Can Estate Agents Lie About Offers?

At Lillian Purge, we specialise in SEO for Estate Agents. This article discusses whether estate agents can lie about offers and the legal implications.

Buying or selling a home is one of the biggest financial decisions most people ever make, so trust in the process is essential. A common question among buyers and sellers is whether estate agents can lie about offers. While most agents act honestly and within the law, there are strict rules in place to prevent dishonesty or misleading behaviour. This article explains what the law says about offers, how the process should work, and what buyers and sellers can do to protect themselves from unethical practices.

The legal position on estate agents and offers

In the UK, estate agents are regulated under the Estate Agents Act 1979 and the Consumer Protection from Unfair Trading Regulations 2008. These laws require agents to act in the best interests of their clients, treat buyers and sellers fairly, and never make false or misleading statements.

When it comes to offers, this means estate agents cannot legally invent, exaggerate, or hide offers for personal gain. Doing so would be considered misrepresentation and could lead to serious consequences, including being fined, losing their licence, or being banned from practising.

Agents must also belong to an approved redress scheme such as The Property Ombudsman or the Property Redress Scheme. These bodies investigate complaints and can require compensation if clients suffer loss due to misconduct.

How the offer process should work

When a potential buyer makes an offer, the estate agent must promptly share it with the seller unless the seller has given specific written instructions not to receive certain offers (for example, below a set price).

The agent’s duty is to present all offers fairly and without bias. They should:

• Record each offer accurately in writing

• Communicate the offer to the seller as soon as possible

• Keep both buyer and seller informed about the status of their offer

• Avoid putting pressure on either party to act against their interests

Any attempt to manipulate offers—for example, by claiming a higher offer exists to push up the price—would breach both legal and ethical standards.

Why some buyers suspect dishonesty

In a competitive market, emotions run high. When buyers lose out on properties or feel rushed into bidding wars, they sometimes suspect agents are inventing offers to drive up prices. While this does happen occasionally, most agents have no incentive to risk their reputation or licence for short-term gain.

Confusion often arises because estate agents cannot disclose specific details about other offers, such as the buyer’s identity or exact amount. This confidentiality protects all parties but can make the process feel opaque.

Signs of possible misconduct

Although rare, there are situations where buyers or sellers may question an agent’s honesty. Warning signs might include:

• Vague explanations about why an offer was rejected

• Pressure to increase your bid quickly without clear reason

• Frequent mentions of other “interested parties” without evidence

• Sudden withdrawal of properties after multiple bids

If you suspect an agent is acting dishonestly, you can request written confirmation that your offer has been passed to the seller. Under regulation, agents must keep records of all offers and correspondence for at least six years.

How buyers and sellers can protect themselves

The best protection is transparency and communication. Buyers should always ask for confirmation that their offer has been formally submitted and recorded. Sellers should request written details of every offer received and keep track of discussions.

If concerns arise, the first step is to raise them directly with the agency’s manager or compliance officer. Most issues can be resolved internally. If not, complaints can be escalated to the relevant redress scheme, which will investigate independently.

Using reputable, accredited estate agents also provides reassurance. Look for firms registered with Propertymark, The National Association of Estate Agents (NAEA), or The Property Ombudsman, as these organisations hold members to strict codes of conduct.

The consequences of lying about offers

If an estate agent lies about offers, the consequences can be severe. Misrepresentation breaches both consumer law and professional standards. Offending agents risk:

• Losing their professional accreditation

• Being struck off redress schemes

• Facing fines or prosecution

• Damaging their reputation permanently

The Property Ombudsman regularly publishes case studies where agents have been sanctioned for dishonest behaviour. Transparency is essential not only for compliance but also for maintaining public confidence in the industry.

How digital transparency and reviews support accountability

In today’s online environment, reputation matters more than ever. Clients research agents on Google, Trustpilot, and social media before choosing who to work with. Consistently honest communication and positive reviews reinforce credibility and help attract more instructions.

For estate agents, SEO plays a key role in building this trust. A well-optimised website with clear service information, testimonials, and case studies positions your agency as reputable and professional. Google also considers trust signals such as reviews and responsiveness when ranking local businesses, meaning transparency has direct SEO benefits too.

Why honesty benefits estate agents long term

Short-term tactics like misleading buyers or inflating offers might seem beneficial in the moment but ultimately harm both clients and business reputation. In contrast, honesty builds repeat customers, referrals, and stronger local brand authority.

Estate agents who communicate clearly, manage expectations, and handle offers transparently are more likely to receive positive feedback, stronger online visibility, and higher client retention.

How Lillian Purge helps estate agents build trust and visibility

At Lillian Purge, we help estate agents strengthen their online credibility through ethical, transparent SEO strategies. Our approach highlights your professionalism, promotes positive client reviews, and builds long-term digital trust.

We optimise your Google Business Profile, create trust-focused content, and implement structured data that enhances your visibility in local searches. By showcasing honesty and expertise, we help your agency stand out as the trusted choice for buyers and sellers in your area.

See related tips in are estate agents open on bank holidays and can you sell a house without an estate agent, with more at our Estate Agents Hub.