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Hi My wife and I recently made, and had accepted, an offer to buy a property. The first line of the particulars said "A most spacious five bedroom detached family home with approximately 3,000 sq ft of living accommodation..." There was a plan of the property later in the particulars but no dimensions on it. There were dimensions on a room by room basis included as part of the description of individual rooms. I had a full survey done. That states "The overall internal floor area extends to around 2085 sq ft". We have withdrawn from the sale principally because the property is a lot smaller than we thought. At a minimum I would like to recover my lost survey fee. The selling agents are members of the Property Ombudsman Scheme. Worth going to them? Or straight to small claims court? I have some experience of the small claims court and am comfortable bringing claim on my own, and I am thinking probably is worth going straight to court. What is basis of the claim? This looks like a clear breach of Consumer Protection from Unfair Trading Regulations but can I claim my losses under those regs or is it best to go under general law of misrepresentation? On this - I was induced to enter into a contract with the surveyor by the misleading particulars - is that what I need to establish to succeed ? Put another way does it matter that I did not have any contract with the estate agents themselves? Any thoughts gratefully received. Many thanks