Moray Springfield development Glassgreen set for factors’ fees overhaul after two decades
Residents have been left baffled by news that their housing estate, treated as a whole for nearly 20 years, is actually two separate estates.
As a result, homeowners believe that properties on the Glassgreen development in Elgin could have been paying the wrong property maintenance fees for more than a decade.
The “unfortunate” change was revealed in a letter to residents from current factor Taylor and Martin, which incorporated original factor ScreenAutumn in July 2024.
Sent on March 26, the letter confirmed that ScreenAutumn had “historically” managed Glassgreen, built by Springfield in the early 2000s, as “one development, with all costs being shared equally” between 159 houses.
However, the statement added, it had “become apparent” that Glassgreen was actually two separate developments when the firm reviewed the title deeds.
As a result, the letter said, 79 properties will now have to pay for maintaining “much less” land than residents from the other 80 homes.
The latter group will also be solely responsible for the costs of maintaining and repairing a playpark on Birnie Road, closed last year due to “deterioration of the equipment”.
The letter, signed by Roger Bodden from Taylor and Martin, added: “We appreciate that this news will be met with mixed reactions.
“It is likely that the owners of properties in the blue development will be pleased with this change, and the opposite may be true for owners of properties in the pink development.
“The requirement to carry out this change is unfortunate; however, it is important that we adhere to the terms of your title deeds.”
One Glassgreen resident, who asked not to be named, said he was concerned that the mistake could mean residents had been overcharged for years.
He added: "It has been over 20 years since this scheme has been built.
"So, in all that time, all of the solicitors when houses were bought and sold, all those people that deal with the paperwork, they have missed this in the title deeds of every house?
"That can't be right.
“Surely everybody has not missed that, and nobody else has ever noticed anything about it?”
Another resident, who fears his fees may double due to the change, said his typical bill had been around £35 a month.
He argued that previous factor ScreenAutumn had “disregarded the initial deeds and the actual layout in favour of charging 159 homes for the cost”.
"It suggests that ScreenAutumn have been charging probably double the amount they should have been paying for the last 15 years, 20 years,” he added.
“You have to assume that it was more of a choice as opposed to ignorance, unless they're willing to admit that they're that incompetent.
“That they can't look at a coloured map to decide which houses are responsible.”
Asked whether Taylor and Martin would arrange for refunds for homes who may have overpaid, a spokesperson said: “Now the issue has been identified, we shall ensure all future charges align with the terms of the deeds.”
There was “no legal basis” to continue charging all Glassgreen residents the same amount, he added, because factors had to follow legal guidelines.
The spokesperson added: “As Taylor & Martin only became involved in the management of the Glassgreen development from 2nd July 2024, we are unable to comment on any decisions made prior to that date.
“We are, however, committed to supporting residents and working constructively with all parties to ensure a fair and transparent resolution moving forward.”
The factors also sent residents a second letter on March 26, about the Birnie Road playpark.
Taylor and Martin told recipients that, after discussing repair plans for the site with Moray Council, it had obtained a quote for works totalling £5206.20 or £71.53 per property.
The letter also invited residents to a public meeting at New Elgin Hall, which took place on April 17, to discuss the changes to factoring arrangements.
Both Glassgreen residents, who are among the half of properties now liable for the playpark, said they were frustrated at the thought of having to pay for repairs on top of normal upkeep costs.
However, Taylor and Martin said their letter only contained a “quote for repairs” to help residents decide what to do with the playpark, rather than any request for payment.
“We presented a quote for repairs, which was one of several options discussed at the meeting,” the spokesperson said.
“There was no request for payment.
“Any repair costs to bring the park back into use would be a specific one-off charge and not added to the annual service charge, although the burden to maintain the park in the future would remain.
“It is the homeowners who will determine the way forward.”
Companies House records ScreenAutumn Limited as having been renamed Aigen Capital Limited on July 24, 2024.
Alexander (Sandy) Adam OBE, Springfield Group’s part-time executive chairman, has been the sole director of Aigen Capital Limited since October 21, 2024.
Anne Adam, Mr Adam’s wife, is listed as having significant control over Aigen Capital Limited, which shares an office address with Springfield Properties PLC, by owning at least 75 per cent of the shares.
Between December 5, 2000 and November 1, 2010 she was ScreenAutumn Limited’s company secretary, and was a director between January 4, 2010 and October 21, 2024.
A spokesperson for Springfield Properties said: “Our developments are designed with a range of attractive green spaces, which can include play parks and local amenities, to create high-quality places for people to live.
“As is standard for new build developments, factoring arrangements are put in place to ensure these spaces are maintained and remain in good condition for the long term.
“Springfield completed construction of this development almost 20 years ago and has never acted as factor for the site.
“ScreenAutumn, which previously managed the factoring arrangements, was a separate company and Springfield had no involvement its decision making or day-to-day running.
“ScreenAutumn was acquired by Taylor & Martin in 2024, at which point responsibility for factoring and any associated charges transferred to them.”
