Sell House Fast » Property Blog » Can Estate Agents Lie About Offers?

Can Estate Agents Lie About Offers?

Posted by Jack Malnick | 31 July, 2025 | Reading time 5 minutes

When selling a home, most people rely on estate agents to act fairly and honestly, especially when it comes to offers. But what if you suspect your estate agent isn’t telling the whole truth? Can estate agents lie about offers? And more importantly, what can you do if they do?

In this post, we’ll explore the legal obligations of estate agents, the signs that something may be off, and what steps you can take to protect yourself. If you’re trying to avoid the hassle entirely, we’ll also explain how selling to a cash house buyer like Sell House Fast can offer a faster and more transparent alternative.

Are estate agents allowed to lie about offers?

No, estate agents are not legally allowed to lie about offers. In the UK, estate agents are regulated by The Estate Agents Act 1979 and must follow guidelines set out by The Property Ombudsman and the National Trading Standards Estate and Letting Agency Team (NTSELAT).

This means they must:

Treat both buyers and sellers honestly and fairly
Pass on all offers promptly and in writing
Not give misleading information
Keep a written record of all offers

Lying about offers (whether it’s inventing fake ones or withholding genuine ones) is a serious breach of these regulations.

Common lies and deceptive tactics

While outright lying is illegal, some estate agents still bend the truth or use unethical tactics to manipulate the sale. Here are common red flags:

1. Fake offers to drive up the price

Some agents may invent a higher offer to pressure you into increasing your bid or accepting a lower offer under time pressure. This is illegal and unethical.

2. Withholding offers

In a competitive market, an agent might not tell the seller about lower offers in hopes of securing a higher commission from a bigger sale. By law, they must present every offer unless instructed otherwise in writing.

3. “Another buyer is very interested…”

This classic line can be a tactic to rush decisions. While it might be true, agents sometimes use vague interest to create urgency.

4. Claims about chain-free or cash buyers that aren’t true

Some agents might exaggerate a buyer’s position e.g., claiming someone is a cash buyer when they still need a mortgage. This can mislead sellers into making the wrong choice.

What should estate agents do when they receive an offer?

Legally, estate agents must:

Pass on all offers in writing and promptly (usually within 24 hours)
Maintain an accurate record of each offer received
Keep sellers informed if buyers change their position or withdraw
Remain transparent about the position of each buyer (e.g., mortgage in place, cash buyer, part of a chain)

If your agent is not doing these things, that’s a red flag.

How can you tell if an estate agent is lying about offers?

While it’s difficult to prove a lie, here are signs that something may not be right:

You’re told there’s an offer but receive nothing in writing
The details about other buyers keep changing
You feel rushed or pressured without proper explanation
The agent refuses to let you communicate directly with interested parties
Your own buyers report different information than what the agent told you

Trust your instincts, if something feels off, it’s worth digging deeper.

What can you do if you suspect dishonesty?

If you suspect an estate agent is being dishonest about offers, here are your options:

1. Ask for written confirmation

Always request written confirmation of any offer. You have a legal right to see this.

2. Check the offer register

Agents must keep an internal record of all offers made. You can ask to view this log.

3. Speak to buyer or seller directly

If possible, you can ask the agent to facilitate direct communication, especially if things are getting unclear.

4. File a complaint

Report concerns to:

The estate agent’s managing director or branch manager
The Property Ombudsman (if the agency is registered)
Trading Standards for serious breaches

5. Switch estate agents

If trust has broken down, you’re not obligated to stay, though check your contract for tie-in periods and notice clauses.

Avoid the drama and sell the alternative way

If you’re fed up with unreliable estate agents or just want a faster, simpler sale, you might consider working with a cash house buyer.

Companies like Sell House Fast offer:

Guaranteed cash offers
No chains or estate agent involvement
Completion in a timeframe that suits you
No fees or commissions

When you deal directly with a cash house buyer you avoid the middlemen, the games, and the delays. Every offer is straightforward and documented from the start.