What is property misrepresentation and what are property misrepresentation claims?

There is no specific definition of this but broadly this could be described as a claim which arises by reason of a misrepresentation occurring during a property transaction.

Can I sue the seller if I bought a house with problems that were not disclosed?

Before you can issue a claim against the seller that you purchased your property from, you will need to identify a “cause of action”. A cause of action is a legal basis of a claim. This might be for breach of contract, depending on what was contractually agreed, or for misrepresentation, if the seller actively misled you about something. Also, it is important to understand that issuing a claim is expected to be an option of last resort. The Courts expect the parties to negotiate and follow sensible and sometimes prescribed pre-action conduct. If you feel that you might have a claim, you should always take legal advice before committing to litigation.

What compensation will I receive in a property misrepresentation claim?

Damages for all types of misrepresentation cases are intended to put the claimant in the position that they would have been in had the misrepresentation not been made. In property misrepresentation cases, this is normally the difference between what you paid for the property and what it would have been worth, had the truth been told. This is called diminution in value.

What should a seller disclose when selling their property?

The seller does not have to disclose anything but if they do not, then a buyer might decide not to take the risk of buying the property. Normally a seller will fill out a property information form. For residential purchases, the Law Society published a standard property information form for this purpose, called a TA6 or a TA7.

What if the seller lied on the property information form?

If a party to a contract deliberately misrepresented facts relating to the property with the intention of misleading the buyer, a fraudulent misrepresentation can arise. Often, such a representation does not need to be in writing.

Do I have to declare planning applications, like a neighbour’s extension?

There is case law on this and it will normally depend on whether or not you have received a formal planning notice. Have a look at our article u003ca href=u0022https://cunningtons.co.uk/property-misrepresentation-claims/u0022u003e Property Misrepresentation Claims in Practice for a case on this point.

Can a home buyer sue the seller?

If you have purchased a property from someone, and believe that they have not complied with the terms of the contract or have misled you about something when deciding whether or not to proceed, there may be a claim. It is, however, important to consider the basis of that claim before issuing it (i.e. suing the seller). Suing someone is considered by the Courts to be the option of last resort, and certain pre-action steps should be observed before committing to litigation. A solicitor will be able to consider the basis of your claim, the evidence in relation to it and advise you as to what you need to do.

My seller lied about flooding - what can I do?

In our experience, this is fairly common. In short, what can be done about this depends on the terms of the contract agreed with the seller and the extent to which the information that they provided to you was misleading and caused you to enter into the contract by reason of your reliance on it. If a seller has expressly stated “no”, the property has never flooded and it transpires that it has (and evidence of this would be important to locate), then there could be a claim against the seller.

Should my seller have disclosed an insurance claim?

A seller is not obliged to volunteer information about historical insurance claims to a buyer. However, much of the time, standard property information forms are used which ask the seller this question. There might be a claim for misrepresentation if an insurance claim was made historically by the seller has answered “no” to any question asked of them by the buyer which was aimed at understanding whether or not such insurance claims had been made. However, as most of the time, the measure of damages (this is the “compensation” that the Court would award) would be based on diminution in value, it is worth thinking carefully about whether or not it is financially worth a claim against your seller. For example, an insurance claim in relation to a fence that blew down in a storm is probably not going to have a major impact on the value of the property when compared to a claim for significant subsidence.

My seller didn't disclose plumbing issues.

A seller is not obliged to volunteer information about issues with the plumbing to a buyer. There are some questions in standard property information forms which ask about things such as whether or not the boiler is in working order and whether or not the property or surrounding area has ever flooded. If there is evidence that the plumbing issue in question existed during the period of the seller’s ownership, and the seller has actively mislead the buyer by suggesting that such an issue did not exist (which is not the same as staying silent on the point), then there could be a misrepresentation claim.

Do you have to disclose mice when selling your house?

A seller is not obliged to volunteer information about vermin or other pest issues with a property. The basic position is that it is for the buyer (normally via their surveyor), to satisfy themselves that they want to purchase a property. If something in particular is important to a buyer, they should ask about this. If a seller is asked about any issues, they should provide an honest answer, or they could face a misrepresentation claim later.

How long are you liable after selling a house?

It depends on the basis of claim. For example, in a breach of contract claim, the basic deadline to pursue a claim would be six years from the date of the breach of contract (so normally, six years from completion). If the claim is based on misrepresentation, then the deadline would normally be (taking a conservative approach) six years from the date the contract was entered intro in reliance on the misrepresentations (so normally six years from exchange of contracts). There might also be other considerations to take account of. For example, fraud and deliberate concealment can have the effect of extending any deadlines to bring a claim. The Limitation Act 1980 sets out a number of “deadlines” to pursue certain types of claims and sometimes entire disputes turn on whether or not it can be said that the limitation period has expired or not.

Can you be sued after selling a house?

It depends on who is asking. If the question is can a seller be sued by a buyer, the answer is “yes”, a buyer can sue a seller of a property. Depending on the type of claim, there will be time limits to consider, however. Sometimes a seller can even remain liable to neighbours for breaches of restrictive covenants and other requirements they haver agreed to observe, but this is a complicated issue and does not arise that often.

Property Misrepresentation Claims: When Sellers Tell Lies

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Scott says:
December 7, 2024 at 7:20 am
Hi, I purchased a house 6 weeks ago that had a “loft conversion.” There was no need for building regulations as the seller informed my solicitors that the works was done over 10 years ago. This was also stated on the TR6 form along with “no changes to the roof structure.” After investigation, there has been changes to the roof structure and after speaking to neighbours (that moved in their house in 2016) they completed the works less than 10 years ago. There was an indemnity policy taken out, but surely a policy is void if they lied. I kept asking for relevant information etc and took months to get a response and by this time we was receiving pressure from the below chain.
The electrical certificate also states that there are no issues etc, yet after inspection, there is no earth wires in the lighting.
The survey didn’t state that there was any roof structural changes but did state that the room shouldn’t be used until it met building regs. I feel terrible with actually going through with the purchase but there was many reasons why I needed to sell my old house and feel a few things were overlooked on my part, to make this happen.
I’m just wondering where I stand with the lies on the forms and the electrical certificate? I have already had to purchase a new roof covering in the time we have been here, due to bad workmanship.
Look forward to hearing your response
Reply
1. Jon Stock says:
  March 29, 2025 at 4:44 pm
  Thank you for your comment and apologies for the delay in responding.
  While we are unable to comment on specific issues without sight of the relevant documentation, there may be a situation here which could give rise to a claim. The key elements of a misrepresentation claim are that you must show that the seller made a false statement, which you relied upon, and were entitled to reply upon, and that as a result of which you suffered a loss and damage.
  While it appears that this may be the case here based solely on what you have said, your comment suggests that you knew of all these issues and went through with the sale anyhow. This may hamper your claim potentially if so, as the seller may argue that you knew of these things but went ahead and exchanged regardless therefore you were not, in fact, misled as you did not necessarily rely upon the false statements.
  This may be something we can assist you with. Please feel free to contact us for a confidential discussion.
  Reply
Abbie says:
November 15, 2024 at 7:20 am
Hello, I completed on a property last week and I had been told via the listing and TA6 form that there was allocated secure underground parking space. On moving into the flat, I was told by concierge that I need to provide evidence of my parking bay and realised i was unable to find this in the lease or other property documents
What course of action can I take in the event that the seller had no legal right to a parking bay and misinformed me about this?
Reply
1. Jon Stock says:
  March 28, 2025 at 4:32 pm
  Thank you for your comment and apologies for the delay in responding.
  Whether or not there is anything here will depend on what exactly the seller stated to you in the run up to the formation of the contract. You have said that the seller said that there was an allocated parking space, and from the sound of it this might be a significant detriment to you if in fact this was a false statement and as it was in the form TA6 you would prima facie be entitled to rely upon this.
  This is something we would be able to assist you with. Please feel free to contact us for a confidential discussion.
  Reply

My Seller Lied To Me! When Is It Property Misrepresentation?

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