Unveiling the Secrets: The Untold Truth of SWENNO PROPERTY INVESTMENTS

Unveiling the Secrets: How My First Off‑Plan Investment Unravelled (and What You Can Learn)

TL;DR: What started as a promising off-plan purchase quickly devolved into frustrating delays, unfulfilled promises, and significant financial loss. In this post, I confidently share the exact timeline, highlight the major red flags to watch for, and provide a comprehensive 7-step due diligence checklist to protect your next investment.

Where It All Starts: Behind the scenes

In late December 2015, I embraced an exciting new adventure in property investment, guided by a dream that had blossomed during my teenage years. My journey kicked off with the thrilling purchase of a gorgeous penthouse at the Renaissance on Turtle Creek in Dallas, Texas. I navigated the process with determination and expertise, completing the purchase in just 12 days—a true reflection of my passion and commitment as a realtor in the area. I felt empowered and ready for the challenges and triumphs that lay ahead!

At that time, I had just moved to Dallas to reconnect with a former sister, although we've since lost touch, and I was also engaged to the incredible love of my life, Rick Marshbanks. December was an exhilarating whirlwind filled with the excitement of property viewings and the delightful chaos of wedding dress shopping in London. I embraced the joy of anticipation as I prepared to embark on both a new home and a new life together.

During one of my flights, I received a friendly email from James at Experience Invest, urging me to set up a meeting. This led to an excellent connection with Scott Edgcombe, who was instrumental in guiding me through my next steps. As soon as I landed in London, I acted quickly and acquired an off-plan property in Liverpool (L1 4EW) within two weeks. This direct purchase streamlined my investment process and boosted my confidence. After returning to Dallas, I began preparing for an exciting move to Arizona with Rick, feeling like a rising star in the investment world, brimming with hope and ambition.

Then, just weeks later, Scott reached out with news of a fantastic off-plan development in Manchester that truly captivated my interest. I couldn't wait to dive in, and by April 2016, I was overflowing with optimism, genuinely believing that I was on the path to achieving my dreams!

However, life took an unexpected turn. My relationship with Rick faced challenges that left me heartbroken as I packed up my belongings and organised my furniture in June 2016. Starting my life anew in London felt daunting, yet I was determined to embrace the challenge and rebuild stronger than before.

Fast forward to 2019: my Liverpool property was finally completed, and I couldn't wait to start collecting rental income! Life was beginning to take a beautiful turn, and I felt a renewed sense of hope. But just eight months later, in March 2020, I received a letter that shook me to my core regarding my other investment, The Residence in Manchester. My apartment was located at IRWELL Tower, No. 17.05. The news hit me like a punch to the gut as the developer, Elliott Lawless Group, announced that over 200 investors, including myself, had to brace ourselves for the unfortunate news that the development had gone into administration.

As shock settled in, I felt my heart sink. I vividly remember watching the news unfold about the devastating COVID-19 pandemic, with stories of hardship and heartache emerging from around the world. This unfortunate news weighed heavily on me, compounding the emotional rollercoaster I was already riding. I was grappling not only with the loss of my investment but also with the broader turmoil enveloping many others. It was gut-wrenching to find myself among the victims of a complex fraud scheme orchestrated by the E.L. Group. Their betrayal didn't just threaten my financial future; it left hundreds of investors, just like me, grappling with uncertainty and fear, highlighting the inherent vulnerabilities we face in the world of investment.

Despite the challenges, I remain hopeful and determined. This journey, with all its highs and lows, is a testament to resilience and the power of perseverance. There are brighter days ahead, and I'm excited to explore new opportunities and turn setbacks into stepping stones!

The news of the company's downfall hit me hard, arriving just months after my joyous return from Sydney. There, I celebrated my sister's milestone 40th birthday in a whirlwind of laughter and love, surrounded by family and friends who relished the joyous occasion. The contrast between that vibrant celebration—complete with heartfelt toasts, shared memories, and the warm embrace of loved ones—and the grim reality of the unfolding events was jarring. It marked a moment of profound disillusionment, as what was once viewed as a promising development in my hometown now crumbled before my eyes. I couldn't shake the sense of loss, not just for the business that had once thrived, but for the hopes and dreams it had represented for many in our community. The Reality — Delays, Distraction, and Derailed Plans. 

I had previously invested in the OWS Liverpool L1 project, which was another venture by the E.L. Group. Initially, the project was scheduled for completion in 2018, but unforeseen delays pushed the final completion date to March 2019. Unfortunately, the promised rental guarantee of 8.5% proved misleading, as the property wasn't available for occupancy until June of that year.

My Hard‑Earned Playbook — What I'd Do Differently

Here's the game-changing framework I wish I'd embraced right from the start:

1. Independent Build Verification

I'm excited to gather third-party progress reports and carefully review the dates alongside our planning records and contractor updates. This will help us keep everything on track and make any needed adjustments to ensure our success!

2. Escrow Reality Check

Understanding fund management, key milestone timelines, and the implications of unmet goals is crucial. I'm excited to explore these critical aspects of control and accountability with you! Let's delve into the details together!

3. Contract vs Marketing Language

It's essential for promises to reflect the contract. If it's not in writing, it may not exist. Let's ensure everything is clearly documented for clarity and trust!

4. Delay Triggers

Before committing, it's essential to set your "walk away" rules for clarity. For example, if there's a delay of more than 90 days without a formal update, it's a good time to reevaluate the partnership. This proactive approach not only safeguards your interests but also fosters open communication, ensuring everyone stays aligned and informed!

5. Lender Readiness

Embrace the full potential of your investment by thoroughly exploring the asset type! It's more rewarding than just skimming your financial profile. Let's discover the opportunities together!

6. Conservative Scenarios

Let's put this deal to the test! Imagine a scenario with a 15% rent decrease, an additional 3 months of vacancy, and a 1% increase in interest rates. I'm confident this investment will prove resilient and thrive, even in challenging conditions!

7. Maintain a Paper Trail

It's crucial to maintain detailed records of every call, promise, and document! These logs are invaluable when challenges arise and escalation is needed. Having a comprehensive record of your communications acts as a safety net, empowering you to tackle any situation with confidence and readiness. You've got this!

Emotional Truth — Resilience Isn't Pretty, But It's Powerful

The financial loss was heavy, but the mental toll can be transformed into strength. Resilience isn't about pretending everything is fine; it's about taking decisive action based on facts, not mere hope. It's about recognising when a "long delay" signals a "structural red flag," opening the door to new possibilities.

Red Flags I Missed (So You Don't Have To)

• - Notice of uncommunicated changes in deadlines
• - Lack of formal letters regarding these changes
• - Insufficient supporting evidence for progress updates
• - Unclear definition of "guaranteed" benefits in the contract
• - Proposal to collaborate for clarification on these points

Your Checklist — Pre‑Commit, Pre‑Exchange, Pre‑Completion

Pre‑Commit

When evaluating potential projects, it's essential to delve into the research developer's track record, assess the planning status, understand construction financing options, and review their previous delivery history. This comprehensive approach not only highlights their capabilities but also ensures a smoother journey from concept to completion.

Pre‑Exchange

Enhance your peace of mind with robust longstop clauses, reliable escrow protection, and independent legal guidance. These essential elements ensure that your interests are safeguarded every step of the way!

Pre‑Completion

Let's kick things off with solid groundwork! First, we'll create strategic lender valuation plans that set the stage for success. Next, we'll tackle the snagging process to ensure everything runs smoothly. Don't forget about securing the right insurance coverage for peace of mind, and let's also build in some cash buffers to keep us ready for any surprises. Together, we'll carve a path to a robust financial plan! 

About the Author

Sarah E. Stephenson is the CEO/Founder of SARAH WENNO PROPERTY LTD and SWENNO INVEST LIMITED, the voice behind The Unapologetic Boss Lady, her upcoming book. She shares real case studies and practical frameworks to help investors protect their time, money, and well-being.

Last updated: 28 February 2026