Frequently Asked Questions

  • About CWU

    • 1. Who is Crowd with Us (CWU)?

      CWU was founded in 2014 by three entrepreneurs with extensive experience in property investment, development and construction, as well as finance and business management.

      Between them, they have been directly involved in more than 50 separate property deals and indirectly involved in many more.

      In addition to property, they have substantial experience in disruptive technology businesses spanning 1997 to the present.

      CWU’s goal is to provide the investors with a new and innovative way to own property investments in the UK. Our long-term aim is to expand globally.
    • 2. When was CWU established?

      CWU was incorporated in October 2014. Before this, we operated a similar model working with private investors offline, and CWU is an extension of this model.
    • 3. What kind of business is CWU?

      Crowd with Us is an online property investment platform. Through our online platform, people who would like to invest into property projects may do so with as little as £1. Being a CWU investor you can benefit from the kinds of returns usually only found in exclusive or larger property investments.

      Our projects are carefully vetted and selected for promotion on the platform and each one offers a unique return.

      The platform we operate is entirely transparent. Our mission is to ensure that everyone gets a good rate of return. So far we have delivered a 100% track record.

      For developers needing funding for their property development projects, this means a broader base of investors to work with and far less admin for processing funds.

      Risk warning: capital at risk and returns not guaranteed. Past performance is not a reliable indicator of future results.
    • 4. Is Crowd with Us regulated by FCA?

      Crowd with Us Limited is not authorised or regulated by the Financial Conduct Authority under the Financial Services and Markets Act 2000 (“FSMA”). The information contained in this web site does not amount to a financial promotion for the purposes of section 21 FSMA. This webpage is provided for general information only and nothing contained in the material constitutes a recommendation for the purchase or sale of any security. Investments are not covered by the Financial Services Compensation Scheme (FSCS). Please read. Risk Statement before investing.

      Crowd with Us Limited, or any of their affiliates or group companies, do not provide any advice or recommendations in relation to this website. If you have any doubt about the suitability of any investment marketed by Crowd with Us Limited, or you require financial advice, you should seek a personal recommendation from an appropriately qualified financial advisor that does give advice. Investments are only available to certain specified persons who are sufficiently sophisticated to understand the risks. Investments in property and unlisted shares carry risk. You may not be able to receive the anticipated returns and your capital may be at risk.
  • Getting started

    • 1. How do I start investing with CWU?

      To get started, first you need to sign up on the Crowd with Us website.

      The investments on this website are only available to investors over the age of 18 who meet certain net worth or investment sophistication criteria.

      If you are suitable for investing, you will receive a verification email which you need to click to complete the sign-up process.

      You will then be asked to complete our onboarding process where you will be prompted to provide verification of your identity (passport or driving licence). Once this process is complete, you can start investing.
    • 2. Who can invest with CWU?

      The investments on this website are only available to investors over the age of 18 who meet certain net worth or investment sophistication criteria.

      We accept both UK and international investors. For non-UK citizens, please contact us. And we will help you through the process.
  • What types of accounts does CWU support?

    We currently support personal investment accounts, business accounts for UK Limited Companies and SSAS accounts. Depending on how you choose to invest, you may be asked to provide additional documentation which include:
    • Proof of identity or legal representative: ID card, passport, driving licence
    • Certified Articles of Association - a formal memorandum in which the following information is explicit: business name, activity, registered address, shareholding
    • Extract from the Company Register, issued within the last three months. This can be a proof of registration or a certificate of incorporation from the official authority.
  • Loading your wallet

    • 1. What are the minimum and maximum investments?

      We have no minimum or maximum investment threshold however each deal is limited by the amount that needs to be raised. If a particular property is fully funded, you can choose to invest in the next.
    • 2. How do I add funds to my wallet?

      To add funds to your wallet, simply log in to your account and click on ‘add funds’ in the top right-hand corner of the screen. Enter the amount you’d like to transfer. You have the option to make the payment by credit/debit card or by bank transfer. Please note that credit cards can only be used for transactions up to a maximum of £1800.

      For bank transfers you will be given a one-off unique reference along with the correct bank details. The one off unique reference is valid for one transaction only. The automated payment system matches the amount of funds and one off unique reference number provided, with the amount of funds and reference number on incoming funds from your bank. If the two do not match perfectly the allocation of funds to your account may be delayed. If you change the amount you wish to invest or have previously used a reference number, please repeat the above steps to obtain a new one-off unique reference from the platform.

      You will then need to complete the investor self-certification. This means declaring whether you are a retail, sophisticated or high-net worth investor and uploading a valid form of identity.

      Your request may take up to 48 hours to authorise. Once authorised, you will receive an email notification and will be able to view the funds in your e-wallet. You’re now ready to select the project you’d like to invest in and to make the investment.
    • 3. Who holds the funds in my wallet?

      At all stages of the investment and returns process, your money will sit in escrow with MANGOPAY via your electronic wallet (e-wallet) on the Crowd with Us website. Funds are processed by an SRA (Solicitors Regulation Authority) approved lawyer allocated to the property, as well as our payment services firm, MANGOPAY. CWU do not hold your money.

      MANGOPAY is our payment services firm who provide an e-wallet service for receiving, holding and sending funds on behalf of you and the property developers. MANGOPAY’s e-money license allows them to take care of all of the administration. Using this service, we can accept debit and credit card transactions in addition to the standard bank transfer.

      MANGOPAY is owned by the Leetchi Group. Leetchi is a fully licensed e-money issuer. The license was granted by the CSSF in Luxembourg and passported in the 28 countries of the EEA, including the UK.
    • 4. My card payment has been declined, why?

      If this is the first time you have used your debit card to make an investment with us, it is likely that your bank has cancelled the payment as a fraud protection measure. This is not uncommon, and it will simply require you to make contact with your bank to verify your intention to send funds. You should only have to do this the first time.
  • Investing

    • 1. What am I investing in?

      The Crowd with Us website provides property loans for investment. We carry out extensive due diligence on each investment and assess each deal on its merits, only presenting those that we feel offer good profit margins for you as an investor.

      More information on this can be found on our How it Works page.

      Full details of each available investment opportunity are shown on our Properties page.
    • 2. What fees will I pay?

      As an investor, the only fees you will pay are a small 45p fee each time you withdraw funds.

      Crowd with Us is paid a ‘success fee’ by the developer when the funds are fully raised for each deal on the CWU website. More details on fees for individual projects can be found in the project listing or Investment summary.
    • 3. Can I invest in multiple property investments?

      Yes. Our investment platform is designed to allow you to spread your money across multiple investments and help you build a diversified portfolio. You choose the project and how much you’d like to invest. There is no limit to the amount of opportunities you can participate in.

      We aim to help you build a successful portfolio from the comfort of your home.
    • 4. Does CWU provide investment advice?

      No, we do not recommend investments or provide investment advice. We expect each investor to undertake their own research and due diligence before making an investment and encourage them to obtain independent financial advice.
    • 5. What kind of properties will I see promoted on the CWU platform?

      These will primarily be properties and land with the potential for development and development exit loans.
    • 6. How does CWU assess a development or investment to put on the platform?

      Before going live, all our deals and developers must satisfy our due diligence process.

      For each deal, we assess the following five areas:
      • Purchase price (of the land or property, referred to as ‘residual land value’)
      • Deal costs (all costs exclusive of development costs - such as legal fees, stamp duty, finance costs, estate agent costs, and so on)
      • Development costs (the build and infrastructure costs plus any associated costs such as professional fees and any levies due to the local authority if applicable)
      • Gross Development Value or GDV (the end value of the property)
      • Profit (the profit margin which is calculated as the GDV less the purchase price, deal costs and development costs)

      With regard to our developers, we undertake Anti-Money Laundering (AML) and Know Your Client (KYC) checks which verify their identity. We also check the developer at Companies House.

      We then assess each deal on a case-by-case basis as above. In some cases, a developer may have lost money on a deal in the past where the economy dived. This past record will not necessarily preclude the developer from being able to raise finance, though we will take it into consideration as part of our entire due diligence process, assessing whether we can work with the developer.

      Once this is complete the property is ready to be uploaded onto the CWU platform.

      For more information on our full due diligence process you can read through the Due Diligence Handbook.
    • 7. What documentation do I receive for my investments?

      For each investment you will receive a copy of the Term Sheet and Trust Deed. Upon legal completion of the loan you will receive an Acknowledgement of your investment.
    • 8. What are the terms of an investment?

      The terms of each investment vary. The details for each individual investment are outlined on the individual property investment page and associated documents. It’s important to review this information carefully and to ensure that any questions or queries you have are fully answered.
    • 9. What happens if I change my mind or want to exit my investment early?

      If the property is not yet fully funded, you have the right to withdraw from an investment within 14 days of your initial investment pledge, by sending an email to us at info@crowdwithus.london. However, if the funding round is closed and you change your mind, you may not be able to withdraw your investment.

      In all cases please consider your options before investing. Property should be viewed as a medium-term rather than short-term investment.
    • 10. How do I manage my risk?

      Crowd with Us undertakes extensive due diligence on each property to ensure risks are reduced to a manageable level or removed altogether where possible.

      To further reduce your risk, you can spread your investment over several different projects as opposed to just investing in one project.

      If you have any doubt about the suitability of any investment marketed by Crowd with Us Limited, or you require financial advice, you should seek a personal recommendation from an appropriately qualified financial advisor that does give advice. Investments are only available to certain specified persons who are sufficiently sophisticated to understand the risks. Investments in property and unlisted shares carry risk. You may not be able to receive the anticipated returns and your capital may be at risk.
  • Tracking my investments

    • 1. How do I track the performance of my investments?

      When you sign up with us you’ll be able to choose your username and password which will sign you into your own personal accounts area. Once in, you’ll have full access to the site, including the properties you’ve invested in. Your accounts section contains information about the financial performance of your investments.

      You will also receive monthly updates on the progress and performance of each of your investments by email as well as invitations to attend site visits at various intervals as the project progresses.
    • 2. When can I expect a return on my investment and how will it be distributed?

      The payment frequency of interest earned on loans will be outlined in the Term Sheet for each project. Whilst interest is primarily rolled up and paid on exit, it can be paid monthly, quarterly or annually. Crowd with Us will ensure all funds due to you are paid into your e-wallet account via the CWU website. You will then have the option to reinvest or withdraw all or part of this.
    • 3. How do I withdraw funds from my wallet?

      Crowd with Us will ensure all funds due to you, are paid into your e-wallet account. You may reinvest or withdraw all or part of your funds.

      Provided you have funds in your e-wallet, you can just log in to your account and withdraw the funds. There is a small fee of 45p for each withdrawal from your e-wallet.

      Please follow these steps:
      1. Log in > go to your Dashboard
      2. Account
      3. Withdraw funds
    • 4. What tax do I pay?

      As the properties are held within a limited company (the SPV company) profits will be liable to corporation tax. This will be deducted before any profits are released to you. Corporation tax as determined by HMRC is currently 19% per annum.

      For any personal taxes - CWU does not provide tax advice and so we encourage investors to seek guidance from an accountant or independent tax adviser. Your transaction history can be easily downloaded which can be used for tax reporting purposes.
    • 5. Will I receive EIS or SEIS tax relief?

      No. Property is exempt from EIS or SEIS tax relief.

      However, if you are interested in possible Enterprise Investment Scheme (EIS) initiatives, Crowd with Us may have an opportunity for you to invest in CWU as the top company.

      Please click here for more information.
  • Regulation

    • 1. Is CWU regulated by the FCA?

      Crowd with Us Limited is not authorised or regulated by the Financial Conduct Authority under the Financial Services and Markets Act 2000 (“FSMA”). The information contained in this web site does not amount to a financial promotion for the purposes of section 21 FSMA. This webpage is provided for general information only and nothing contained in the material constitutes a recommendation for the purchase or sale of any security.
    • 2. Termination of Crowd With Us relationship with Share In Limited. Replacement arrangements for continued involvement in real estate finance.

      As you are likely aware from your working with CWU and reviewing propositions on our website, CWU has been an appointed representative of Share In Limited, which is authorised and regulated by the FCA. Share In has notified us that it is required to bring this relationship to an end, and we are operating on the basis that our agreement with Share In terminated with effect from 26 June 2020. The basis for this requirement has not been formally explained to CWU. However, you are most likely aware that the FCA is moving over the next few months to bring into force rules that will permanently prohibit the marketing of so-called “speculative illiquid securities” (e.g. minibonds for real estate finance). We consider that the position Share In has taken is integrally connected with this.

      CWU has sought legal advice as to its resultant position, and is in the process of moving its finance raising operation to a new model, that can exist lawfully outside regulation. We understand that you may have some questions or concerns and so we’ve included some frequently asked questions available below. However, if your query or concern is not covered then please get in touch:

      I have investments on the platform. What is their status?
      All current investments made via the Crowd With Us (CWU) platform remain valid and will continue under the terms set out when you invested*. CWU uses MangoPay to manage payments to investors and will work with MangoPay to ensure that moneys due to you reach your e-wallet and are there for you to transfer out to your bank account if you wish.

      *Please note: Capital at risk. The value of your investment can go down as well as up and historic performance is not a guide to future performance.

      I have recently just invested via the platform. What happens next?
      If you have recently invested via the platform and the investment was completed, this investment will continue under the terms set out when you invested. You should consult the information memorandum relevant to your transaction for details of its terms. Other than this, you do not need to take any action (though if you are concerned, you are always welcome to contact us for a discussion).

      If your investment did not complete prior to 26 June 2020, the date on which our relationship with Share In terminated, then you should have noticed already that we returned your subscription to your e-wallet. We may also have approached you to discuss an investment of these moneys via our new operating model, which, on the basis of advice that CWU has received, subsists outside regulation.

      How will you update me on my existing investments (from before the Share In termination)?
      The platform will remain accessible to you, you will continue to be able to log in to your account and view your investments. CWU will continue to provide updates via the platform, alerting you via email when updates are posted. Your investments will continue under the terms set out when you invested.

      I’ve got money in my general wallet on the platform. What do I need to do?
      You don’t need to do anything. If you’d like to continue investing, see point below.
      If you’d like to withdraw any money from your general CWU wallet.

      • Log in to your account
      • Visit your portfolio
      • If you already have a bank account attached to your account, simply withdraw funds
      • If you do not have a bank account attached, please add this using the link on the left-hand side of your portfolio page. Please note the bank account must be a sterling account with a UK clearing bank opened in your name (or your name jointly with another or others). Then you can withdraw your money.

      Can I still invest with CWU?
      YES – however, the model for investing is changing and you should review the revised structure on the website. IMPORTANT: under legal advice, we have developed a model that sits outside regulation, and the basis for this will be explained on the website; but a feature of this is that there is no recourse to the Financial Ombudsman Service should you have a complaint or to the Financial Services Compensation Scheme should CWU default in its obligations or cease trading.

      Do I need to close my account with CWU?
      At CWU, we of course hope that you will continue to work with us under the new model. But we anticipate that some investors will not wish to do so.   We will of course be sorry to lose you.   In this regard, you should contact us to indicate that you wish to terminate your relationship with CWU.   We will facilitate the withdrawal of all moneys in your e-wallet, and if you have any outstanding investments via the platform, we will ensure that moneys due to you are transferred directly to your bank account as they fall due for payment.

      How do I communicate with you?
      To discuss anything relating to your account on the CWU platform, you can communicate through the messaging service. Simply send us a message via the message portal in your account area.

      How do I make a complaint?
      We want to ensure you are not negatively impacted by this change; but sometimes things go wrong. We would hope to resolve most issues straight away so please email us on info@crowdwithus.london and info@sharein.com to tell us how we can help.

      So that we can help you as promptly as possible, you will need to provide:
      • Your personal details
      • A summary of what you believe to have gone wrong and
      • What you expect us to do to put things right

      Our commitment is to try to resolve your complaint within 10 working days. For more complex issues, we may need longer to look into what has happened and we may ask you for further information to help us reach a decision. In the case of a protracted investigation, we promise to provide frequent updates (typically fortnightly).

      If you are unhappy with the outcome, you can ask the Financial Ombudsman Service (FOS) to carry out an independent review of your complaint. In any event, you have the right to ask the FOS to review your complaint if we have been unable to resolve it within 8 weeks.

      The FOS can help UK residents with most complaints if you are:
      • A consumer
      • A business employing fewer than 10 persons that has an annual turnover that doesn't exceed €2 million

      If you are unsure whether the FOS will consider your complaint, please contact them directly for advice. The service the FOS provides is free and impartial and contacting them at any stage of your complaint will not affect your legal rights. The contact details for the FOS are:

      The Financial Ombudsman Service
      South Quay Plaza
      183 Marsh Wall
      London
      E14 9SR
      Their phone numbers are +44 (0)300 123 9123 or +44 (0)800 023 4567.
      You can send an email to: complaint.info@financial-ombudsman.org.uk

      IMPORTANT – the FOS jurisdiction only applies in relation to business undertaken with CWU while it was an appointed representative of Share In. The FOS has no jurisdiction in relation to any business undertaken under our new (unregulated) business model.

      What do I do if my personal details change?
      You are able to update your personal details (address, password, marketing preferences) via the platform in your account. You can add or update your bank account details via your portfolio.

      If you require any further updates, please contact us via the platform messaging service.

    • 3. Is CWU included in the FSCS?

      Investments are not covered by the Financial Services Compensation Scheme (FSCS). Please read the Risk Statement before investing.
    • 4. How will my personal data be stored?

      For comprehensive information about your data and our Privacy Policy please go to:
      https://www.crowdwithus.london/site/privacy-policy
  • General

    • 1. What happens if Crowd with Us goes out of business?

      CWU structures loans to borrowers, secured over real estate assets. All securities are ring fenced from CWU as they are held on trust for the investors whose monies are committed through the company to the constitution of the relevant loan. This is outlined in the security trust deed for each individual project. In the unlikely event that Crowd with Us were to go out of business, the Trustee would not be affected. The projects themselves, owned by separate SPV’s would unlikely be effected as each property is totally separate from the assets and liabilities of Crowd with Us.

      Each property is purchased through an individual SPV, meaning no single property’s financial performance can affect another’s, and each property is totally separate from the assets and liabilities of Crowd with Us.

      In the unlikely event that CWU were to go out of business, an alternative external manager would be brought in to take over the management of the affiliated properties.

      Any funds held within your e-wallet account and not yet invested in a property, are held separately to any company funds and would be returned to you.
    • 2. What happens if a project I’m invested in runs out of money?

      CWU tracks the progress of all projects it has loans out on by staying in regular contact with all its borrowers. It shares this information with those invested in each project through its monthly investor updates. As such, were a project to be heading into difficulty, it’s likely we’d be aware of this well in advance and would work closely with the developer to come to a solution.

      In the event that this was not possible and we were not able to raise additional funds for the project or step in to rectify the situation and/or it was in default, third party receivers would be instructed in order to recover funds.
    • 3. If a project on the platform that I’m not invested in encounters problems, will that affect me?

      Each loan is secured against the property owning company and underlying assets, meaning one company encountering difficulty will be ring fenced from any other. As such, whether you’re an investor in this company or not, it’s problems will be limited to this company and will not affect any other projects on the platform.
    • 4. Will I be able to speak to anyone if I have a question or problem?

      Whilst we encourage you to check the website, as most of the answers to your questions can be found there, we are available to answer any queries you may have in person.
    • 5. How can I make a complaint?

      We aim to deliver a superb service every time however we also understand that sometimes things might go wrong. We can usually resolve most issues straightaway, so please email us at info@crowdwithus.london or call us on +44 (0)207 190 9900 to tell us how we can help.
      So that we can help you, you’ll need to tell us:
      • Your personal details
      • What's gone wrong
      • What you want us to do to put things right

      We'll be in touch with you as soon as we can and let you know what will happen next. We'll try to resolve your complaint within three working days of receipt. If we’re unable to do this, we will write to you acknowledging that we have received your complaint and the next steps that will be taken.

      For more complex issues, it's likely that we will need longer to look into what's happened and we may ask you for further information to help us reach a positive outcome. We'll give you regular updates. Once we've dealt with your complaint, we'll go back and see what we can learn from your experience to improve our service.