A recent High Court ruling may have significant implications for property transactions. In 2019, heiress Iya Patarkatsishvili and her husband, Dr Yevhen Hunyak, purchased Horbury Villa, a £32 million mansion in Notting Hill, London.
Shortly after moving in, they discovered a severe moth infestation, with insects contaminating their living spaces and belongings. The source was identified as moth nests within the wool insulation behind walls and ceilings.
The couple sued the seller, property developer William Woodward-Fisher, alleging he provided false information regarding the property’s condition and failed to disclose the infestation. The High Court found that Woodward-Fisher had given “false” answers about the state of the house and failed “honestly to disclose” the “serious infestation.” Consequently, the court ordered the rescission of the sale, requiring Woodward-Fisher to reimburse the purchase price, minus £6 million for the couple’s use of the property, and to pay an additional £4 million in damages.
📜 Legal Implications: What This Means for Buyers & Sellers
Warren Kaye, Head of Conveyancing, mentions that “This case serves as a stark reminder that while ‘buyer beware’ remains a key principle in property transactions, it does not give sellers a free pass to mislead. Deliberate misrepresentation has always been an exception to this rule, and the courts will not hesitate to intervene when buyers are provided with false or misleading information.
Sellers must be honest in their disclosures, and buyers should be aware of their rights if they are misled. At Prosperity Law, we are here to help both buyers and sellers navigate these complex legal issues and protect their interests.”
🔸 For Sellers: Transparency is Key
- While “buyer beware” (caveat emptor) remains a fundamental principle in property law, this case reinforces that it does not provide blanket protection for sellers.
- Deliberate misrepresentation has always been an exception to this rule. If a seller knowingly provides false or misleading information, they can face serious legal consequences, including financial liability and rescission of the sale.
- Sellers must accurately complete property information forms and disclose any known defects that could materially affect the buyer’s decision.
- Read more about our top tips for sellers here.
🔹 For Buyers: Misrepresentation Can Void a Sale
- This ruling does not signal a fundamental shift in the legal landscape, but it clarifies buyers’ rights in cases where sellers fail to disclose known defects.
- Buyers should still conduct thorough surveys and due diligence, but they do have legal recourse if a seller intentionally misleads them about the property’s condition.
- The key takeaway: Silence is not necessarily misrepresentation, but providing false information is.
- Read more about our guidance for buyers of property here.
Paul Magee, Head of Property Litigation at Prosperity Law, commented that:
“The case represents a clear illustration of ‘Seller Beware’ (Caveat Venditor) rather than ‘Buyer Beware’ (Caveat Emptor). A seller has to exercise extreme caution and avoid misleading the buyer; otherwise, there is a real risk of the contract being rescinded with the Seller facing disastrous financial consequences.”
Paul Magee and his team are currently dealing with similar litigation cases.
🏛️ Need Legal Guidance?
Whether you’re buying or selling property, understanding your legal obligations is essential. At Prosperity Law, we specialise in property disputes, contract law, and misrepresentation claims.
📞 Call us at 0161 667 3686, visit www.prosperitylaw.com to book a consultation with our expert legal team, email enquiries@prosperitylaw.com, or fill out the form below.
⚖️ Know your rights. Protect your investment.
About the author:
Warren Kaye | Solicitor & Head of Residential Property
Admitted: 16 January 2006 | SRA ID: 42683
Warren is a solicitor with over 25 years of experience in residential property, with a particular specialism in volume conveyancing operations. He joined Prosperity Law in November 2021 as Head of the Manchester residential conveyancing department, having previously spent his career at two of the UK’s largest residential conveyancing firms.
His dedication to customer service and passion for property law has earned Warren a strong reputation among clients, mortgage brokers, and estate agents throughout the country. He is known for his proactive and commercially practical approach to the sale and purchase of property.
