grangeford.com Reviews 

there was apparently a change in freehold which nobody told usv about. The first communication I got was a threatening email from grangeford "possessions" demanding I pay over £1,100 in late fees for a £100 half annual ground rent. a demand for which I never got.

I was given until 5pm to pay via a "secure payment link", after which the link will de-activate and my flat will be forfeited. I ignored. I thought it was a scam, or joke, or maybe they got hacked. 2 days later, another member of "possessions" re-sends the same link, which apparently didn't de-activate, with the same threat: pay now or lose your flat.

I spoke to a lawyer friend. I applied to First Tier Tribunal on the grounds that the "fees" were extortionate, unreasonable and most likely fraudulent. The tribunal would also be quite interested to hear about Grangeford's pressure tactics to make you pay.

We also noticed that one of the fees was for "solicitor instruction". We were never contacted by solicitors. "Debt collection": we were never contacted by debt collectors. No copies of invoices for the costs supposedly incurred. We never got reminder letters or anything by post or email.

Things just didn't add up. There was no due process, communication or paper trail. Only threats and extortion, fabricated costs and lies to milk more money out of naive leaseholders.

My friend also asked if grangeford ever issued a formal invoice for the fees, which by law, must be accoompanied with a Summary of Rights pertaining to Administration Charges. This sheet tells you your basic rights, for cases just like these, just in case you don't know them. One of these rights is to apply to FTT for a determination of whether the administrative charges are reasonable. Needless to say, Grangeford doesn't want you to know this....

Applying to FTT is straightforward but does cost £114. It's worth every penny. As soon as I infomred the scammers of my application, their tone changed dramatically. They started communicating. The gentleman, at first cordial and friendly, seemed agitated and wanted to negotiate! Pay half the fees. After what seemd like a very quick consulation with his manager, he offered to waive all the fees. I explained that while I do appreciate the offer, I had already paid the FTT application fee. I wanted this case seen through to the end, so that, as my friend put it, we forge a precedent. And let it be known how the courts treat this. This agitated him further. He insisted, even begged me to close the application and even offered to waive the £100 rent. How kind! He then offered to take down my up to date information and ensure I safely receive all future communications timely.

Hindsight, and judging from all the similar experiences I'm reading, would have been much, much better go ahead with the FTT. You see, fraudsters like desprately try to keep all such history off the offical FTT record, where once their recorded, they cannot be removed. This is also a matter for the Serious Fraud office, which is exactly what this is.

What an absolute shower of shite this company is! The ridiculous admin fees they try to slap on people are a complete nonsense.

And the threatening letters? Used as toilet paper.

If you're dealing with these scammers, don't be intimidated into coughing up £100s in extra charges without questioning them first.

Google Grangeford and First-tier Tribunal (FTT). There are already published cases involving their charges, and some of the findings make very interesting reading!

Don't just take their word for it when they say you owe money. Check your rights, challenge anything that looks dodgy and get advice if needed.

Seems their whole business model is based on this scam....Karma is a b*tch!

Hi friends, Raffia, Eric, Alexander and Azam and mamy other victims. I am also affected/ victim as you.....we must (all the owners) be in contact to each other so as to work collectively against aggressor......The most important for me is we are individual but these Grangeford and their sub- companies like UrbanEvolotion ( has also increased service charges more than double), are powerful and they have salaried layers.
You might have observed that our apparentmental VALUES ARE GOING DOWN, this is because Grangeford plans to buy back these flats and due to thus reason He teases the flat owners so that they sell them in their terms. Each of us bought these flats £67K+ but currently very down and future is bleak.
Kindly join hands on one forum to gave a voice.
Nasir Ali

exactly the same as others!!
small invoice received 1st September - £328.66
£1000 added with no notice for not paying within 14 days. Just not right!

I received an invoice for a relatively small building insurance charge and, despite only receiving the bill on 12 August and paying the bill less than 30 days after receiving it, I was subsequently faced with around £1,000 of additional legal/late payment charges. I made payment to avoid further escalation, but the level of fees added to a relatively small outstanding amount is completely disproportionate.
The communication has also been extremely aggressive. Rather than receiving clear, reasonable communication and a proper breakdown of the charges, I received correspondence threatening legal consequences, with substantial additional costs being added.
What has been particularly frustrating is the lack of transparency and basic communication. I have repeatedly asked for an explanation and a proper breakdown of the charges but have still not received satisfactory answers.
It is extremely concerning that a company managing building insurance, ground rent and service charges can add such significant costs and then fail to provide a clear explanation of how those charges have been calculated.
My experience has been poor communication, disproportionate fees and unnecessarily aggressive legal correspondence. I would strongly recommend that anyone dealing with Grangeford carefully checks every charge and requests a full breakdown before making any payment.

I bought a small one bedroom flat in February. At the time it was impossible to obtain information about the ground rent. The solicitors for the seller refused to answer any questions. I have been copied in to emails between solicitors where Grangeford are demanding payment of over £1750 with no statement and no explanation and warning I may be in breach of my lease. This is the first communication I have had, indeed the first time I have heard their name. It seems that their way of introducing themselves is with threats. I have obtained their email address from their solicitors and written to them requesting a statement justifying the amount demanded, since I believe that they are obliged, by law, to do this with their formal request for payment. I will wait and see what they have to say. Right now, not impressed. IT GETS WORSE. Today they sent me an email threatening legal action if they were not paid £4441 by 5pm this evening. It came from "Billings at Grangeford", was a plain email from a woman called Rossi, no official insignia, no itemised bill, no explanation how it rose 200% in 2 weeks after I asked for a bill and agreed to pay whatever was owed. Threatening in the extreme. I think that a leaseholder is entitled to an itemised bill and that an email out of the blue from someone they never heard of demanding a red stripe payment out of all proportion with expectations is probably illegal. I don't know. It is terrifying. It feels like extortion. The owner is based in the Virgin Islands. I think we need to form a group to fight their tyranny. It seems widespread. Mafia tactics.

Not sure what to do but own a 1 bed flat in Woolwich arsenal where Grangeford has taken over the ground rent company. I received no letters or comms with regards to it being up and found out I owed £937 in addition to my ground rent amount of £300. Does anyone know how I can get my money back? As they are not responding to my emails and no-one is picking up the phone. Thank you

Be aware all others who recieve communication from this company.

They threaten first, before sending anything that is actually relevant.

Reply calmly saying, i am willing to pay what I owe and not a tiny bit more, and if you think what you are doing is legal, im happy for you to explain that in more detail.

They won't explain you anything, and therefore will drop your case until next time.

crooks. like others, these guys try to charge ridiculous penalties and charge £1200 for a late payment of ground rent that was under dispute. they are trying to hold the credit on record to be deducted at a future point of sale.
the business should be shut down.

And yet, they carry on threatening and harassing leaseholders with exorbitant penalties and legal fees through their chief con artist Frank Toni in Mill Hill. First Tier Tribunal is where they will end up and be challenged . Legal insurance policy will pay and these crooks must be brought to justice.

Utterly appalling company engaged in predatory, exploitative and threatening practice.

Purported to charge several of my neighbours more than £900 in late payment fees over a disputed buildings insurance bill which was only supposed to be about £200 per leaseholder. They also imposed a 19% administration charge, totally excessive, for arranging said insurance.

Unresponsive to emails except to threaten people with being evicted from their homes if they don’t immediately settle these late payment charges. They are racketeers and use freehold as a means to ruin people’s livelihoods.

They should face criminal sanctions. This is exactly why leasehold needs to be outlawed.

Dreadful company. I paid my ground rent and they didn’t accept that I had paid and so they charged me 1,371 as a late payment fee. They never return my money or my calls. Very dodgy

Scoundrels of the simplest sort, mendacious crooks as can be seen by the shortest search.

For legal reasons I might have to be careful with my words here…. but do not trust Grangeford! This company are unethical, they make up charges and use threats and extortion to try and extract money from their customers, especially foreigners. Never buy a property if this company are involved, I hope justice prevails and they see the inside of a prison soon for all their alleged crimes.

How are they allowed to commit what appears to be blatant fraud and nobody stops them?

Grangeford imposed excessive and unjustified charges after a single missed ground rent payment with no reminders or warnings. They ignored emails, including one from a local councillor, and refused to discuss the situation.

Their charges are not legally valid and will not stand up to scrutiny at the First-tier Tribunal. The only organisation that engaged properly was the Property Redress Scheme, who confirmed that Grangeford acted unreasonably. I have used their findings to take the matter to the Tribunal.

If you are having similar issues, go straight to the Property Redress Scheme. They will actually review evidence and help you build a proper case.

Update:

Following my original review, I raised a formal complaint with the Property Redress Scheme. They found in my favour and awarded me £468.50 for distress and inconvenience in relation to how this matter was handled.

During both the Property Redress Scheme process and the ongoing First-tier Tribunal proceedings, the company has not provided evidence to substantiate the level of costs charged, which remains a key issue in dispute.

If you are experiencing a similar issue, I would strongly recommend making a formal complaint through the Property Redress Scheme and FTT, as they will independently review the conduct involved.

This company is the definition of scammers ! They charge enormous late payment fees and they are threating people for repossession of their properties if you don't pay their unreasonable charges.
They provide no legal basis for their claims and they are bullies.
I cannot really believe that this is happening in the UK which is a country which has a reputable legal system. How can we get protection from these scammers ?

Grangeford have charged me exorbitant Ground Rent of £335 and they charged me £732 after a delay of 42 days. They have not replied to my letter sent over a month ago asking for breakdown of £ 732. They did not send any reminders. I am writing to them again. I have complained to the Ombudsman for Leaseholders.

This is an example of a " legal" scam. The law in the UK does not protect certain leaseholders from abuse, overcharging and bullying and Grangeford takes full advantage. A truly evil company.

Grangeford is a scam company.
They are just a money making so call company, runs from a small corner shop and they threaten people in very illegal way to repossess their properties and without any notice they put late fee 10 times more than the original bill.
Be careful with this company.

If I could give a minus, I would give them a minimum of -100, and that would be just the minimum. To describe Grangeford (Grabford is a better name for them btw) that ‘company’ : CROOKS (and that is me being mild)
@Trustpilot, can you implement a minus section in what to leave as a score please?