According to Action Fraud ‘Payment Diversion Fraud’ (PDF), also known as ‘Business Email Compromise’ (BEC) or ‘Mandate Fraud,’ is fraudulent behaviour, affecting businesses and customers where electronic financial transactions are taking place.
Action Fraud states that,
“Criminals will contact businesses or customers via email, usually claiming to be from a company that the business or customer has been dealing with. They will request a payment to be made often, or inform the recipient of a change of bank account details.”
It is noted that criminals will often create fake e-mail addresses which look very much like genuine customer or business addressees. Then they send victims fake invoices to make it seem more realistic. As a result of this, payments from customers and businesses can go directly into bank accounts controlled by the criminals.
Action Fraud also warns that,
“Criminals are experts at impersonating people and will spend hours researching you for their scams.”
Campaign about Payment Diversion Fraud
It has been reported that a campaign has been set up, warning of criminals posing as estate agents, buyers, or solicitors, who then divert payments during home sales. It is also noted that victims of this crime typically lose more than £80,000.
The National Crime Agency (NCA) and The Law Society have launched the joint campaign aimed at solicitors and conveyancers. It is being delivered with the Home Office’s Stop! Think Fraud campaign. Action Fraud figures show that:
“… from April 2024 to March 2025, there were 143 reports of this type of payment diversion fraud, with victims losing an average of £82,000. Of these victims, 32% were aged 40 to 49, and 27% were 30 to 39, making the average age of victims significantly lower than for many frauds.”
Warning from Northumbria Police
That is the context within which Northumbria police have sent out an email, warning about this particular cybercrime and urging people to stay vigilant following a rise in payment diversion fraud. It is also known as conveyancing fraud.
Northumbria Police have also stated that,
“This type of fraud often involves criminals impersonating solicitors or estate agents to intercept large financial transfers during property transactions.
“Between 1 April 2024 and 31 March 2025, 143 cases of conveyancing fraud were reported to Action Fraud, resulting in £11.7 million in losses. The vast majority involved residential property transactions, accounting for 140 reports and £10.97 million in losses, with an average loss of £78,393 per case.”
What to do to protect yourself from Payment Diversion Fraud
Northumbria Police have given advice about how to protect yourself from this fraud. Firstly, you need to receive the bank details securely. It is advised that always get your solicitor’s bank details over the phone or in-person when you begin the conveyancing process. You should also ask that you be told of any changes to these details by phone-call, in-person, or by letter.
Northumbria Police also say that:
“Email or texts asking you to change bank details: if you receive a message that feels suspicious, such as a request from your solicitor asking you to amend payment information, STOP! Think fraud. Contact your solicitor directly, over the phone or in-person, and verify that the request was genuine.”
You should also make email security a priority by using three random words to create a strong and separate password for your email account. Add an extra level of security by enabling two-step verification.
What to do if you are a victim of conveyancing fraud
The first thing you must do is to report what has happened. Call your bank immediately using the number on the back of your bank card, if you become the victim of conveyancing fraud. You should also report the fraud to Action Fraud online here, or by calling 0300 123 2040. If you’re in Scotland, you can report it to Police Scotland on 101.
Northumbria police also point out that:
“You could be targeted again: fraudsters sometimes re-establish contact with previous victims claiming that they can help them recover lost money, this is just a secondary scam. Hang up on any callers that claim they can get your money back for you.”
Scam Sharer Tool
If you come across a scam, please use the scam sharer tool here, to help keep others safe.
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