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    • They did reply to my defence stating it would fail and enclosed copies of NOA, DN Term letter and account statements. All copies of T&C's that could be reconstructions and the IP address on there resolves to the town where MBNA offices are, not my location
    • Here are 7 of our top tips to help you connect with young people who have left school or otherwise disengaged.View the full article
    • My defence was standard no paperwork:   1.The Defendant contends that the particulars of claim are generic in nature. The Defendant accordingly sets out its case below and relies on CPR r 16.5 (3) in relation to any particular allegation to which a specific response has not been made. 2. Paragraph 1 is noted. The Defendant has had a contractual relationship with MBNA Limited in the past. The Defendant does not recognise the reference number provided by the claimant within its particulars and has sought verification from the claimant who is yet to comply with requests for further information. 3. Paragraph 2 is denied. The Defendant maintains that a default notice was never received. The Claimant is put to strict proof to that a default notice was issued by MBNA Limited and received by the Defendant. 4. Paragraph 3 is denied. The Defendant is unaware of any legal assignment or Notice of Assignment allegedly served from either the Claimant or MBNA Limited. 5. On the 02/01/2023 the Defendant requested information pertaining to this claim by way of a CCA 1974 Section 78 request. The claimant is yet to respond to this request. On the 19/05/2023 a CPR 31.14 request was sent to Kearns who is yet to respond. To date, 02/06/2023, no documentation has been received. The claimant remains in default of my section 78 request. 6. It is therefore denied with regards to the Defendant owing any monies to the Claimant, the Claimant has failed to provide any evidence of proof of assignment being sent/ agreement/ balance/ breach or termination requested by CPR 31.14, therefore the Claimant is put to strict proof to: (a) show how the Defendant entered into an agreement; and (b) show and evidence the nature of breach and service of a default notice pursuant to Section 87(1) CCA1974 (c) show how the claimant has reached the amount claimed for; and (d) show how the Claimant has the legal right, either under statute or equity to issue a claim; 7. As per Civil Procedure Rule 16.5(4), it is expected that the Claimant prove the allegation that the money is owed. 8. On the alternative, as the Claimant is an assignee of a debt, it is denied that the Claimant has the right to lay a claim due to contraventions of Section 136 of the Law of Property Act and Section 82A of the consumer credit Act 1974. 9. By reasons of the facts and matters set out above, it is denied that the Claimant is entitled to the relief claimed or any relief.
    • Monika the first four pages of the Private parking section have at least 12 of our members who have also been caught out on this scam site. That's around one quarter of all our current complaints. Usually we might expect two current complaints for the same park within 4 pages.  So you are in good company and have done well in appealing to McDonalds in an effort to resolve the matter without having  paid such a bunch of rogues. Most people blindly pay up. Met . Starbucks and McDonalds  are well aware of the situation and seem unwilling to make it easier for motorists to avoid getting caught. For instance, instead of photographing you, if they were honest and wanted you  to continue using their services again, they would have said "Excuse me but if you are going to go to Mc donalds from here, it will cost you £100." But no they kett quiet and are now pursuing you for probably a lot more than £100 now. They also know thst  they cannot charge anything over the amount stated on the car park signs. Their claims for £160 or £170 are unlawful yet so many pay that to avoid going to Court. When the truth is that Met are unlikely to take them to Court since they know they will lose. The PCNs are issued on airport land which is covered by Byelaws so only the driver can be pursued, not the keeper. But they keep writing to you as they do not know who was driving unless you gave it away when you appealed. Even if they know you were driving they should still lose in Court for several reasons. The reason we ask you to fill out our questionnaire is to help you if MET do decide to take you to Court in the end. Each member who visited the park may well have different experiences while there which can help when filling out a Witness statement [we will help you with that if it comes to it.] if you have thrown away the original PCN  and other paperwork you obviously haven't got a jerbil or a guinea pig as their paper makes great litter boxes for them.🙂 You can send an SAR to them to get all the information Met have on you to date. Though if you have been to several sites already, you may have done that by now. In the meantime, you will be being bombarded by illiterate debt collectors and sixth rate solicitors all threatening you with ever increasing amounts as well as being hung drawn and quartered. Their letters can all be safely ignored. On the odd chance that you may get a Letter of Claim from them just come back to us and we will get you to send a snotty letter back to them so that they know you are not happy, don't care a fig for their threats and will see them off in Court if they finally have the guts to carry on. If you do have the original PCN could you please post it up, carefully removing your name. address and car registration number but including dates and times. If not just click on the SAR to take you to the form to send to Met.
    • In order for us to help you we require the following information:- [if there are more than one defendant listed - tell us] 1 defendant   Which Court have you received the claim from ? County Court Business Centre, Northampton   Name of the Claimant ? LC Asset 2 S.A R.L   Date of issue – . 28/04/23   Particulars of Claim   What is the claim for –    (1) The Claimant ('C') claims the whole of the outstanding balance due and payable under an agreement referenced xxxxxxxxxxxxxxxx and opened effective from xx/xx/2017. The agreement is regulated by the Consumer Credit Act 1974 ('CCA'), was signed by the Defendant ('D') and from which credit was extended to D.   (2) D failed to comply with a Default Notice served pursuant to s87 (1) CCA and by xx/xx/2022 a default was recorded.   (3) As at xx/xx/2022 the Defendant owed MBNA LTD the sum of 12,xxx.xx. By an agreement in writing the benefit of the debt has been legally assigned to C effective xx/xx/2022 and made regular upon C serving a Notice of Assignment upon D shortly thereafter.   (4) And C claims- 1. 12,xxx.xx 2. Interest pursuant to Section 69 County Courts Act 1984 at a rate of 8% per annum from xx/01/2023 to xx/04/2023 of 2xx.xx and thereafter at a daily rate of 2.52 to date of judgement or sooner payment. Date xx/xx/2023   What is the total value of the claim? 12k   Have you received prior notice of a claim being issued pursuant to paragraph 3 of the PAPDC (Pre Action Protocol) ? Yes   Have you changed your address since the time at which the debt referred to in the claim was allegedly incurred? No   Did you inform the claimant of your change of address? N/A Is the claim for - a Bank Account (Overdraft) or credit card or loan or catalogue or mobile phone account? Credit Card   When did you enter into the original agreement before or after April 2007 ? After   Do you recall how you entered into the agreement...On line /In branch/By post ? Online   Is the debt showing on your credit reference files (Experian/Equifax /Etc...) ? Yes, but amount differs slightly   Has the claim been issued by the original creditor or was the account assigned and it is the Debt purchaser who has issued the claim. DP issued claim   Were you aware the account had been assigned – did you receive a Notice of Assignment? Not that I recall...   Did you receive a Default Notice from the original creditor? Not that I recall...   Have you been receiving statutory notices headed “Notice of Sums in Arrears”  or " Notice of Arrears "– at least once a year ? Yes   Why did you cease payments? Loss of employment main cause   What was the date of your last payment? Early 2021   Was there a dispute with the original creditor that remains unresolved? No   Did you communicate any financial problems to the original creditor and make any attempt to enter into a debt management plan? No   -----------------------------------
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Estate agent in liquidation - deposit is not re-protected


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Hi,

I think I am in a very tricky situation and therefore need some advice.:confused:

My letting contract started on 6th May 2009 and the deposit of £1300 was initially protected by MyDeposits scheme by the Estate Agent on behalf of my landlord. However, in October 2009 I received a letter from MyDeposits saying that the agent is no longer a member of the scheme and after 90 days (January 2010) my deposit will cease to be protected. In the letter, however, it was mentioned that my landlord is still responsible for re-protection of my deposit.

I contacted my landlady in February and she told me that the agent is in liquidation and that it didn’t give her my deposit back. But she said that she will sort it out. In the meantime we agreed to talk about the letting contract a bit later (the notice period is 2 months and I should have given the notice on the 5th March if I wanted to move out on the 5th May which is the end of the contract)

However, today she called me saying that she will need some time to recover my deposit from the agent and gave me two choices:

1) To extend the contract and wait until she recovers the deposit

2) To move out but lose half of my deposit because I didn’t give her 2 month notice before expiration of the contract:eek:

Is there a law that says that I am losing half of my deposit if I don’t give 2 months notice before the end day?

Also, what would you recommend me to do? Shall I go to court to recover my deposit? And is my lawsuit likely to be satisfied given that the agent is in liquidation?

 

I am just thinking that if I sing a new contract with her – I may never get my deposit back!:mad:

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Do you actually want to move out on 5th May?

 

Can you tell us exactly what the contract says about giving notice?

 

She is still responsible for your deposit whether or not she can recover it from the agent.

 

You have the right to threaten her with a court action now for failing to protect your deposit. She would be at risk of a 3x fine. Certainly I would write to her and inform her of this well before you move out.

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Can you tell us exactly what the contract says about giving notice?

 

I doubt it matters Steve.

 

The Housing Act states that a stat periodic tenant needs only give 1 months notice regardless of what the contract specifies.

 

What was the fixed term of the contract?

 

With regards the deposit, it is quite simple. The landlord is responsible for it. They need to reimburse it to you (or more appropriately, re-protect a sum equivalent) and reclaim it from the agent.

 

Her reclaimation of the deposit from the agent is none of your concern.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

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Thanks for your reply Steve!

I have actually sent her a letter saying that I will have to go to court if she doesn't re-protect my deposit and gave her 7 days. I did it last Monday (i.e. 7 days ago). Before that I texted her twice around 2-3 weeks ago.

I would like to stay but my worry is that if I sign another contract with her it will complicate the things for the court. However, on the other hand it would give me some protection against being evicted by her. Basically, I am worried that she can try to evict me if I don't sign a new contract with her and file a suitcase instead; and I also don’t want to move out before my deposit is sorted.

My contract simply says that I have to give a 2 month notice if I want to move out but it doesn't specify any penalties if I don't do it before the end of the contract.. I thought that there may be a law that requires me to give a notice or state my intentions two months before the expiration of the contract.

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I doubt it matters Steve.

 

The Housing Act states that a stat periodic tenant needs only give 1 months notice regardless of what the contract specifies.

 

OP says he is still within the fixed term and that it ends on 5th May.

 

It would be helpful if the 2-month clause were purely a break clause, as the tenant could ignore it and move out at the end of the fixed term. Some contracts say notice is required even up to the end of the fixed term, and I've heard reasonably good arguments that such clauses are enforceable.

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Platomey,

 

You do *not* have to sign another contract to stay another month.

 

Once your contract is up, you need to give one month's notice as you would be in a periodic tenancy.

 

Do you actually want to move out. If so, when do you want to or need to move out

 

If you sign another contract it doesn't change issues for any court case.

 

LL cannot get rid of you if the deposit is unprotected (and if you keep paying your rent) as a Section 21 notice is invalid while the deposit remains unprotected.

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OP says he is still within the fixed term and that it ends on 5th May.

 

 

My bad!

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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The Housing Act states that a stat periodic tenant needs only give 1 months notice regardless of what the contract specifies.

 

But there is 2 month notice period in my contract - why would they put it if they definitely know it should be 1 month?

 

What was the fixed term of the contract?

 

It was 1 year + 2 month notice

 

With regards the deposit, it is quite simple. The landlord is responsible for it. They need to reimburse it to you (or more appropriately, re-protect a sum equivalent) and reclaim it from the agent.

 

That sounds logical to me - but does The Housing Act specify what to do with regards to re-protection of the deposit? It was protected 14 days after the start of my tenancy but simply wasn't re-portected afterwards...

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But there is 2 month notice period in my contract - why would they put it if they definitely know it should be 1 month?

 

Common practice - nothing more. Its totally unenforceable.

 

 

 

 

That sounds logical to me - but does The Housing Act specify what to do with regards to re-protection of the deposit? It was protected 14 days after the start of my tenancy but simply wasn't re-portected afterwards...

HA 2004 Section 215 specifies:

 

that he has been notified by the landlord that a particular authorised scheme applies to the deposit but has been unable to obtain confirmation from the scheme administrator that the deposit is being held in accordance with the scheme.
As it is not protected, you cannot obtain confirmation that the deposit is being held. This covers this eventuality.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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Once your contract is up, you need to give one month's notice as you would be in a periodic tenancy

 

I think I have to check what my contract says - whether I need to give 2 months before my contract expires or on the day it expires. However, as I understand now that even if it is before I still have some time because it should be 1 month according to The Housing Act.

 

On the other hand, if I don't want to move out and decide to stay, would you:

 

1) Recommend me still file a suitcase against my LL after signing a new contract

2) Or wait until she gets me deposit back from the Agent? (which can take ages if at all happens...)

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Some contracts include a break clause, so that it can be ended before the end of the fixed term. A two month break clause is perfectly legitimate if it only applies to the fixed term.

 

My contract is for 1 year with six months break clause. Which meant that I could have given my 2 month notice after 6 moths. Since I didn't do it I have to give it after 12 months, which is 5th May 2010. Or at least I hope so (I will have to check what my contract says).

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I checked my Tenancy Agreement and did not find any mention about the notice period whatsoever. It only states the term of the tenancy of 12 months ending on the 5th May 2010. However, in the offer pack it says that "..... It is advisable to contact us (The agent) 2-3 months before the expiration of the property to discuss your intentions. A delay in notifying us may force the LL to serve notice and start remarketing the property"

 

Given that, I assume I can just move out on the 5th May without any further notice and not risking anything? What do you think?

 

Also, if I file a lawsuit against my LL now (and move out on the 5th May) and the court hearing is held after I move out, will I still be able to get my deposit back along with any additional fine and, expenses? I heard that this may not work because by the time the case is heard I may not be occupying the property any more...:confused:

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You can leave at the end of the fixed term without notice or penalty.

 

The fact that you are not resident any longer at the time of court hearing SHOULDNT be an issue at court.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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Thanks very much for your help and advice MrShed and Steve! I will be sending everything off to the court tomorrow.

 

Just to confirm, would you recommend to cap the claim at £5000. Otherwise it works out more than that (1290*4+court fee of 150=£5310)

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Why would you cap at £5k?

 

This wouldnt go to small claims track anyway...I dont think?

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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I could be wrong (the court bit is where I sadly begin to lose any knowledge), but I was under the impression that the form required to submit a claim under this act prevented small claims track?

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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Yes, you are probably right - I will file for the whole amount. I am just confused how much I should pay for this claim? I have seen £108.00 somewhere on this forum but http://www.hmcourts-service.gov.uk/courtfinder/forms/ex50_web_0210.pdf suggests that I need to pay £225 for the amount between £5000-15000:confused:

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The recommendation from most people is to use Part 8.

 

If you have not already done so, just before you submit your claim, might be an idea to check all three schemes to see if the deposit is protected. Assuming it is not protected, include the fact that you have checked in your claim. As Mr Shed says, being unable to confirm the deposit is protected after being told it was, is grounds in itself for a claim.

 

If the LL manages to successfully protect the deposit after the claim is issued, then you may not be successful. However, you can still try and claim your costs for issuing the claim.

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If you have not already done so, just before you submit your claim, might be an idea to check all three schemes to see if the deposit is protected. Assuming it is not protected, include the fact that you have checked in your claim.

 

Done, thank you Steve and Mr Shed for your help. Issuing the claim today. LL is too self-confident and is 100% sure that I will not go to court and therefore was threatening me that I will not get half of my deposit because I didn't let her know about my intentions 2 months before the end of the agreement (stupidly assuming that I cannot read my contract!!!)

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Best of luck, keep us posted :)

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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  • 3 weeks later...
  • 2 weeks later...
Best of luck, keep us posted

 

Shortly after the LL received the notification from the court she secured the deposit and sent me the Deposit Protection Certificate. Good news?

 

What do you think I should do now? As far as I understand after the recent Draycott v Hannells Lettings Ltd case in the High Court there is no point in continuing my claim for 3*Deposit so I have to simply inform the court that I am withdrawing my claim?

 

What would be you advice? Also, regarding the court fee of £150 - no way of getting this back now?

 

Thanks in advance,

Anton

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