Ask the Agent Series: Can Estate Agents Lie About Offers? Debunking the Myth

 

In this edition, Laura Gittins speaks with Stephen Myerscough, Sales Director at Farrell Heyworth, to tackle a question that often surfaces in conversations between buyers and sellers:

Can estate agents lie about offers?

The Short Answer: No – and There Are Serious Consequences

Stephen Myerscough explains: “No — estate agents cannot legally lie about offers. Doing so would be a serious breach of professional standards and, in many cases, the law.”

Estate agents in the UK are bound by strict regulations designed to protect both buyers and sellers. These include guidance from The Property Ombudsman and National Trading Standards, which require agents to act honestly, fairly, and transparently at all times.

Misrepresenting an offer — whether inflating it, fabricating it, or withholding it — is not just unethical, it can lead to formal complaints, financial penalties, and reputational damage.

What Estate Agents Are Legally Required to Do

Stephen adds: “Every genuine offer must be passed on to the seller promptly and accurately, regardless of whether it meets expectations.”

This means agents must:

- Record all offers received
- Communicate them clearly to the seller
- Avoid misleading language or pressure tactics
- Act in the best interests of their client

If you're navigating the offer process, it’s worth understanding how decisions are made. See should you accept the first offer you receive and what happens if you accept an offer and change your mind.

Where the Myth Comes From

The idea that agents “invent offers” often stems from misunderstandings during negotiations.

Stephen explains: “In competitive situations, buyers may be told there are other interested parties or competing offers. That can sometimes be misinterpreted — but genuine multiple-offer scenarios are very common.”

Understanding how negotiation works can remove uncertainty. Read 20 negotiation tips when buying a house for a deeper breakdown.

How Transparency Has Improved in the Modern Market

Technology has significantly improved transparency across the property market.

Stephen notes: “Today, communication is far more traceable. Emails, CRM systems and buyer qualification processes all create accountability.”

Buyers are also better informed, with access to pricing data, trends and insights. See UK property market forecasts and what buyers are really looking for.

What You Can Do to Protect Yourself

Stephen advises: “The best protection is working with a reputable, transparent agent and keeping communication clear throughout.”

Practical steps include:

- Request confirmation of offers in writing
- Keep communication documented
- Ask clear questions about competing interest
- Work with experienced, regulated agents

If you’re unsure what to ask, see 10 questions to ask a local estate agent.

Why Trust and Agent Choice Matters

Choosing the right agent is one of the most important decisions you’ll make when selling your home.

Stephen says: “A good agent builds trust through transparency. That’s what leads to better results and smoother transactions.”

Learn more here: why choosing the right estate agent matters.

Are There Exceptions?

While the vast majority of agents operate professionally, like any industry, there can be rare exceptions.

Stephen explains: “Misconduct is extremely rare, but if something doesn’t feel right, there are formal processes to protect buyers and sellers.”

Regulation and oversight ensure that poor practice is addressed quickly, reinforcing standards across the industry.

Stephen concludes: “The idea that estate agents regularly lie about offers is a myth. The industry is regulated, transparent, and built on trust. Sellers and buyers are far more protected than people realise.”

Ultimately, the outcome of your sale or purchase will always come down to the quality of advice and professionalism guiding you through it.

About the Author

Laura Gittins is the PR & Marketing Manager at Farrell Heyworth, specialising in market commentary, regional housing insights and consumer guidance. Laura works closely with internal teams and industry partners to deliver trusted updates on the North West property market. Connect with her on LinkedIn.