Auction house deliberately mislead the advert to sell 1-bed property as 2-bed

[AmeyaRavi]

Dear Experts,

We successfully bid for a two-bed property and paid our deposit in Apr 2024. While processing the bridging loan, we understood that it is classified as a one-bed house as there is no family bathroom and the valuation was too low.

Further digging about the property, we understood that the same property was advertised as a 1-bed property in Oct 2023 with a floor map from online history. Without any changes to property, the same auction house advertised the property as a two-bed. We have completed the purchase process to honor the agreement and not lose the deposit, but we notified the sellers about the misleading advert before completion.

I want your advise on suing the auction house for deliberately misleading advert.
Do we have a point here to sue them?
How do we proceed from here?

Thanks in advance.

[Pezza54]

HI
Welcome to LB
We are not all "Experts"
Please read the article titled "Dealing With Property Auction Issues" at Cunningtons LLP
In particular the section "Test of Reasonableness" mentioned in the Unfair Contract Terms Act 1977
There are no black-or-white tests that determine whether or not clauses in a contract are reasonable or not.
Normally a property to be sold at auction is marketed for about a month, providing prospective buyers a chance to view the property and read sales info in detail
I have seen the same property advertised by one agent stating the house has one bedroom, lounge and dining room and another agent two bedrooms and lounge. The latter agent considered the property was worth more with 2 bedrooms and a lounge (the lounge or kitchen could accommodate a dining area)
In my opinion your claim for misrepresentation would be weak.
Other forum members may disagree

[Pezza54]

Sorry, I have amended my last post. The link didn't work

[AmeyaRavi]

Thanks your valuable time and view.