Risk Statement

Please read carefully.

Risk Summary

Estimated reading time: 2 min

Full risk statement here.


    What are the key risks?

    1. You could lose all the money you invest
      • Most investments are shares in start-up businesses or bonds issued by them. Investors in these shares or bonds often lose 100% of the money they invested, as most start-up businesses fail.
      • Checks on the businesses you are investing in, such as how well they are expected to perform, may not have been carried out by the platform you are investing through. You should do your own research before investing.

    2. You won't get your money back quickly
      • Even if the business you invest in is successful, it will likely take several years to get your money back.
      • The most likely way to get your money back is if the business is bought by another business or lists its shares on an exchange such as the London Stock Exchange. These events are not common.
      • Start-up businesses very rarely pay you back through dividends. You should not expect to get your money back this way.
      • You may have the opportunity to sell your investment early through a 'secondary market' or 'bulletin board', but there is no guarantee you will find a buyer at the price you are willing to sell.

    3. Don't put all your eggs in one basket
      • Putting all your money into a single business or type of investment for example, is risky. Spreading your money across different investments makes you less dependent on any one to do well. A good rule of thumb is not to invest more than 10% of your money in high-risk investments.

    4. The value of your investment can be reduced
      • If your investment is shares, the percentage of the business that you own will decrease if the business issues more shares. This could mean that the value of your investment reduces, depending on how much the business grows. Most start-up businesses issue multiple rounds of shares..
      • These new shares could have additional rights that your shares don’t have, such as the right to receive a fixed dividend, which could further reduce your chances of getting a return on your investment..

    5. You are unlikely to be protected if something goes wrong
      • Protection from the Financial Services Compensation Scheme (FSCS), in relation to claims against failed regulated firms, does not cover poor investment performance. Try the FSCS investment protection checker here.
      • Protection from the Financial Ombudsman Service (FOS) does not cover poor investment performance. If you have a complaint against an FCA-regulated platform, FOS may be able to consider it. Learn more about FOS protection here.


      If you are interested in learning more about how to protect yourself, visit the FCA's website here. For further information about investment-based crowdfunding, visit the FCA's website here.



Key Risks Continued


All persons who register as a “Champion”(the occupier of the underlying property who will also be purchasing a share of property) or '’Investor’' (the persons crowdfunding into the purchase of the property, which may also include the Champion) on this website should carefully read the following warnings before making any investment. 

CrowdToLive is a product owned and operated by Elite Capital and Management Services Limited, who are authorised and regulated by the Financial Conduct Authority (Registration Number: 822039)

To invest through CrowdToLive you need to understand the following important risks:


Your Personal Decision to Invest


A decision to invest in a property and/or the investment entity owning the property is a personal investment decision made by you and no responsibility for the consequences of that decision is accepted by Elite Capital and Management Services Limited or by any of its directors, agents, employees, subsidiaries or other members. 


Loss of Capital


The value of your investment can go up as well as down. This means there is the risk that you may not get back what you put into the investment, so you should carefully consider whether such investments are suitable in light of your own personal circumstances or speak to an independent financial advisor. You should not invest more money than you can afford to lose without altering your standard of living.  Elite Capital and Management Services Limited does not guarantee any return on investment nor that the value of any investment will be maintained. Engaging in any investment activity will expose you to a significant risk of losing all or some of your investment. 

Investors should be aware before entering into the investment, that their capital is at risk.  

For example, Investors capital is at risk if the property market falls and house prices drop.

Investment on the CrowdToLive site is not covered by the Financial Services Compensation Scheme (FSCS).


Lack of Liquidity


Please be aware that your share of the investment is highly illiquid and there is no active secondary market to sell this on. This means that there could be difficulty in selling your investment at a reasonable price or for any price at all.

If an Investor wishes to liquidate their share of the property they may do so by offering their shareholding to the other investors. However it should be noted that this form of investment is very illiquid and the other investors may not wish to purchase the offered shares. If this situation were to arise then you would be left with no option but to hold the shares until the investment is sold.

Investment in property should be considered as a long term investment that could require the shareholder to hold their position until the disposal of the asset. Even at that point the ability to exit will be dependent upon market conditions for the sale of the underlying property. Timing of the sale is also subject to completion of the transaction which could take several months.


Variable or Lack of Dividends


If property rental income is received, it will be paid to investors as a dividend net of any fees, costs and expenses. However, if a property does not produce rental income or if the rental income is insufficient to cover the costs and expenses of operating the property, then no dividends will be paid.


The Need for Diversification


Diversification helps reduce risk and investing in unlisted property shares should only be done as part of a diversified portfolio. This means you should only invest relatively small amounts in different properties and invest in other asset classes as well. Each investment in property shares should only be a small portion of the money you have available to invest.


Tax Liabilities


You are responsible for the payment of your own taxes from investing via our platform. These may include capital gains and/or income tax. We do not provide tax advice and if you are uncertain how investing will affect your personal tax position, you should seek professional advice before investing. Each entity you invest in may be liable to pay corporation tax. If so any returns you receive will be paid to you net of any corporation tax due.

Past Performance and Forecasts are not Reliable


The value of property and rents may go down as well as up and you may not get back the full amount you invested. Any projections of future performance are based on market data collected by Elite Capital and Management Services from third party providers and therefore Elite Capital and Management Services cannot guarantee the veracity of the data.   

Past performance and forecasts are not reliable indicators of future results and should not be relied on.


Currency Risk


Currency risk is the potential risk of loss from fluctuating foreign exchange rates when an investor has exposure to foreign currency or in foreign-currency investments.