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    • Please see my comments in orange within your post.
    • no i meant the email from parcel2go which email address did they send it from and who signed it off (whos name is at the bottom)
    • 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.   House or Flat? 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. Lenders have a legal obligation to sell the property for the best price they can get. If they feel the offer is low they won't sell it, because it's likely the borrower will say the same. 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. Again, points as above. 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) Why serve a delapidations notice? If it's in the terms of the lease to maintain the property to a good standard, then serve an S146 notice instead as it's a clear breach of the lease. 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. Enfranchisement isn't something that can be "voided", it's in the Leasehold Reform Act 1967 that leaseholders have the right to buy the freehold of the property. It's normal, whether it is a "normal" leaseholder or a repossession with a leasehold house, to claim this right of enfranchisement and sell the property with said rights attached and the purchase price of the freehold included in the final completion price. That's likely what the mortgage provider wished to do. 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. Redact and scan said evidence up for others to look at? 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. So this is dealt with then. 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.  You wouldn't vary a lease through a lease extension. You'd need a Deed of Variation for that. This may be done at the same time but the lease has already been extended once and that's all they have a right to. 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. The lease has already been extended once so they have no right to another extension. It seems pretty easy to just get the lawyer to say no and stick by those terms as the law is on your side there. 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. Again, order them to revert it as they didn't have permission to do the works, or else serve an S146 notice for breach of the lease. 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.
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      The judge's reasoning is very useful and will certainly be helpful in any other cases relating to third-party rights where the customer has contracted with the courier company by using a broker.
      This is generally speaking the problem with using PackLink who are domiciled in Spain and very conveniently out of reach of the British justice system.

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Help with letter to appeal dismissal - unfair dismissal


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Hi all

 

Appreciate some urgent help, my sister was dismissed and wants to appeal. I think it is a clear case of unfair dismissal and right now really need a good letter to send to appeal the dismissal first of all.

 

She really cannot work for that company again (they are a joke) and just wants her name cleared so she hasn't been 'sacked' to future employers, and the few weeks loss of earnings.

 

She was in retail on a shop floor, not long promoted to supervisor and put forward for management. about 8 months ago she was stock taking with one other girl and the prev staff had left a nightmare job to do....during the stock take they both each wrote on the top of the notes they were taking (which are only for counting up, they are scraps that go in the bin after) one single swear word each about the state of the job left to them (my sister even put little ** so it was more polite!)

 

Turns out the figures could not be phoned that one day and they were faxed instead, faxing those comments. Upshot is, a disciplinary was called and from an spotless employment record they gave her 'level 3' notice - which was explained as the most serious and if the same behaviour happened again it could lead to dismissal. She asked about appealing and her District Manager told her there was no point, it shouldn't cause her problems unless she did them same kind of thing again. She didn't appeal. Oh, also want to point out the same manager that encouraged her not to appeal told her she was being sacked until she 'fought tooth & nail for her, she should be grateful thats all she got'!!!

 

OK, 8 months later....another employee is caught breaking one of their basic security procedures by leaving the shutter partly open whilst closing up and also staff going under it like this (they demand you raise and drop it fully every time.

 

All the staff are asked if they have done this and they all say yes, and disciplinarys begin. Thing is, there used to be 2 cashing up and closing until the compnay cut hours and staff and reduced this to 1 person....alone in that store at night cashing up. Company demands the shutter is closed fully, they were leaving it partly open. My concern is now that to lock yourself in a shop on your own at night, with no way of anyone checking on you, knowing if you are ok, if you got hurt you wouldn't be founf until morning etc - breaches your basic health & safety rights. I should add the store is in a huge shopping complex with security guards etc, not on the street!

 

Sorry for the big long story! Turns out now the 'level 3' notice given before was actually a final written warning and they have found her guilty of misconduct and dismissed her now. She is the only one to be dismissed and her own Asst Manager was only given a letter of concern and probation for the same thing!!! :mad:

 

Help!!!

Edited by Dipply75

Dipply75

 

I am in no way a legal advisor and only speak from my own experiences and the helpful advice of those in the same boat! :p

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A very basic (and I mean basic!), appeal letter is letter no.11 on this link:

 

http://www.lra.org.uk/microsoft_word_-_document_-_sample_lettters_discipline_and_grievance_9-2008.pdf

 

Che

...................................................................... [FONT=Comic Sans MS]Please post on a thread before sending a PM. My opinion's are not expressed as agent or representative of The Consumer Action Group. Always seek professional advice from a qualified legal adviser before acting. If I have helped you please feel free to click on the black star.[/FONT] [FONT=Comic Sans MS] I am sorry that work means I don't get into the Employment Forum as often as I would like these days, but nonetheless I'll try to pop in when I can.[/FONT] [FONT=Arial Black][FONT=Comic Sans MS][COLOR=Red]'Venceremos' :wink:[/COLOR][/FONT][/FONT]

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Thank you so much for that, letter done and going special delivery on Monday as they say she only has 7 days to get the appeal to them from the date on the letter (14th)

 

Do you thinkshe should put lots of info on the reasons she si appealing or just keep it simple and save it for the hearing? (not want to give them time to prepare/coverup?)

Dipply75

 

I am in no way a legal advisor and only speak from my own experiences and the helpful advice of those in the same boat! :p

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  • 2 months later...

Hi all, any input would be much appreciated!

 

Sister went for her appeal hearing, which was a sham to be honest. They ignored her questions and simply quoted what sounded like political soundbites to everything - saying lots without saying anything.

 

Outcome of the appeal was for them to uphold the dismissal, so off to the Tribunal Service we go.

 

Her appeal centres around the fact that when they reduced staff hours, some jobs auomatically became lone working - in her case this would be late at night. Policy and procedure was never updated or changed to reflect this, even though procedure still required 2 people for most jobs. No risk assesment ever done and her health & saftey a risk by continuing to follow the same old procedures.

 

Managers simply said to cope as best you can when asked, staff left to figure out how to juggle 2 jobs at once, work extra unpaid hours simply to complete essential work (ie cashing up and closing up).

 

At the appeal she asked these questions and they answered by asking how SHE could have done things, changed things...she answered that every job could only be done following procedure if she then worked extra unpaid hours every night (approx 2 per night). They answered that was the right way and she should have done this....that is why she was disciplined.

 

They still did not acknowledge the health & safety issues, simply stating 'there is always an 'element' of lone working and they do have a lone working policy' - thats it.

 

The other issue is consistency. She was dismissed, the other staff given final written warnings - all except one. The Asst Manager was only given a letter of concern on her file - not even a formal disciplinary action.

 

So! Have to submit the claim to the Tribunal today (today is the deadline), if their is any advice I would be very grateful.

Dipply75

 

I am in no way a legal advisor and only speak from my own experiences and the helpful advice of those in the same boat! :p

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The other issue is consistency. She was dismissed, the other staff given final written warnings - all except one. The Asst Manager was only given a letter of concern on her file - not even a formal disciplinary action.

 

 

The inconsistency argument won't fly.

 

She was already on a final written warning, so a single further 'offence' took her to dismissal. The Asst. Mgr undoubtedly had a spotless record, so didn't reach the dismissal stage as it wasn't classed as gross misconduct.

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Hi patdavies, thanks for the reply :)

 

I understand the difference in that my sister had something on her record already, her point is (which I did not explain clearly, sorry!) that all the other staff had clean records also - this was all their first disciplinary - they went straight to final writen warnings and the asst manager basically got nothing.

 

The other worrying thing is that my sister was the only one that brought up the issue of health & safety (one girl was pregnant and still working in that locked store late at night).

 

There is a culture in there of not arguing, just do as you are told. None of them would appeal as they thought they would then be first out the door if there are any more staff cuts required and they have 'argued' with them.

Dipply75

 

I am in no way a legal advisor and only speak from my own experiences and the helpful advice of those in the same boat! :p

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  • 2 years later...

Dipply I will be interested to hear how your sister gets on. I was dismissed 3 weeks ago (they call it gross misconduct). I had been employed by this company (retail) for 10 and a half years. Not one day off sick, going to other stores to help out when asked to do so, struggling through days when my MS and RLS (restless leg Syndrome) was affecting me. Still I never called in sick. Had a welfare meeting once because I couldn't take public transport to work, and my car had broken down, and my partner was away on business with his. The RLScould be particularly severe when I took public transport. In short, this Welfare meeting was very aggressive and was basically an interrogation ( a fact which I commented on at the time and so is recorded in the notes of the meeting). I was in tears at that meeting. So I know that because of my MS and particularly the RLS they wanted rid of me. So when I forgot to put bags of banking back in the safe one night, even though the shop was closed at the time and then securely locked, they had their chance. I have now been sacked for Gross Misconduct, after my manageress reported the bags still on top of the safe the next morning, when I had a hospital procedure scheduled and an operation 3 days after that. In short, I had a lot on my mind. So now I have an appeal meeting tomorrow and I am very nervous. I cannot go back to the job, my relationship has totally deteriorated with the manageress, and I am now signing on for Jobseekers Allowance for the first time ever. And I have 'dismissed for gross misconduct' on my employment record. Who will employ me now? And all I did was to forget something. No money lost, or stolen. It was all there the next morning. It has been understood in that shop for a long time that the manageress had a problem with me, but no one could figure out why. I have worked alongside this woman for over ten years, so for her to do that to me was incomprehensible to me, I just would have put the money back in the safe and given the person who left it out a right good lecture But both her and Head Office, for their own reasons, have jumped on this chance to get rid of me. But I have proof that they have contravened the Disabilty Act (now known as the Equality Act), as regards both my MS and RLS (the Welfare meeting ) , and I am taking my Union Rep into the Appeal meeting tomorrow. I am so nervous, and just don't know what to expect. Dipply I sincerelyhope your sister gets the result that she wants.

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Hi

 

You also need to request copies of the following from the company:

 

* Disciplinary & Grievance Policy/Procedure. (You want both not whats in a staff handbook as this will be a shortened version)

* Lone Working Policy/Procedure. (You want both not whats in a staff handbook as this will be a shortened version)

* Health & Safety Policy.

* Cashing Up Policy/Procedure

* Company Policy/Procedure on Opening & Closing.

 

Once you get these have a good read and take time to digest them and pick everything up from their own policy/procedure they should have done but didnt

(Note one thing to keep an eye out for with the Policy/Procedure they will always have a start date and a next due review date. keep a lookout at the review dates)

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I cannot give any advice by PM - If you provide a link to your Thread then I will be happy to offer advice there.

I advise to the best of my ability, but I am not a qualified professional, benefits lawyer nor Welfare Rights Adviser.

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Hi Helen

 

Not been on for ages but had to pop on with a quick reply for you....Stu is right, that is what my sister got them on...they didn't actually have a proper up to date lone working policy and the HSE almost had a fit when they were told how they were actually working the lone working part of the job. (I still dread to think how close to a horrible tragedy she was at times in there!)

 

My sister went through the farce of an appeal and then used a solicitor with legal aid. She was prepared to go to tribunal with the evidence but they settled early with £1500 and a good reference to be going on with, as that was her main concern for the future.

 

At the appeal be sure to ask them why the opted for gross misconduct for such an pbvious human error, that could not be taken as intentional in any way and with a clean record also...be sure this question and their full answer is recorded on the appeal notes (do not sign it until they have this there).

 

Be sure to tell them you ARE taking this further and please take your time to read what they want you to sign, do not feel you have to hurry etc, be happy everything you discussed is there clearly. And request the policies and procedures Stu007 listed at the appeal also.

 

Seriously, best of luck for tomorrow, try not to fret too much, look at it as more of a formality and just one step in process you are now in, you'll be fine :wink:

Dipply75

 

I am in no way a legal advisor and only speak from my own experiences and the helpful advice of those in the same boat! :p

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Thank you so much for the reply, unfortunately I didn't have time to read it before the Appeal Hearing. I have informed them that I will be taking it further, my Union Rep was there with me and he was so much help, so much that the person holding the Appeal Hearing thanked him too as he had been a great help to her too. What she meant by that I'm not sure. She didn't give me an answer at the hearing, she told me it would be a little more than a week, so not to worry if I hadn't heard anything in the meantime. I have requested a copy of the notes and my union rep also has his own notes. I am prepared for anything. I told her I wished to be reinstated, but I don't really want to go back to that place, and I'm sure they don't really want me back, because of my health problems (I have MS and Restless Leg Syndrome), but I haven't had a day off sick in ten years, and my record is problem free. I was an extremely reliable employee. But I have to take the job if they offer it as a Tribunal wouldn't even entertain the case if I have refused a job offer from them and then took it to Tribunal for Unfair Dismissal.. But hey ho!, they probably won't offer the job. It's a stressful time, I will be glad when it's over, one way or the other. Going to hand my CV in now to another store, fingers crossed they won't mind too much when they ask why I left my last job...

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