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    • I understand confusion with this thread.  I tried to keep threads separate because there have been so many angles.    But a team member merged them all.  This is why it's hard to keep track. This forum exists to help little people fight injustice - however big or small.  Im here to try get a decent resolution. Not to give in to the ' big boys'. My "matter' became complicated 'matters' simply because a lender refused to sell a property. What can I say?  I'll try in a nutshell to give an overview: There's a long lease property. I originally bought it short lease with a s.146 on it from original freeholder.  I had no concerns. So lender should have been able to sell a well-maintained lovely long lease property.  The property was great. The issue is not the property.  Economy, sdlt increases, elections, brexit, covid, interest hikes etc didn't help.  The issue is simple - the lender wanted to keep it.    Before repo I offered to clear my loan.  I was a bit short and lender refused.  They said (recorded) they thought the property was worth much more and they were happy to keep accruing interest (in their benefit) until it reached a point where they felt they could repo and still easily quickly sell to get their £s back.  This was a mistake.  The market was (and is) tough.   2y later the lender ceo bid the same sum to buy the property for himself. He'd rejected higher offers in the intervening period whilst accruing interest. I had the property under offer to a fantastic niche buyer but lender rushed to repo and buyer got spooked and walked.  It had taken a long time to find such a lucrative buyer.  A sale which would have resulted in £s and another asset for me. Post repo lender had 1 offer immediately.  But dragged out the process for >1y - allegedly trying to get other offers. But disclosure shows there was only one valid buyer. Lender appointed receiver (after 4 months) - simply to try acquire the freehold.  He used his powers as receiver to use me, as leaseholder, to serve notice on freeholders.  Legally that failed. Meanwhile lender failed to secure property - and squatters got in (3 times).  And they failed to maintain it.  So freeholders served a dilapidations notice (external) - on me as leaseholder (cc-ed to lender).   (That's how it works legally) I don't own the freehold.  But I am a trustee and have to do right by the freeholders.  This is where matters got/ get complicated.  And probably lose most caggers.   Lawyers got involved for the freeholders to firstly void the receiver enfranchisement notice. Secondly, to serve the dilapidations notice.  The lack of maintenance was in breach of lease and had to be served to protect fh asset. The lender did no repairs. They said a buyer would undertake them. Which was probably correct. If they had sold. After 1y lender finally agreed to sell to the 1st offeror and contracts went with lawyers.  Within 1 month lender reneged.  Lender tried to suggest buyer walked. Evidence shows he/ his lawyers continued trying to exchange (cash) for 4 months.  Evidence shows lender and receiver strategy had been to renege and for ceo to take control.   I still think that's their plan. Lender then stupidly chose to pretty much bulldoze the property.  Other stuff was going on in the background. After repo I was in touch by phone and email and lender knew post got to me.   Despite this, after about 10 months (before and then during covid), they deliberately sent SDs and eventually a B petition to an incorrect address and an obscure small court.  They never served me properly.  (In hindsight I understand they hoped to get a backdoor B - so they could keep the property that way.)  Eventually the random court told them to email me by way of service.  At this point their ruse to make me B failed.  I got a lawyer (friend paid). The B petition was struck out. They’d failed to include the property as an asset. They were in breach of insolvency rules. Simultaneously the receiver again appointed lawyers to act on my behalf as leaseholder. This time to serve notice on the freeholders for a lease extension.  He had hoped to try and vary the strict lease. Evidence shows the already long length of lease wasn't an issue.  The lender obviously hoped to get round their lack of permission to do works (which they were already doing) by hoping to remove the strict clauses that prevent leaseholder doing alterations.   The extension created a new legal angle for me to deal with.  I had to act as trustee for freeholders against me as leaseholder/ the receiver.  Inconsistencies and incompetence by receiver lawyers dragged this out 3y.  It still isn't properly resolved.  Meanwhile - going back to the the works the lender undertook. The works were consciously in breach of lease.  The lender hadn't remedied the breaches listed in the dilapidations notice.  They destroyed the property.  The trustees compiled all evidence.  The freeholders lawyers then served a forfeiture notice. This notice started a different legal battle. I was acting for the freeholders against what the lender had done on my behalf as leaseholder.  This legal battle took 3y to resolve. The simple exit would have been for lender to sell. A simple agreement to remedy the breaches and recompense the freeholders in compensation - and there's have been clean title to sell.  That option was proposed to them.   This happened by way of mediation for all parties 2y ago.  A resolution option was put forward and in principle agreed.  But immediately after the lender lawyers failed to engage.  A hard lesson to learn - mediation cannot be referred to in court. It's considered w/o prejudice. The steps they took have made no difference to their ability to sell the property.  Almost 3y since they finished works they still haven't sold. ** ** I followed up some leads myself.  A qualified cash buyer offered me a substantial sum.  The lender and receiver both refused it.   I found another offer in disclosure.  6 months later someone had apparently offered a substantial sum via an agent.  The receiver again rejected it.  The problem of course was that the agent had inflated the market price to get the business. But no-one was or is ever going to offer their list price.  Yet the receiver wanted/wants to hold out for the list price.  Which means 1y later not only has it not sold - disclosure shows few viewings and zero interest.  It's transparently over-priced.  And tarnished. For those asking why I don't give up - I couldn't/ can't.  Firstly I have fiduciary duties as a trustee. Secondly, legal advice indicates I (as leaseholder) could succeed with a large compensation claim v the lender.  Also - I started a claim v my old lawyer and the firm immediately reimbursed some £s. That was encouraging.  And a sign to continue.  So I'm going for compensation.  I had finance in place (via friend) to do a deal and take the property back off the lender - and that lawyer messed up bad.   He should have done a deal.  Instead further years have been wasted.   Maybe I only get back my lost savings - but that will be a result.   If I can add some kind of complaint/ claim v the receiver's conscious impropriety I will do so.   I have been left with nothing - so fighting for something is worth it. The lender wants to talk re a form of settlement.  Similar to my proposal 2y ago.  I have a pretty clear idea of what that means to me.  This is exactly why I do not give up.  And why I continue to ask for snippets of advice/ pointers on cag.  
    • It was all my own work based on my previous emails to P2G which Bank has seen.
    • I was referring to #415 where you wrote "I was forced to try to sell - and couldn't." . And nearer the start in #79 .. "I couldn't sell.  I had an incredibly valuable asset. Huge equity.  But the interest accrued / the property market suffered and I couldn't find a buyer even at a level just to clear the debt." In #194 you said you'd tried to sell for four years.  The reason for these points is that a lot of the claims against for example your surveyor, solicitor, broker, the lender and now the receiver are mainly founded in a belief that they should have been able to do something but did not. Things that might seem self evident to you but not necessarily to others. Pressing these claims may well need a bit more hard evidence, rather than an appeal to common sense. Can you show evidence of similar properties, with similar freehold issues, selling readily? And solid reasons why the lender should have been able to sell when you couldn't.
    • You can use a family's address.   The only caveat is for the final hearing you'd need to be there in person   HOWEVER i'd expect them to pay if its only £200 because costs of attending will be higher than that
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When is a debt statute barred?


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It does depand but normally it is,

 

when last payment was made,

when you last acknowledged a letter buy writing back to them,

or after a CCJ or other means of enforcement that you have acknowledged.

 

The 6 years in England start then but in Scotland it is 5 years from the above.

 

Chrissi

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Please remember the only stupid question is the one you dont ask so dont worry about asking the stupid questions.

 

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It does depand but normally it is,

 

when last payment was made,

when you last acknowledged a letter buy writing back to them,

or after a CCJ or other means of enforcement that you have acknowledged.

 

The 6 years in England start then but in Scotland it is 5 years from the above.

 

Chrissi

 

A CCJ is never extinguished, but after 6 years (5 Scotland) they can only enforce by a further successful application to court.

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It does depand but normally it is,

 

when last payment was made,

when you last acknowledged a letter buy writing back to them,

or after a CCJ or other means of enforcement that you have acknowledged.

 

The 6 years in England start then but in Scotland it is 5 years from the above.

 

Chrissi

 

Well ... I believe that it is 5 years for statute barred in Scotland UNLESS there is a CCJ. But not after this. Look at page 2 of this. If they have a CCJ it's 20 years.

 

http://www.bdl.org.uk/images/Prescrition%20and%20Limitation%20(Scotland)%20Act.pdf

 

At least that's how I read this - am I wrong?

Any help and advice is offered in good faith, based solely on my own knowledge and on experience gathered from this site. I am not qualified to offer legal or financial advice, which you should seek from an expert before making any important decisions. My opinions are therefore offered without liability.

 

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Well - we need Rory here - as I'm not sure - and, as you know I'm English but live in Scotland and have done for many years. And my understanding is that, once there is a CCJ, it does not go away. So it's 5 years till it's stat barred (that's what the paragraph above refers to), but 20 years once there is a CCJ.

 

I don't read anything in this as having anything to do with the CCA.

Any help and advice is offered in good faith, based solely on my own knowledge and on experience gathered from this site. I am not qualified to offer legal or financial advice, which you should seek from an expert before making any important decisions. My opinions are therefore offered without liability.

 

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A decree is the Scottish equivalent of a CCJ. Our laws on enforcement are slightly different though. If you have a decree granted against someone owing you money you have up to 20 years to start enforcing the decree. Whether the debt is covered by the CCA or not is irrelevant. CCJ's (as far as a know) do not ever go away but after 6 years of not enforcing the CCJ you would need to apply to the court for re-enforcement of the CCJ and have a valid reason why you have not previously enforced it.

HAVE YOU BEEN TREATED UNFAIRLY BY CREDITORS OR DCA's?

 

BEWARE OF CLAIMS MANAGEMENT COMPANIES OFFERING TO WRITE OFF YOUR DEBTS.

 

 

Please note opinions given by rory32 are offered informally as a lay-person in good faith based on personal experience. For legal advice, you must always consult a registered and insured lawyer.

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Well, that's my homework for tomorrow. As I'm pretty sure, and I think this factsheet makes it clear.

 

But I'll go and check it out for myself.

 

:)

 

Anyway -hijack over.

 

 

I understand that a debt becomes statute barred after 6 years but when does the 6 year period start.

Is it from the last payment made, the last letter received or the date it goes into dispute?

 

From the last written acknowledgement by you, as Michael said.

 

:)

Any help and advice is offered in good faith, based solely on my own knowledge and on experience gathered from this site. I am not qualified to offer legal or financial advice, which you should seek from an expert before making any important decisions. My opinions are therefore offered without liability.

 

If I've been helpful, please click my scales. :-)

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And to you too Aktiv :)

HAVE YOU BEEN TREATED UNFAIRLY BY CREDITORS OR DCA's?

 

BEWARE OF CLAIMS MANAGEMENT COMPANIES OFFERING TO WRITE OFF YOUR DEBTS.

 

 

Please note opinions given by rory32 are offered informally as a lay-person in good faith based on personal experience. For legal advice, you must always consult a registered and insured lawyer.

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Thanks again rory - and happy christmas to all of you (was typing my answer as rory posted- as ever, he's quicker than me)

Any help and advice is offered in good faith, based solely on my own knowledge and on experience gathered from this site. I am not qualified to offer legal or financial advice, which you should seek from an expert before making any important decisions. My opinions are therefore offered without liability.

 

If I've been helpful, please click my scales. :-)

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  • 3 months later...

What happens if you never make a single payment or make any kind of written acknowledgement , does that mean the statute barred clock has never began to tick and that it is an enforceable debt even decades later if you never made at least one initial payment ( or acknowledgement) ?

 

Or can signing the cca be construed as written acknowledgment of the debt and dated from there ?

 

If it is dated from the date of the cause of action , what happens if no default is ever registered , you can defend by data protection laws rather than limitations act ?

 

What reason have ever been found valid in court for a re-inforcement of a ccj after 6 years ? I can imagine if you went into hiding and were no longer contactable could be used as a valid reason , but are there any others ? Could a creditor say for example that it was not economical to pursue the ccj whilst the debtor had no assets, but now 10 years later he has inherited a sizeable estate and we want a charging order placed upon that ?

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Well i am guessing that as a result of you never making payment then the debt is SB from 6 years after first payment due.

 

You dont sign CCA requests with your handwritten signature.

You just type or use a digital signature.

OFT debt collection guidance

 

Please remember the only stupid question is the one you dont ask so dont worry about asking the stupid questions.

 

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6 years ia 6 years they cant get any type of order/CCJ if the debt is over 6 years

OFT debt collection guidance

 

Please remember the only stupid question is the one you dont ask so dont worry about asking the stupid questions.

 

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6 years ia 6 years they cant get any type of order/CCJ if the debt is over 6 years

 

Not quite true, if a action is brought against a statute barred debt and the action is not defended then the court can award judgment by default

 

once this occurs you have an uphill struggle to get a CCJ set aside IMHO

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What happens if you never make a single payment or make any kind of written acknowledgement , does that mean the statute barred clock has never began to tick and that it is an enforceable debt even decades later if you never made at least one initial payment ( or acknowledgement) ?

The limitation period will start on the demand for payment, or when the debt becomes due.

 

Or can signing the cca be construed as written acknowledgment of the debt and dated from there ?

Um... well, normally, the signing of the CCA will occur before the first payment becomes due, and so will not be the start of any limitation period.

 

If it is dated from the date of the cause of action , what happens if no default is ever registered , you can defend by data protection laws rather than limitations act ?

This is irrelevant, see above. the cause of action will be the first time they could default you, the fact they chose not to is effectively irrelevant.

 

 

What reason have ever been found valid in court for a re-inforcement of a ccj after 6 years ?

 

There is a difference between reinforcement of a CCJ and original judgement. A CCJ is never spent, and the court could enforce it at their discretion even after 6 years has passed, although no further judgement may be awarded based on the CCJ after that time.

 

they would need to show valid reason it took so long. all the reasons you state might be valid reasons to ask for permission, but the court would consider all factors.

 

I can imagine if you went into hiding and were no longer contactable could be used as a valid reason , but are there any others ? Could a creditor say for example that it was not economical to pursue the ccj whilst the debtor had no assets, but now 10 years later he has inherited a sizeable estate and we want a charging order placed upon that ?

 

Do you already have a CCJ?

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I am not a qualified or practicing lawyer.

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I was going on the fact that u would defend the action so they would not be able to get a CCJ.

OFT debt collection guidance

 

Please remember the only stupid question is the one you dont ask so dont worry about asking the stupid questions.

 

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I was going on the fact that u would defend the action so they would not be able to get a CCJ.

 

Ah yeah, while you know that the problem is from the person looking in's point of view, if someone sees that comment

 

6 years ia 6 years they cant get any type of order/CCJ if the debt is over 6 years

 

then the problem is that it could be construed as being the case that once a debt is six years old you dont need to do anything as a court cant issue a judgment. which is wrong , you always need to defend a court action

 

i saw a case just a day ago on here where the person did not defend because they thought there was no chance of getting a CCJ as the debt was statute barred and luckily they have now filed a defence but we are not sure if it will be accepted as they may be out of time

 

this is why i corrected what you said

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It should also be noted that in cases of fraud, mistake, or concealment the limitation period may not run until the fraud, mistake, or concealment could reasonably have been discovered.

i will be off site for the next month or so. if you have any problems, feel free to report the post so a moderator can help you.

 

I am not a qualified or practicing lawyer.

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Tom.

 

based on what u have just said if u go out of the country on work for say 10 years and then come back and find somebody has used your name to gain credit then the limitations act does not apply.

OFT debt collection guidance

 

Please remember the only stupid question is the one you dont ask so dont worry about asking the stupid questions.

 

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Tom.

 

based on what u have just said if u go out of the country on work for say 10 years and then come back and find somebody has used your name to gain credit then the limitations act does not apply.

 

im not sure i understand what you are asking,

 

Toms' comment was aimed at the issues surrounding the Limitation Act, now what he was saying was, if you move and try to conceal your new address then the limitation period may start from when the creditor finds out where you have moved to or reasonably could have determined your new address

 

if someone does as you suggest, if you were not in the country and could prove you were subject of id theft then you would not be liable anyway

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