FREQUENTLY ASKED QUESTIONS

About Shojin

The Shojin group of companies has been operating since 2009 and is experienced in property investments and developments. Based in Central London, Shojin has a very experienced team of professionals with both property and finance expertise.

We help developers by solving funding issues through our extensive network of property investors and lending institutions. We also make it possible for investors to invest in property development projects and earn returns comparable to that of a property developer.

We carry out all due diligence on each project, and if they meet our stringent criteria, we offer to provide up to 90% of the equity required. We invest in every project ourselves and invite investors to invest alongside us. We oversee the project throughout to ensure it is on track and then we all share the profits at the end.

  • We co-invest in every project and share in the profits, ensuring that our interests are always aligned.
  • We have a team of experts who conduct 3 levels of due diligence on every project.
  • We charge no management fee and only charge a small administration fee to the project.
  • We offer investors returns comparable to those of property developers.
  • In the unlikely event of a loss, investors are paid out first before Shojin and the developer.
  • We have a strong track record of investing in successful residential property development projects.
  • We have an extensive developer network constantly bringing us potential development opportunities.

Shojin means the ‘Pursuit of perfection through hard work and perseverance.’ This is the ethos which encompasses everything we do as a company.

Although every project will be different, the following shows the typical path a project will follow:

  1. We review a significant number of projects each month and pick only those that pass our rigorous internal due diligence process.
  2. After a project has passed through the due diligence stages and has been secured, we will launch the investment opportunity.
  3. The next stage is to fund the project. A typical project is made up of both senior and junior funding. Around 70% of the total required costs of development are funded by the senior funder (usually a bank) with the remaining 30% raised by the developer. This comprises of developer (3%), our investors like you (25.5%) and Shojin itself (1.5%).
  4. Once the required funds have been raised, the site will be purchased, and work can begin. Depending on the project, this may be submitting a planning application or starting pre-construction works.
  5. Shojin Property Partners will oversee the project on behalf of investors and update investors quarterly on how the project is progressing.
  6. Upon project completion, the senior bank loan will be repaid first, and then the capital & profits will be distributed to investors, Shojin Property Partners and the developer.

Shojin Property Partners’ due diligence process informs our internal decision making and enables investors to make educated choices. The process features a number of escalations with an initial focus on location, broad market assessment and financial analysis. If the project looks positive, we then delve into values, costs, timings, debt and financial structures, which are checked and refined as we look deeper and deeper into each project. It is to this end that due diligence is adapted to fit the unique nature of each development.

Registration/KYC

The Financial Conduct Authority will only allow us to present our investment opportunities to investors who are considered appropriate to receive these types of financial promotions.

This is needed to comply with UK money laundering regulations to fight fraud, money laundering and financing of terrorism and to comply with MANGOPAY’s requirement to conform with its legal obligation related to its license as an electronic money issuer.

Investment

The typical length of our projects from the time you invest until your capital is paid back and you receive your profit share upon exit is 18-36 months. Timescales will vary from project to project and will be shown in the project memorandum for each project.

Typically, the minimum you can invest is £5,000, however this may change from one project to other.

A Special Purpose Vehicle (SPV) is a legal entity, usually a limited company, which will be formed to raise funds for the acquisition and development of the underlying property asset. There will be different SPVs for each property, so each project will be ring-fenced.

If the target funding amount is not met, and the project cannot proceed, any monies transferred for the project via MANGOPAY will be paid back to you in full.

Once you register on our Website, an electronic Wallet will automatically be created for you to transfer funds. You will be able to invest in a project once funds have been received in your Wallet. You can transfer funds into your Wallet using a debit card or a bank transfer.

There is a limit of £15,000 on debit card transactions set by our payment provider, MANGOPAY. There may also be a limit on your debit card set by your bank. Transfers in excess of these limits should be made by bank transfer or you can move partial payments over several days.

If you make a payment by bank transfer, you will need to use the Payee details below, along with the Unique Reference Number which will be displayed on the Website, having been generated exclusively for the transaction. This information will also be sent to you by email.

Payee Details
Bank Name:             Barclays Bank PLC
Bank Address:         1 Churchill Place, London E14 5HP, United Kingdom
Account Name:       MANGOPAY SA
Account Number:   93863484
Sort Code:                 20-00-00
Reference:                Use the reference details provided on the website

For international transfers, please use the following
IBAN Number:         GB09BARC20000093863484
BIC/SWIFT Code:     BARCGB22

Based on your bank’s processes, a transfer may take up to 5 working days to complete. If your bank uses the Faster Payments Service, your payment will normally arrive within a few hours. You will see the available balance in your Wallet once your monies have been received.

You can give us a call if you require any further information.

You will be emailed quarterly updates on the projects you have invested in. Ad-hoc updates may be provided for major milestones or key events on a project.

We generally accept investors from all countries, with the exception of the USA and any countries from which MANGOPAY does not process payments (Click here to find out more). If you are resident in any country other than the United Kingdom, your local regulatory regime may differ from that of the United Kingdom, and you accept that it is your responsibility to make sure that you act in compliance with any relevant laws or regulations which may apply to you as a resident or citizen of that country. Please see our terms and conditions for more information, and please feel free to contact us if you have any further questions.

Yes, note that you will need to provide additional information about the corporate entity, significant shareholders and directors.

Yes, we do accept ISA funds. Please see the IFISA FAQ section below for more details.

No. Payments can only be made by debit card or bank transfer.

Investments start earning returns as soon as you have invested into a project. Your investment will earn an interest rate of 5% per annum equivalent, until the project funding is completed or the project begins, whichever comes first. At this point all the accrued interest will be paid to your wallet for you to withdraw or place into another project. This way your money is working all the time.

Investors are entitled to a 14 day ‘cooling off’ period after an investment is made. Any interest that has been earned for that period will not be returned. You will need to call us to request the return of your funds. After the 14 days, you will be unable to cancel your investment.

Fees

We believe in aligning our interests with those of our investors. We charge no management fees but instead share the profits with investors once the project is completed. To help cover some of the transaction cost, we charge an initial administration fee equivalent to 2% of investor funds charged to the project. 100% of your funds are invested into the project.

We will not charge you for processing your transactions. Any charges for transactions will be determined by your bank. International charges may incur service charges or currency conversions based on your bank’s policies. Please check with your bank before initiating any transaction.

Exit & Returns

Your capital and any profit will be due back to you when the project has been completed and your money cannot be withdrawn until then. In extreme circumstances, we may endeavour to assist you in exiting the project early; however, this is subject to finding an alternative investor willing to take your position.

You will have a “cooling off” period for 14 days after you make your investment when you can call us for your monies to be returned to you. After the 14 days, you will not be able to cancel your investment.

Profits from any investments are returned once the project has been completed.

Security

Funds are held with MANGOPAY, in a segregated project account whilst the funding process is ongoing. They are totally separated from Shojin Property Partners and are only put into a project once the funding target has been met.

Shareholders’ rights will be set out in the Articles of Association of the relevant company. This will be one of the project documents you will need to review prior to making your investment.

The key risks associated with these types of projects are set out in our Key Risks document, and a list of the key risks of an individual project will be included as one of the investment documents. Returns from property developments are difficult to predict. The returns are not guaranteed, and your capital is at risk. We have sought to minimise the risks by carrying out detailed due diligence on the project and the developers. We then monitor the development works as the project progresses.

Yes, Shojin Financial Services Limited (trading as Shojin Property Partners) is authorised and regulated by the Financial Conduct Authority (FRN: 716765).

Any investments which you make on the Website are not covered by the Financial Services Compensation Scheme (FSCS). However any funds which you deposit on the Website which have not yet been invested may be covered by the FSCS. The FSCS can pay compensation if Shojin Financial Services Limited or any third party bank or investment firm cannot meet an obligation owed to an ‘Eligible Claimant’. The current compensation limit is £50,000 in respect of investment business. Further information about the FSCS (including the amounts covered and eligibility to claim) is available at www.fscs.org.uk or by calling 0800 678 1100.

Each property investment is ring-fenced from the assets and liabilities of Shojin as well as from all other property investments on the Website. As required by the FCA, Shojin has in place a Resolution Plan to ensure that all ongoing projects are completed should Shojin fall into financial distress and not be able to continue in business.

SIPP/SSAS

Yes, you are able to invest via your SIPP (Self-Invested Personal Pension) or SSAS (Small Self-Administered Schemes) subject to the requirements of your pension provider.

SIPPs may invest in our products but your own pension provider will need to determine whether they comply with their own investment requirements.

A Self-Invested Personal Pension (SIPP) is a pension ‘wrapper’ that holds investments until you retire and start to draw retirement income. It works in a similar way as a standard pension, however the main difference is that you have more flexibility with the investments you can choose. There are certain tax benefits associated with contributions, but you are usually unable to withdraw money from the pension before you are 55 years old.

A Small Self-Administered Scheme is a type of small occupational pension scheme approved by HMRC. This is usually established under trust, usually by company directors to provide retirement benefits to a small number of key staff. Insurance companies and other pension providers may also offer SSASs.

  • Please check that the investment is approved with your administrator.
  • Register a new account on the website and at the KYC stage, please proceed as a Trust User through the registration process.
  • The following details relating to the trust will be requested:
    • Trust Deed or Trust Agreement
    • Recent Trust Bank Account Statement
    • Trustee & Beneficiary Declaration form which can be downloaded and uploaded back after filling appropriate information.

Once these details have been approved, you will be able to transfer the funds through the platform.

If you are interested in investing with us through a SSAS, please register a new account on the website and put your scheme administrator in touch with us to arrange a meeting or complete the process.

IFISA

In April 2016, the UK Government introduced the Innovative Finance ISA (IFISA), which sits alongside both the traditional Cash and Stocks & Shares ISAs. It is a new ISA category that enables investors to receive any returns they make on eligible crowdfunded investments tax-free.

Investing into a Shojin project through an IFISA means that any returns you make will be tax-free. Please note that tax treatment depends on the individual circumstances of each investor and may be subject to change in future. Investment in Shojin IFISAs is on a project by project basis. Therefore, your return will vary according to the project you choose to invest in.

To be eligible to subscribe to an IFISA you must be at least 18 years old and a UK resident or a Crown employee (such as a civil servant or member of the armed forces) serving abroad, or a partner of such a Crown employee. You must also have a National Insurance number.

Opening an IFISA with Shojin is simple. Once you complete the standard registration process, the only additional detail you need to hand is your National Insurance number.

There are several ways of funding your IFISA. You can utilise your annual ISA allowance, transfer in existing ISAs that you already have from previous tax years or do both. In order to make use of this year’s allowance, first you need to top-up your Classic Wallet and then transfer the funds from there into your IFISA Account.

The ISA allowance for the 2018/19 tax year is £20,000.

This is the maximum amount of new funds you can invest across all types of ISAs in the tax-year. You can put your whole allowance into a particular type of ISA or you can split it between the different types of ISAs: Cash, Stocks & Shares, Lifetime and Innovative Finance.

In the next tax-year you can subscribe to an additional ISA of each type again.

The tax year runs from 6th April one year to the 5th April the following.

In a single tax year, you can subscribe to one of each type of ISA: Cash, Stocks & Shares, Lifetime and Innovative Finance. However, you can have multiple ISAs of each type with different providers that have been opened in previous tax years.

Shojin Property Partners does not charge any fees for setting up an IFISA or managing it on your behalf, however there are small administrative fees in certain circumstances.

Please see our IFISA Terms & Conditions for the circumstances when fees are applicable.

Our platform prevents you from investing more than the ISA allowance for each tax year. However, if you have more than one ISA provider, it’s up to you to ensure that you do not exceed the ISA allowance across all your accounts.

As soon as a project completes, your capital and interest will be transferred back into your IFISA Account. You will then be able to either reinvest them into other IFISA eligible projects or withdraw them from the Shojin ISA environment.

Your capital is at risk. Please refer to Key Risks. for further details.