fraud team
HM Land Registry says suspected victims can contact its property fraud team at [email protected] or 0300 006 7030, Monday to Friday excluding bank holidays, 8am to 4:30pm. Contact details and opening hours can change, so confirm them before relying on them. Explain that you suspect a fraudulent transfer or mortgage and provide the title number if you have it.
If a transaction appears close to completion, tell HM Land Registry and the lender or conveyancer named in the notice at once. Ask what information they need to identify the application. Do not assume that making the call automatically stops registration; obtain legal advice about any application or court step that may be required.
Report the crime
Report Fraud advises owners to alert HM Land Registry for practical guidance and to report property fraud if it has been committed. A report creates an official record and may support later dealings with the registry, lender or insurer. Give the date you noticed the problem, the property address, the title number, the suspected method of impersonation and the documents involved.
Correcting a wrong register entry in England and Wales
If the register, title plan or a copy document appears wrong, HM Land Registry’s error-reporting guidance says to use its reporting form or contact it by phone or post. Include as much relevant information as possible, including:
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- the property address and title number;
- any HM Land Registry reference number;
- the entry, plan or document you believe is incorrect;
- copies of letters, identity evidence, police or fraud reports and other supporting documents; and
- a concise chronology explaining when you discovered the issue and what happened afterward.
HM Land Registry says it will investigate, may ask for more information or a formal application, and will explain what you can do next if it cannot correct the entry. A solicitor can advise whether you need an application to alter or cancel an entry, evidence from a lender or conveyancer, or court proceedings. Keep copies of everything submitted and record the date and method of delivery.
Preventing a repeat in England and Wales
Use Property Alert for early warning
HM Land Registry’s free Property Alert service can notify you when someone applies to change the register, including an application for a mortgage. The official guide says one owner can monitor up to 10 properties. You can then investigate an unexpected application and contact the registry, lender and lawyer quickly.
Property Alert is a notification service, not a block. It does not automatically prevent a sale, mortgage or other registration. Keep your contact details current and treat every alert as a prompt to verify the application rather than as proof that fraud has occurred.
Consider a restriction
A restriction can require a conveyancer or solicitor to certify that an application for a sale or mortgage was made by the owner. The route and fee depend on the circumstances. HM Land Registry’s guide describes a no-fee route for private owners who do not live at the property and a £40 application for owners who live there. Businesses use a different form, and a conveyancer may charge for the required certificate. Check current eligibility, forms and fees before applying.
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Restrictions add a professional verification step; they do not replace Property Alert, secure identity practices or prompt action when a suspicious application is reported.
Recognise higher-risk circumstances
HM Land Registry identifies increased risk where identity has been stolen, a property is rented out, empty, owned by someone living overseas, unmortgaged or not registered. Report Fraud also flags an owner’s absence, infirmity, residence in care and relationship breakdown. These are risk indicators, not evidence that fraud has happened. Owners in those circumstances should consider Property Alert, a suitable restriction and a trusted contact who can spot official correspondence.
What the England and Wales process may involve
- Initial triage: the registry, lender and solicitor establish whether the application is pending and identify the title and reference numbers.
- Evidence gathering: you provide identity records, historic title documents, correspondence, proof of occupation or ownership and the chronology of events.
- Registry investigation: HM Land Registry may request further information or a formal application. Its investigation does not guarantee that an entry will be removed immediately.
- Legal remedy: your solicitor advises on an alteration or rectification application, negotiations with the lender or conveyancer, and any court order that may be necessary.
- Aftercare: once the title is corrected or protected, review Property Alert, restrictions, credit records and your document-security practices.
Canada: use the provincial or territorial system
Canada does not have one national land-title register for every property. The Financial Consumer Agency of Canada advises suspected victims to contact the provincial or territorial land registry, the affected financial institutions and police. The local registry and a Canadian property lawyer must explain the province- or territory-specific forms, deadlines and remedies.
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Steps recommended by federal guidance
- Write down the discovery date and actions taken. Keep a chronological record, including when you received a lender letter, found a new mortgage or noticed a title change.
- Contact affected financial institutions. Ask the lender to flag the account or application as suspected fraud and to explain its document-retention and investigation process.
- File a police report. Obtain the report number and preserve your statement and any follow-up correspondence.
- Contact the provincial or territorial land registry. Request a land-title search and ask how to challenge a fraudulent transfer, mortgage or lien.
- Contact both major credit bureaus. Request a fraud alert and follow their identity-verification instructions.
- Report through the National Fraud Reporting System. The agency identifies this system as jointly managed by the Royal Canadian Mounted Police and the Canadian Anti-Fraud Centre.
- Discuss title insurance with a lawyer. It may protect against some title-fraud losses, but coverage, exclusions and claim procedures depend on the policy and circumstances.
A Canadian land-title search can show the registered owner and mortgages or liens. It is a way to establish the current record, not proof that every underlying document was genuine.
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England and Wales compared with Canada
| Issue | England and Wales | Canada |
|---|---|---|
| Registry to contact | HM Land Registry for titles it maintains. | The provincial or territorial land registry for the property. |
| Urgent suspected application | Contact HM Land Registry’s property fraud team and any named lender or conveyancer; Property Alert does not itself stop registration. | Contact the local registry and affected financial institution; the federal guidance does not establish one national freeze process. |
| Wrong or fraudulent entry | Use HM Land Registry’s error-reporting route and provide the title number, reference and evidence; a formal application may be requested. | Procedure, forms and remedies vary by province or territory and require local verification. |
| Fraud reporting | Report suspected crime to Report Fraud and follow police advice. | File a police report and use the National Fraud Reporting System identified by the federal agency. |
| Preventive tools | Property Alert monitors up to 10 properties; a restriction may require professional certification, with eligibility and fees varying by circumstances. | Federal guidance points to credit-bureau fraud alerts; local registry protections are not stated in the federal guidance. |
| Insurance | Not established by the cited guidance; obtain independent advice. | Title insurance may be considered, subject to policy terms, exclusions and eligibility. |
Documents and information to assemble
- the latest official title or land-title search;
- all registry alerts, application references and letters;
- the suspicious deed, mortgage, lien or transfer document, if available;
- proof of identity and address, while sending copies only through verified channels;
- mortgage statements, lender correspondence and conveyancer details;
- police, Report Fraud or National Fraud Reporting System report numbers;
- emails, phone numbers, caller names, dates and times; and
- a dated chronology separating what you know from what you suspect.
Never alter an original file. Store copies in a secure location and give your lawyer a complete, consistent set.
Common mistakes that make recovery harder
Waiting for certainty
You do not need to prove the fraud before notifying the registry. State clearly what you observed and ask what evidence is required.
Assuming an alert is a freeze
Property Alert only warns that an application has been made. Treat the notification as a deadline to investigate, not as protection that operates automatically.
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England and Wales procedures and contact details do not apply in Scotland, Northern Ireland, Canada or another country. Identify the registry shown on the title and obtain local legal advice.
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Sending documents to an unverified contact
Fraudsters may imitate a registry, lender or solicitor. Independently verify telephone numbers and email domains before sharing identity documents or payment information.
Assuming the lender will resolve ownership
A lender can investigate its own application, but title correction and ownership rights are registry and legal matters. Notify the lender and retain your own lawyer.
What the known numbers do—and do not—show
HM Land Registry’s Property Alert guidance records 97 registered title-fraud attempts stopped on properties valued at £58 million between April 2023 and March 2024. That figure describes attempts stopped by the registry during that period; it is not an estimate of all property fraud or all losses.
Final decision checklist
- Have you identified the correct land registry and title number?
- Have you determined whether the application is pending or already registered?
- Have you contacted the registry, lender or conveyancer through independently verified channels?
- Have you preserved the alert, documents and a dated chronology?
- Have you reported the suspected crime through the appropriate national or local route?
- Have you obtained independent property-law advice?
- After resolution, have you considered alerts, restrictions, credit-bureau monitoring and any relevant title-insurance options?
The practical priority is speed and accuracy: alert the correct registry, protect the evidence, report the suspected fraud and let a qualified local lawyer guide the application or court process.
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