Lang & Ward
City Office, London, E14
1.5/5, 14 reviews
28% recommended
50% sales valuation accuracy
38% sales fee satisfaction
56% lettings valuation accuracy
42% lettings fee satisfaction



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“Significant Problems...”

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Feb 28,2019
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By: 'Rogi'
Feb 28,2019
9 people found
this helpful
I am a landlord and have serious problems with Lang and Ward that relate to the non-payment of rent, illegal subletting, misrepresentation and possibly other types of fraud.

I am currently using a private solicitor to protect my interests against Land and Ward and wish to prevent future tenants / landlords from suffering a similar fate that I did by working with the above named company.

I would be happy to reveal more details about my on-going legal case against Lang and Ward, provided enough interest. This will allow us to combine efforts against rogue estate agents, and to substantiate a court case.
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By: Kate Okoli
Mar 14, 2021
LETTER BEFORE ACTION FOR BELL FOR DEFAMATION OF CHARACTER

I am quite surprised to see this deliberate lies and unfounded malicious and vexatious post put out here by Bell Oomerjee even though she knows I never met her, neither do I have any dealings with her or her husband.

This woman cannot play the victim after I was duped by her assigned estate agent and even when it was brought to her attention rather than resolve the issues by fixing the badly leaking roof of her building and applying for a HMO licence which was what was agreed with her fraudulent dishonest estate agent; she pretended not to understand what a HMO licence is.

This is a woman trying to play smart by trying to play the victim
She was not duped by anyone. She and her estate agent are the dupes here.
I say this because if she was a honest person, she would have nothing to do with a fraudulent estate agent like Stratsmore group.

This woman Bell Oomerje conspired with her estate agents Stratsmore group to dupe me and my husband of the sum of £18,000 and immediately the money got into their hands through the estate agent, they turned round and changed the locks of a property which was agreed in a signed contract to be leased to me on a 3yr fixed term .

Who ever leases a property on a 3yr fixed term then turns round and changes the locks couple of days after receiving huge payments .? Huh?
just because we insisted that all repairs be carried out as agreed and we also insisted that they provide us with prove of confirmation that the property has a HMO licence as agreed with the estate agent. They lied to us about the status of the property and tried on more than five different occasions to unlawfully evict us from the property.

The contract was vitiated firbav,an, of performance by the estate agent,
This is an estate agent who double lets different properties to different u suspecting members of the public simultaneously.
What they met with in our case was a resistance which they never expected and this was the beginning of the battle as we insisted on a refund, payment of compensation for loss of earnings and also other negligence claims put on for breach of contract, false misrepresentation and fraud.

I have confirmation of different calls put through to the police with police reference numbers.

As a matter of fact the police attended the premises of Stratsmore group on several occasions when I started having death threats from them after I was swindled by them and I insisted on a refund if they fail to make sure the property is habitable for my potential tenants and also has met with the government legislature regarding HMO licence

Bell Oomerje put out a sub standard property which she stealthily converted into a 7bedroom HMO and still left it as a single 2bedroom house without a licence and without notifying the local Authority of the change of use just because she didn’t want to apply for a HMO licence and also to evade tax.
This woman is a con artist per excellence and yet she has the audacity to come here and play the victim.
This is a rogue landlord who knows exactly what she was doing.
This case is in court for fraudulent misrepresentation and I have every reason to believe that this woman Bell Oomerjee was working hand in hand with the fraudulent estate agent to con members of the British public while she remains in the background, she uses the Estate agents to carry out her plot and they then share the booty and move on to the next unsuspecting victim.

The very first time Bell Oomerjee contacted me after the police gave the estate agents a final , warning never to contact me again, Bell Oomerjee proposed to me that she would rather work directly with me and I then told her it was simple, this was a 3yr lease and monies has been paid. All I ask was to fix the leaking roof and apply for HMO licence so we can safely carry out our business but she refused feigning ignorance that as far as she is concerned, the property is not a HMO.
How can a 7bedroom house consisting of single rooms all en-suite, no living room , over 3floors, built by a person not be known to be a HMO.?
It was layer I realised that this must have been a conversion carried out without planning permission by Bell Oomerje to defraud and to evade the key end of all neccessary bills for profit maximisation by Bell Oomerjee who claimed to be a qualified teacher running a school in the U.K. and yet doesn’t understand the property she owns needed a HMO licence to operate.
At this point she responded in an email that she wasn’t aware the property is a HMO,
She lied. She knew. Only tried to beat the system .
I have every reason to believe that Bell Oomerjee was working hand in hand with her assigned estate agent Stratsmore group to fraudulently obtain money from members of the British public under false pretences that they are leasing properties to them
They always target black people.
I was their victim and I lost £18,000 paid to Stratsmore group through bank transfer.

The moment money gets into their Hands; they come in forcefully and change the locks threatening you with all kinds of unimaginable things .
Unlawful eviction here in the U.K. ! This is how callous and unlawful they can get.
They carried on as if they were a law unto themselves thinking that they could intimidate us because we are blacks,
It was a battle until the police were invited when I was attacked and hit on the face.
Bell Oomerjee then changed the story and claimed I was arrested.
All lies.
I will need to institute further proceedings against this dishonest lying woman who lies compulsively because she knows she has been caught out,
What she is doing right now is being vindictive. This is clear victimisation and character assassination which must be addressed and out a stop to .
Unfortunately they met their match on this occasion as each time they tried to change the locks, the police where called in.
Unfortunately because of their disruptive behaviour it was difficult to carry out business from this premises, we could not operate the HMO because the property had no HMO licences as agreed
Also the whole property was leaking and badly filled with mould and damp.
There were huge rats everywhere and all potential tenants where scared off and asked to leave by Stratsmore group and Bell and her husband.
We lost over £65,000 excluding the capital invested into this business and yet this callous woman has the audacity to spew out this lies.
I am quite happy to produce all documentary evidences to substantiate my response to Bell Oomerjee post.
This is a woman who is dishonest. She converted a property to a 7 bedroom property without permission of the local authority as we later found out this was why she didn’t want to apply for a HMO licence.
In her deceptive mind that property is to be occupied by one family. How laughable and preposterous. ,


CEASE AND DESIST.

In rounding up, I will like to use this medium to finally demand that Bell Oomerjee retracts this malicious allegations posted on this thread within the next 7 days failure to which, I will institute legal action against her for defamation of my character.
Bell and her estate agents are the fraudulent people. They work as a syndicate using their property to con hard working members of the British public while pretending not to understand what their assigned estate agent is doing with the public.
I still have £18, 000 of my money held by Bell and her assigned estate agent and more so this matter is in court. I don’t know why she did not attend court on two separate occasions now .
They know they have no case.

I have also reported this fraud to the regulators of the estate agent.
This same estate agent keep changing their names, changing the names of their directors and changing their business premises.
I was duped by them and I lost money yet I am being falsely accused by a woman who worked hand in hand with them.
There has been two adjournments which took place now as a result of failure by Bell to attend the hearing. Rather than allow the courts to handle this case of fraud carefully planned out by her and her estate agent, she has resorted to name calling and character assassination even though she knows fully well that at no time did I have any dealings with her
What a vicious wicked liar she is.

I am the victim here and should be paid compensation for all the distress caused me and the loss of business and all that we Invested into that business.
Rather than address issues with her fraudulent estate agent Stratsmore group Bell Oomerjee joined with them to rip us of this huge sum callously without thinking they did anything wrong.

I paid the sum of £18,000 to Stratsmore group and also signed a 3 yr lease with them and yet they failed to issue me with a licence and to address the major repair issues in the property including the rat infestation.
How can any one trade from such s premises without a HMO licence.
The agent by his conduct breached the terms of the lease agreement that is ehh the matter is in court.



Stratsmore group lied about the state of the property to me that the property was ready to be leased with all appurtenances and required HMO licence which they will provide.
I later found that the property had no HMO licence and needed to be fixed.
The whole roof was leaking, the garden was in a mess, there was no internet cable connection, no telephone cable and so many other things.
The window railings were not fixed , the hot water was not running, the whole building was badly infested with gigantic rats as big as a new born baby
I continued sending emails to the estate agents requesting that all of this be fixed and that was the beginning of my nightmare.
At this time they already had our £18,000 with them and we were at their mercy.
What they did next surprised us.
They forcefully broke into the property and changed the locks.
Remember this is a 7 bedroom HMO which was recently converted.
It will appear the landlord Bell Oomerje intentionally did not want to apply for a HMO licence just to evade tax and to mislead the local authority .

My name is Mrs Kate Okoli. I have been inundated with calls and messages from friends and family about the issues surrounding Stratsmore Properties Ltd who is an agent working hand in hand with one Bell Oomerjee a lady who posted a false and unfounded allegation against me on this thread on the 6th December 2020.

I do not know this woman from Adams neither did I ever have any dealings with her before until she sent me an email last year after I took her agent to court concerning an issue of fraud and a void contract entered into with Stratsmore group.
I have every reason to believe that the said Bell Oomerje who is now trying to play the victim card all along knew what she was doing and connived with her assigned Estate agent to defraud me of the sum of £18,000 . I have all documentary evidences to show this and will have to take steps to institute legal actions against Bell Oomerje for defamation of my character if she does not henceforth desist from further putting out vexatious, malicious and unfounded allegations against me even though she knows the truth about what transpired between me and her assigned estate agents.
I had nothing to do with this vindictive callous woman called Bell.
I saw an advert on Facebook put out by Stratsmore group Ltd advertising a property in Canary Wharf and another property in Landsdowne road Seven Kings.
I called the Estate agents and made my intentions known to them that I wanted to lease the property for 5yrs. I never dealt with Bell Oomerje. As a matter of fact the estate agent told me that the landlord was based abroad and they had been given a free hand to manage the property. I was also told they could only lease out the property for 3yrs and that subsequently they could extend the lease.

Little did I know I was dealing with a syndicate of fraudsters who put out properties on Facebook marketing platform out there just to mislead members of the public and immediately money gets into their hands, they forcefully try to evict you and change the locks threatening you with death and all kinds of harmful practices.

This group of people work as a syndicate and they operate as if they are a law unto themselves. They work hand in hand with landlords around London and its metropolis.
Bell Oomerje is one such landlord working with this fraudulent estate agents.
What they do is that they take huge sums of money off members of the public, change the locks to the property, use threat and physical abuse to scare their victims away and then re - enter the property whole looking fir their next victim
I have every reason to believe Bell Oomerjee is part of this scam,
This was my experience with Stratsmore group.

The guy I dealt with was by name Ayan Malik. They then brought another guy is Ramsey de Devidoley, then Ram, they keep changing names. Every attempt to meet Ayan Malik in person was avoided.
These are fraudsters working hand in hand with so landlords here in the U.K.
If you are a landlord here, look out for Stratsmore group. Beware.

The matter with Stratsmore group is still pending in court, if Bell Oomerjee is convinced that she has a case, she should produce all evidence that I had any direct dealings with her.

I shall proceed to onstitite legal actions against Bell Oomerjee for this character smearing and unlawful victimisation.
Enough is enough.
By: Linda
Dec 09, 2020
@Bel Oomerjee

Kate Okoli and her husband are trying to get 1st Noelle Holdings struck off. You should write Companies House quickly to stop this process. Notify them that you already have litigation against the company.

Good luck
Attachments

By: Linda
Dec 06, 2020
@ Bel Oomerjee - You should report her to the SRA. Kate Okoli is a practising solicitor and she has numerous judgements against her including the judgment from Barkingside Magistrates court.
By: Bel Oomerjee
Oct 13, 2020
I have also been conned by Stratsmore Property Assets Ltd, previously known as Lang and Ward.
They acquired my property in June 2019 on a rent guarantee bases, then sublet it to 1St Noelle Holdings Ltd ( director Kate Okoli)
Stratsmore paid me in total 3 months rent and then stopped. Kate Okoli continued to sublet my property but didn't pay Stratsmore therefore I didn't get paid. Stratsmore stopped responding to my emails and I instructed my solicitor to get a possession order. The hearing was set in March 2020, due to Covid- 19 it didn't go ahead. In total I am owed £42,000 upto October 2020. DO NOT USE this company. They are fraud. They will promise you a lot of things but will not pay you. Do not give your property to them or 1st Noelle Holdings Ltd.
By: Alex
Jun 08, 2020
Hello, I am also a victim of Lang&Ward, they owe me a year's commission and also took my tenant's deposit.
I tried contacting STARTSMORE ASSET MANAGEMENT (also directed by scammer ABDUL LATTIF) who opened office at the same address Lang & Ward used to be and I'm ashamed to say that they managed to convince me that they had no idea of the whereabouts of L&W agents and had received similar complaints.

They told me that they would get back to me with information and I waited in vain for MONTHS.

Only now did I realize that this equally scummy business has been dissolved.

Now my tenant is suing me to get his deposit back and this is putting me in a great financial difficulty!

I have contacted Tim from Daily Mail and am awaiting reply, anyone else I contact, who is taking L&W or has successfully recovered their money- PLEASE HELP.

Let me know who I can contact, email address or number. I want to unite and bring justice to all the victims of these disgusting fraudulent scammers.

Thank you
By: Dale Roberts
Jul 29, 2019
Lang and Ward were Oliver-Knights. These fraudsters have started company after company whenever their activities are exposed. See the thread on Landlord Referencing for further information. I was a victim of Oliver-Knights. The modus operandi is now a fine tuned system and thus far the perpetrators appear to have avoided all accountability notwithstanding my interaction with Action Fraud. I have been informed that on the 28th May 2019 Oliver-Knights were to appear in Court. This information is available on the Oliver-Knights Allagents review site.
By: Tim Stewart
Jun 20, 2019
Could anyone aggrieved by Lang & Ward please contact me asap at [email protected]. Thanks, Tim, for the Daily Mail newspaper
By: KB
Jun 09, 2019
Same issues as above. The tenant who signed up initially had left a year earlier and they had never told me and put someone else in property. Eventually being used for prostitution! Initially paid by lang and ward, then a care recruitment agency, because they said that their sister company and then different people every month. No deposit registered. When I threatened police and legal action they did a moonlight flit. It has taken a month to get flat back to standard. I suspect there is human trafficking through recruitment company and prostitution. I went to their offices unannounced and there was 3 bouncers at the door!! There is more to this company than letting out property!
By: Mark kemp
Jun 08, 2019
Have you guys still not been paid??
By: Rogis
May 19, 2019
Dear all,
I have just seen your replies to my earlier message with complaint regarding Lang & Ward estate agency. Sorry for being late -life...:)
Meantime, I noted that L@W changed their name at Roman road to Metro Rooms, did you see it ?
Anyway, I received so far replies from 3 people (steve, pw and yp ), some more may come later. Suggest we can start communicating with each other to get more details and decide on how to proceed further.
If agree with this, pls let me know. For safety, suggest we can start from emails. Mine is [email protected]. Pls also advise if you do not mind if I share your email with others ? Regards Rogis
By: stephen
Apr 13, 2019
same problem I reported them to fraud office but have not started a court case to recover lost monies. Happy to collaborate to share costs.
By: pw
Mar 13, 2019
yes - i have had exactly the same problems - can we not combine efforts on this?
By: Yana p
Mar 06, 2019
Going through exactly same thing . Scammers !!! Never payed a rent and never registered the deposit

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Opening Hours
Address

Lang & Ward
63 Amsterdam Road
Canary Wharf,London
Greater London
E14 3UU
020 7987 8411

Performance statistics
Services Valuation Accuracy Fees Satisfaction Min Price of property reviewed Max Price of property reviewed
Sales 50% 38% £280,000 £1,300,000
Lettings 56% 42% £1,257 £3,683
Review statistics
From Landlords From Tenants From Vendors From Buyers Other
1 6 2 1 0 0 0 0 1 3
Areas covered
  • E14
  • WC1H
  • E13
  • WC1
  • E16
  • EC1
  • E12
  • E20
  • SW1
  • E15
  • E1
  • E7
  • E1W
  • E12
  • N1
  • W3
  • SE16
  • W5
  • SE1
  • NW1
Services offered
  • Sales
  • Lettings
  • Block Management
  • Surveys
  • Conveyancing
  • Mortgage Advice
Members of
TPOS Sales TPOS Lettings My deposits scheme Relocation Agent Network
Latest Properties

“Significant Problems...”

Share on :
Feb 28,2019
Minithumbdown
By: 'Rogi'
Feb 28,2019
9 people found
this helpful
I am a landlord and have serious problems with Lang and Ward that relate to the non-payment of rent, illegal subletting, misrepresentation and possibly other types of fraud. I am currently using a private solicitor to protect my interests against Land and Ward and wish ...
read full review
Comment on agent fees
N/A
Was this helpful? Yes
By: Kate Okoli
Mar 14, 2021
View all comments (13)
LETTER BEFORE ACTION FOR BELL FOR DEFAMATION OF CHARACTER I am quite surprised to see this deliberate lies and unfounded malicious and vexatious post put out here by Bell Oomerjee even though she knows I never met her, neither do I have any dealings with her or her husband. This woman cannot play the victim after I was duped by her assigned estate agent and even when it was brought to her attention rather than resolve the issues by fixing the badly leaking roof of her building and apply ...

“WORST AGENCY YOU CAN USE...”

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Jan 31,2019
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By: 'Sleepless'
Jan 31,2019
6 people found
this helpful
Regret giving this agency to let out my property. Each month you are not certain if you will get your payment. Giving me sleepless nights each time the payment does not come in and if it does, it is irregularly. They claim to be a ...
read full review
Was this helpful? Yes
By: Rogi Shannon
Feb 21, 2019
View all comments (1)
Dear Madam/Sir, Please disregard this message if you feel this message is intrusive. Responding to your comment, I am a landlord and also have a problem related to the non-payment of rent, illegal subletting, misrepresentation and other types of fraud. I am using a private solicitor to protect my interests against Land and Ward, as well as another company known as William Huxley, and to prevent future tenants / landlords from suffering a similar fate that I did by working with the above ...

“Not longer registered with PRS...”

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Jan 28,2019
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Soulla
By: 'alee'
Jan 28,2019
5 people found
this helpful
Very disappointed, they rent my house out for 4 months now and always pay rent late. The agent is now disappear and no longer registered with PRS since the 24th December 2018, they are trading illegally. They took 1 year fee and not paying December rent. Will deal ...
read full review
Comment on agent fees
Charging for 1 year for 4 months service is fraudulent.
Was this helpful? Yes
By: Mokbul Islam
Aug 22, 2019
View all comments (1)
Dodgy Company. Close Lan & Ward, then open Stratmore Asset Management now it's dissolved will open another one. Taking people hard earn money and gone. Such a low life. Destroy in hell ...

“BEWARE OF THESE THUGS !!!!...”

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Jan 28,2019
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By: 'MO'
Jan 28,2019
4 people found
this helpful
They are a scam company who use the tenants monthly rental payments as an overdraft to run their own estate agency and lie to the Landlords day in and day out quite bluntly. Especially They never bother to reply or return your calls and their ...
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Comment on agent fees
Not worth the service.
Was this helpful? Yes
By: Yasmeen islam
Jun 19, 2019
View all comments (1)
Bunch of scams!!! One of the biggest is shaidul islam who uses different names all the time sometime Faz sometimes Mo! They took my money and then never even let me have the property! The estate agent always tried it on with me! Scammer and unprofessional ... turns out the guy is getting a divorce and avoiding maintenance. Every time I call the office it turns out all the management are on holiday or lunch break ...

“Abysmal...”

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Jan 28,2019
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Ziya
By: 'Lyida'
Jan 28,2019
2 people found
this helpful
A terrible service provided by an agency that has either gone bankrupt or continues to ignore my communication after they consistently paid my rent two weeks' overdue, and from December 2018 onwards did not pay it at all! Highly disappointing, would definitely recommend avoiding....
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“Do not lease with them...”

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Oct 30,2018
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By: 'Hot'
Oct 30,2018
3 people found
this helpful
They are liars*. They take advances and deposits from tenants and do not give them to the landlords. Do not trust them...
read full review
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By: Sam
Jan 12, 2020
View all comments (1)
This is the worse agent ever ! Crooks who keep your rent . ...

“Fake...”

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Jun 17,2018
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By: 'Do'
Jun 17,2018
3 people found
this helpful
READ! This Estate agent uses fake names to con people, the two main con artists behind the scenes/ not returning people deposits are Mr Adnan Iqbal and Mr Shaida Islam. The reviews are fake made by them to win your trust! Best of Luck dealing ...
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Comment on agent fees
not registred with any gov deposit scheme! your not getting your money back!!!
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“Terrible if you want any information or communication....”

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May 16,2018
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By: 'Katrina'
May 16,2018
2 people found
this helpful
Tenant late with rent they didn't notice 5 -6 calls before anyone that knew anything could comment. They don't have access to accounts department?? Ziya never ever returns calls although everyone very nice, apologise and promise he will phone. Tenant stopped paying council tax and I ...
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Comment on agent fees
Would be ok if they did anything for the money
Was this helpful? Yes
By: Yana P
Feb 01, 2019
View all comments (2)
I let my property out with them got the first month rent and that is it . Ziya never answers his phone , agency's numbers never work . Looks like complete SCAM ...

“stay away from them...”

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Mar 27,2018
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Ramses
By: 'nevermind'
Mar 27,2018
1 people found
this helpful
Please stay away from these agents. I offered the asking price for a property and had to pay a holding deposit to get the referencing process started. Once they had my money they never sent my any forms for the actual process. A week later ...
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“1. THIS AGENCY IS FAKE ( LONG TERM GOAL - CLOSE / RUN) 2. ......”

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Jan 27,2018
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By: 'ALICE'
Jan 27,2018
2 people found
this helpful
1. THIS AGENCY IS FAKE ( LONG TERM GOAL - CLOSE / RUN) 2. I USED TO WORK WITH ABOVE PEOPLE 3. FAKE NAMES ARE BEING USED - ASK THEM FOR THE PERSONAL ID - DIFFERENT NAMES – TRY IT 4. BEEN INVOLED IN PAST FRAUD AGENCY 5. WORKED WITH THEM VERY CLOSLEY – ...
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Comment on agent fees
Fees - up front cost -
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“Exceptionally BAD service * finally refused to give back the holding ......”

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Oct 18,2017
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Ramses
By: 'Tenant'
Oct 18,2017
4 people found
this helpful
Exceptionally BAD service * finally refused to give back the holding deposit even when they renegotiated the initial agreement. I lost the holding deposit, which they refused to transfer back although they renegotiated the initial agreement. ** They attribute all the cheating to 'miscommunication' if you threaten ...
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Comment on agent fees
Market average
Was this helpful? Yes
By: Customer Service
Oct 25, 2017
View all comments (1)
Thank you for taking the time to write a review of your experience with Lang & Ward. We do take customer service very seriously so it is always disappointing when a customer's expectations have not been met. We would appreciate if you could please email [email protected] with further details so that we can look into this. Kind regards ...

“Professional and friendly.I found Bernedette to be exceptionally compliance, ......”

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Aug 25,2017
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Bernedette
By: 'Huma'
Aug 25,2017
2 people found
this helpful
Professional and friendly. I found Bernedette to be exceptionally compliance, helpful and benevolent. She was easily contactable and immediately responded to my enquiries. Ziya was fairly patient when handling the transaction. Overall Land & Ward made the tenancy process easy and expeditious. I would highly recommend ...
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“This company has scammed so many people , I have finally ......”

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Jun 18,2017
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Bernedette
By: 'Abrar'
Jun 18,2017
2 people found
this helpful
This company has scammed so many people , I have finally got a outcome , this company also opened a new company called L&W , also scammed allot of landlords and tenants. I have finally got the person behind this all, Osman Malik who was also known ...
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Comment on agent fees
Used to be called Guy Salmon Estates ! To everyone that has been scammed by this company contact me in order to get justice: [email protected] My name is A.Khalid & I was a director of this company.
Was this helpful? Yes

“Ziya has so far been helpful and in-time in my ......”

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Jun 13,2017
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Ziya
By: 'Soh'
Jun 13,2017
3 people found
this helpful
Ziya has so far been helpful and in-time in my dealings with him regarding the letting of my apartment in Albany House recently, although I would wish my apartment can be let out faster :), and the fee collect monthly....
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Comment on agent fees
market rate
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No fees information available
Kindly note that legally, letting agents need to publish information about their tenancy fees, government-approved redress schemes and client money protection schemes on their website and on third party websites (on which agents are listed). For properties to lease/rent in England, agents need to keep this information up to date and precise on allAgents or specify within the property description.

Complaints Procedure

If you have a complaints or suggestions please e-mail [email protected].
Last updated at 11:33 AM 04/06/2019 by allAgents

Awards won by Lang & Ward, London E14 3UU



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