Selling process
Can Estate Agents Lie About Offers?
Estate agents are legally required to pass on all offers to the seller and must not invent fake offers — under the Estate Agents Act 1979 and consumer protection rules, misleading buyers or sellers about offers is unlawful. But the system has grey areas, and a minority of agents push boundaries (for example, vaguely implying "strong interest"). You protect yourself by asking for offers in writing, knowing the property’s value, and using regulated agents on a redress scheme.
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- Mustpass on all offers
- Illegalto invent offers
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What the law requires
Estate agents operate under the Estate Agents Act 1979 and the Consumer Protection from Unfair Trading Regulations, which require them to deal fairly and not mislead. Specifically, agents must pass on all offers to the seller promptly and in writing (unless the seller has instructed otherwise), and must not invent offers or misrepresent the existence or amount of one. Inventing a fake rival offer to push a buyer to bid more, or lying to a seller about offers received, is unlawful.
Where the grey areas are
The rules are clear on outright fabrication, but enforcement is harder around vaguer claims — "there’s a lot of interest", "we’re expecting an offer", or "another buyer is keen". These are difficult to disprove and are where a pushy agent might apply pressure without crossing a clear legal line. Agents also act for the seller, not the buyer, so they will naturally present the seller’s position favourably. Knowing this helps you weigh what you are told rather than take it at face value.
Warning signs to watch for
| Warning sign | What to do |
|---|---|
| Vague "other interest" with no detail | Ask for specifics; do not be rushed |
| Pressure to increase your offer fast | Stick to your researched value |
| Refusal to confirm an offer in writing | Insist on written confirmation |
| Claims you cannot verify | Proceed on the property’s real value |
How to protect yourself
Whether you are buying or selling:
- Get offers in writing — sellers should ask the agent to confirm each offer in writing, as the law generally requires.
- Know the property’s value from sold comparables, so you negotiate from evidence, not pressure (see finding comparables).
- Do not be rushed — pressure is the main tool of anyone bending the truth.
- Use regulated agents on a redress scheme.
Your recourse if an agent misleads you
All estate agents must belong to a government-approved redress scheme — The Property Ombudsman (TPO) or the Property Redress Scheme (PRS) — which investigates complaints and can award redress. You can also report misleading practices to Trading Standards, which enforces the consumer protection rules. If you suspect an agent has invented offers or misled you, complain in writing to the agent first, then escalate. See dealing with estate agents. If you would rather avoid the open-market offer game entirely, a cash sale gives one transparent, written offer.
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Written & reviewed by Lisa Hayes, Founder
Lisa Hayes is the founder of Ready Steady Sell and an independent UK home-selling expert with over a decade helping homeowners weigh cash house buyers, property investors and the wider fast house-sale industry — without pressure or hidden fees. Every guide is reviewed for accuracy under our editorial standards.
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Frequently asked questions
Straight answers, no sales talk
Can estate agents lie about offers?
No — they are legally required to pass on all offers and must not invent fake ones. Misleading buyers or sellers about offers breaches the Estate Agents Act and consumer protection law.
Do estate agents have to pass on all offers?
Yes, promptly and in writing, unless the seller has instructed otherwise. Failing to pass on offers, or inventing them, is unlawful.
How do I know if an agent is bluffing about other offers?
Ask for specifics and written confirmation, and do not be rushed. Negotiate from the property’s real value (from sold comparables) rather than from pressure you cannot verify.
What can I do if an agent invents offers?
Complain in writing to the agent, then escalate to their redress scheme (The Property Ombudsman or Property Redress Scheme) and report it to Trading Standards.
Are estate agents on the buyer’s or seller’s side?
The agent acts for the seller, who pays them, so they present the seller’s position favourably. They must still deal fairly and not mislead either party.
How can I avoid offer games when selling?
A cash sale gives one transparent, written offer with no rival-bidding tactics, completing in 7-28 days. On the open market, insist on written offers and know your value.