The best way to get control of the management is to set up a "right to manage company" and try to get the majoritory of leaseholders to support the RTM. The Lawless apartments are now run by Urban Evolution after UB fell out of favor.
Check out the leaseholders charity for help and advice
https://www.leaseholdknowledge.com/advice/right-to-manage-summary/

2023, Elliott Lawless is still trying to build more student accommodation and put more innocent investors through hell. This is now a public safety issue. How can the same person do this over and over with so many different company names. When will the government step in and stop this?

https://www.liverpoolecho.co.uk/news/liverpool-news/elliot-lawless-launches-planning-appeal-26235809

If you are reading this in 2023, I think the time to go round in circles has gone all investors at QPL needs to take over the management of QPL, you are not getting any income because UE charges £520 service charge for a tiny space of and £300 for student finding, If this 2 costs are eliminated we all will receive rental income and put this nightmare behind us. I have heard about a group of people that sacked their service providers and decided to do everything by themselves, the ended up contributing £5. At the moment at QLP £520 X 399 rooms = £829k every year, it makes you wonder what they are doing with this. It is a cash cow for them.

I saw a Facebook page here and I have requested to join if it still active, we need to take back control.

Hi all.

As a leaseholder of a student pod in Queensland Place Liverpool, I've recently received a demand for ground rent from the freeholder's solicitors that hasn't been billed since 2017 and is now around £1,500!! Unbelieveable. Have anyone of you been billed as well? Why we haven't had this flagged up or the demand made earlier I've got no idea but I have contacted the freeholders solicitors asking the same question.

Urban Evolution has not sent me a single penny ever since they took over in 2020. They bill me regularly for service charges which I pay promptly but they have decucted so much money for one thing or another that I have received nothing. They keep sending conflicting statements saying I owe them money in one and that they owe me money in another. I have recently been asked to provide them with my bank details as they don't have them. Come on, is this a joke. How are they managing a property and collecting the rent for me since 2020 if they don't know where to send the payment!!

If anyone of you want to get in touch to discuss this and to combine our forces together as leaseholders, please respond to this post and lets get together to change the management company for our properties - The Right to Manage gives qualifying leaseholders the right to take over the management of their block through a Company which they have incorporated for the purpose (“the RTM Company”).

Please join https://www.facebook.com/groups/562100208978023/ to share ideas and experiences

Hi there,
I am an investor of Queensland place Liverpool but not getting rent.can anyone advice me how to get back my guaranteed rent from Elliot group .I tried on line but they are saying more than one person,s claim can't be proceeded. Paper claim is asking post code. I am physically disabled, is not paying my rent is a violation of human rights ?
Kindly someone guide to get back my rent.
Thanks and kind regards.

Terrible service from Urbanbubble, no final statement, no reconciliation, missing payments, erroneous charges and exit fees. Emails not responded and never signed so you never know who you are dealing with.

As for Elliot Group having same issues as everyone here.

Rob you were lucky, on a recent search there were 34 CCJ's all unpaid for Wolstenholme Square Developments.

Fiz would love to connect and learn more - moordesignersatgmaildotcom. Thanks

I note all above have the same complaint I am sure none of you been able to recover a penny though court Some solicitor will claim to do business on no win no fee but watch out for disbursements In any case as solicitor claim Elliot has no money where will they recover the money from Elliot most likely has transferred his assets overseas and therefore safe. Can we not appeal to the Liverpool MP who in turn can have the Mersey side police wakeup and act against this serial fraudster

Both my brother and I own a unit in the 400 unit Queensland Place . As noted by others , Elliot Lawless has defaulted on his so called assured rent top up for the past 18 months . Despite sending useless communications that he will make good and increase the period of the top up guarantee nothing has happened . Then we find that Urban Bubble has been replaced by Urban Evolution and to date the last rental statements from Urban Bubble and rentals have not come and probably will also never come as UB has ceased to operate . So legal action was taken against Lawless / Queensland ( a. Police Fraud action lodged against Urban Bubble ) and we successfully submitted claims against Queensland Place , 116 Duke Street Liverpool ( DONT PUT THEIR SOLICITORS ADDRESS ) through the County Court Money Claims Centre ( online ) and as no defence was made by Queensland Place or Elliott Lawless , a Judgement for Claimant was given by the Court . Again with no payment made since the judgement was given , we have submitted an APPLICATION FOR THIRD PARTY DEBT ORDER against Queensland Place and named Elliott Lawless as the third party as he is the sole Director of Queensland place as it is futile to put down a random UK bank as third Party given that no such bank info , sort code or acct number is available for funds to be frozen . We now wait to hear on our application as third party debt orders freeze accounts . Given Lawless current escapades with the law and finding cash in his home and arrest , this method of legal recourse is one effective method to get him to pay . It needs patience and a willingness to pay the additional court fees ( which Eliott has to pay in the end ) but until we have a Queensland Place investor group , then individual action is the way forward ., Hope this helps others .

Hi
Looking for some advice.
We have two properties..one in Luton (Park Street) and one in Liverpool (Queensland Place)
Urban bubble are managing Liverpool and Opto Living are managing Luton.
Having trouble with both and are considering taking legal action.
Is there a group forum which we could join, or do we do it ourselves ?

Hey Terence, we all have similar issues and there is a group on Facebook you should join, Elliott Group Investors Community.

Hi Folks, my problems are also UrbanBubble and Elliot Group, own a flat in Norfolk House student accommodation, originally received guaranteed rent but as Elliot stopped paying then only received actual rent less expenses, then UrbanBubble got fired and their fees increased exponentially, investment turned negative for Jan-Feb 2020. UrbanBubble don’t respond to emails , anybody else with same problems, is there a group out there ?

Any of you people who are involved with Elliott Group and wish to get involved with trying to get your assured rent look for Facebook groups Elliot Group Investors Community and Wolstenholme Square Liverpool Investors. We are trying to communicate with all investors so please share.

Hi,Rob,
I am from Malaysia and I bought one unit at One Wolstenholme Square. I didn't received my guarantee rental since Nov'2018 till now. Recently only received live yield only . Can you share your experience on how to claim back the top up rental that promise by Elliot group and written in PMA. Thank you very much.

I hope Tim doesn't mind me advising you, he has set up a Facebook group for investors in "Victoria House Leeds Investors" which is also an Elliot development. It might be worth having a look at that. If you want to get some of your "assured rental income" from Elliot group you will have to take legal action. That is what I have done and I have received almost all of the assured rental that is missing from the top-up by the developer.

I invested into a property in Falkner Street. Again like everone one else, not been paid by the Developer Elliott Lawless, and Urbanbubble are a nightmare to deal with. Very happy to join a group to take legal action against Urbanbubble

Am in the same position. No payments made and completed in March. Urban bubble gave me Elliot group emails, however no response. Reading the above it seems I would be chasing the wrong cat anyways. Is there a group for investors to share experience and information and we attack this enmasse?

Got my statement for Q3 2019. Again, short of the rental income by these scammers ! It is clear that Lawless is not going to pay us now with all the rubbish talk of assurances blah blah. I have joined Tim's FB and I also encourage you victims to do so.

I have invested in this property as well Like all of you I have the same complaint All the signs point towards That Urban Bubble may seek liquidation Investors must act promptly and seek legal action I am prepared to join the group when one is formed
Kamar

Hi Rob/Tim
I am an investor living in Bromsgrove and an investor in Queensland Place, Liverpool and have the same problems with Elliot Lawless and Urban Bubble. I am currently placing the matter with my solicitor and would appreciate any further advice you can give. I can't give a number here but I'm not ex-directory

Peter Michael

Weird as it comes up for me. You can g-mail me, user name is timmyruss.

Hello Tim, I don't use facebook and did not come up with any results when searching for Victoria House Leeds Investors.

Hi Rob, I sued Elliot Group & their lawyers got in touch to say I'd sued the wrong people as my agreement wasn't with them. Obviously neither they or EL would clarify who exactly the agreement is currently with but I'll do some more digging. Would be good if you could get in touch with me via the FB group to discuss in more detail.

Tim, did you originally sue Elliot Property Consultancy? Is this the name on your agreement? The company changed its name on 19/01/2017 to Baltic Property Management which is still active, registered in UK and Elliot is the director.

Hello Tim, Do a search on companies house for E.L. (on your PC, I tried on the phone but got too many unconnected results) There is a Baltic Property Management company which he is the director but you must check what it says on your agreement with regards to who the contract is between.
https://beta.companieshouse.gov.uk/officers/LJmUwLqWRJW5EkPFEr3V3WzViy0/appointments
I have again applied to the court to recover the last 6 months assured income. Will see how it goes. Out of interest has EL sold the leasehold on your property?

Latest update on this - I made a claim against Elliot Group via MCOL and their lawyers replied that I was suing the wrong company - turns out that Victoria House is registered to a Seychelles-based company called Baltic Developments Ltd, which of course is outside UK legal jurisdiction, but has Elliot Lawless listed in a Panama Papers leak as the ultimate beneficiary owner. I am in touch with Elliot Lawless who keeps saying he has a proposal to solve the issue but refuses to put anything in writing.

Anyone who wants to get in touch can do so via the Victoria House Leeds Investors Facebook group which I started a few weeks back.

NB my September quarterly income statement was 1400 quid short - 700 of that from Elliot Group, the other 700 from Urbanbubble, with no explanation or communication as usual.

Having the same issue with them - Urban Bubble keep talking about 'live rent' but our contract is for a guaranteed rental income, not 'live rent' only. My quarterly payment was short YET AGAIN this quarter, but Urban Bubble don't respond to emails and refuse to give contact details for Elliot Group. Very shabby way to treat investors!

that's good news! I wanted to ask did you file the defendant as EG or another company name (as they use different company name for different developments) ? Also, did you file their address as the one based in L'pool? For Vic House development the address is registered offshore in Seychelles.

yes I got the full amount but obviously it cost me the court fee to process the application and I had to elevate the claim requesting a CCJ because despite the defendant agreeing he owed the amount he did not pay by the date the court specified. Now got all the money without going to court or having to pay any additional amount to the court.

Rob, did you succeed in getting your money back through the court ?

Rob, did you succeed in getting your money from developer as a result of you lodging through the court?

Rob, this is useful to know. Thanks for this.
Nope - checked the website again and still does not have a number. How can I connect with you directly ?

Hello Greg, I have now submitted an application through the small claims court to recover the debt. It is easy to do and if he does not pay will get a CCJ against him. You can do it on line at moneyclaims.service.gov.uk
I have a contact number for Elliot and you can also find contact details from Elliot group.co.
I will not publish his personal number here.
I would suggest that the only way we will get our money is through the courts so would suggest you also look at filing a claim. As this is two different developments we are claiming against two different Ltd companies so you should try as I have done to contact other investors from Victoria House and get together with them to file a group action.

Rob, I also bought a unit (Victoria House) developed by Elliot. They also owe me money and have broken their promises on payment. Urban Bubble tells me they are in touch with Elliot every day on top-up payments. Well, if i have received it I would not be writing this. Urban Bubble cannot even give me the contact number of Elliot ! Can you believe that ? ?Rob, i noted you are on another forum but I cannot access it.

Hi Rob,

I believe that you have also recently left us a poor review on google that I have just responded to.

To reiterate, urbanbubble are the managing agent for your property and we would have made payment to you of any live rent that has been collected on the property you own.

I understand that you have spoken to our investor relation coordinator on the phone who has provided you with information pertaining to your live yield agreement. I also note that you have sent emails in which have not been addressed to us but we have been copied into- please advise if it is these emails in which you are waiting for a response?

Kind regards

Katie