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    • Peter McCormack says he has secured a 15-year lease on the club's Bedford ground.View the full article
    • ae - i have no funds to appoint lawyers.   My point about most caggers getting lost is simply due to so many layers of legal issues that is bound to confuse.  
    • 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.   Yes.  But every interested buyer was offering within a range - based on local market sales evidence.  Shelter site says a lender is not allowed to wait for the market to improve. Why serve a dilapidations 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.   The dilapidations notice was a legal first step.  Freeholders have to give time to leaseholders to remedy.  Lender lawyers advised the property was going to be sold and the new buyer would undertake the work.  Their missive came shortly before contracts were given to buyer.  The buyer lawyer and freehold lawyers were then in contact.  The issue of dilapidations remedy was discussed..  But then lender reneged.  There was a few months where neither I nor freeholders were sure what was going on.  Then suddenly demolition works started.   Before one issues a s146 one has to issue a LBA.  That is eventually what happened. ...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   A s146 was served.  It took 3y but the parties came to a settlement.   (They couldn't revert as they had ripped out irreplaceable historical features). 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.  That's not the case   One can ask for another extension.  In this instance the freeholders eventually agreed with a proviso for the receiver not to serve another. You wouldn't vary a lease through a lease extension.  Correct.  But receiver lawyer was an idiot.   He made so many errors.  No idea why the receiver instructed him?  He used to work for lender lawyers. I belatedly discovered he was sacked for dishonesty and fined a huge sum by the sra  (though kept his licence).  He eventually joined another firm and the receiver bizarrely chose him to handle the extension.  Again he messed up - which is why the matter still hasn't been properly concluded.   In reality, its quite clear the lender/ receiver were just trying to overwhelm me (as trustee and leaseholder) with work (and costs) due to so many legal  issues.  Also they tried to twist things (as lawyers sometimes do).  They tried to create a situation where the freeholders would get a wasted costs order - the intent was to bankrupt the freeholders so they could grab the fh that way.   That didn't happen.  They are still trying though.  They owe the freeholders legal costs (s60) and are refusing to pay.  They are trying to get the freeholders to refer the matter to the tribunal - simply to incur more costs (the freeholders don't want and cant's afford to incur)  Enfranchisement isn't something that can be "voided", it's in the Leasehold Reform Act 1967 that leaseholders have the right to.... The property does not qualify under 67 Act.  Their notice was invalid and voided. B petition was struck out. So this is dealt with then.  That action was dealt with yes.   But they then issued a new claim out of a different random court - which I'm still dealing with alone.  This is where I have issues with my old lawyer. He failed to read important legal docs  (which I kept emailing and asking if he was dealing with) and  also didn't deal with something crucial I pointed out.  This lawyer had the lender in a corner and he did not act. Evidence shows lender and receiver strategy had been ....  Redact and scan said evidence up for others to look at?   I could.  But the evidence is clear cut.  Receiver email to lender and lender lawyer: "our strategy for many months  has been for ceo to get the property".  A lender is not allowed to influence the receivership.   They clearly were.  And the law firm were complicit.  The same firm representing the lender and the ceo in his personal capacity - conflict of interest?   I  also have evidence of the lender trying to pay a buyer to walk.  I was never supposed to know about this.  But I was given copies of messages from the receiver "I need to see you face to face, these things are best not put in writing".  No need to divulge all here.  But in hindsight it's clear the lender/ receiver tried - via 2 meetings - to get rid of this buyer (pay large £s) to clear the path for the ceo.   One thing I need to clarify - if a receiver tells a lender to do - or not to do - something should the lender comply? 
    • Why ask for advice if you think it's too complex for the forum members to understand? You'd be better engaging a lawyer. Make sure he has understood all the implications. Stick with his advice. If it doesn't conform to your preconceived opinion then pause and consider whether maybe he's right.
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    • If you are buying a used car – you need to read this survival guide.
      • 1 reply
    • Hello,

      On 15/1/24 booked appointment with Big Motoring World (BMW) to view a mini on 17/1/24 at 8pm at their Enfield dealership.  

      Car was dirty and test drive was two circuits of roundabout on entry to the showroom.  Was p/x my car and rushed by sales exec and a manager into buying the mini and a 3yr warranty that night, sale all wrapped up by 10pm.  They strongly advised me taking warranty out on car that age (2017) and confirmed it was honoured at over 500 UK registered garages.

      The next day, 18/1/24 noticed amber engine warning light on dashboard , immediately phoned BMW aftercare team to ask for it to be investigated asap at nearest garage to me. After 15 mins on hold was told only their 5 service centres across the UK can deal with car issues with earliest date for inspection in March ! Said I’m not happy with that given what sales team advised or driving car. Told an amber warning light only advisory so to drive with caution and call back when light goes red.

      I’m not happy to do this, drive the car or with the after care experience (a sign of further stresses to come) so want a refund and to return the car asap.

      Please can you advise what I need to do today to get this done. 
       

      Many thanks 
      • 81 replies
    • Housing Association property flooding. https://www.consumeractiongroup.co.uk/topic/438641-housing-association-property-flooding/&do=findComment&comment=5124299
      • 161 replies
    • We have finally managed to obtain the transcript of this case.

      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.

      Frankly I don't think that is any accident.

      One of the points that the judge made was that the customers contract with the broker specifically refers to the courier – and it is clear that the courier knows that they are acting for a third party. There is no need to name the third party. They just have to be recognisably part of a class of person – such as a sender or a recipient of the parcel.

      Please note that a recent case against UPS failed on exactly the same issue with the judge held that the Contracts (Rights of Third Parties) Act 1999 did not apply.

      We will be getting that transcript very soon. We will look at it and we will understand how the judge made such catastrophic mistakes. It was a very poor judgement.
      We will be recommending that people do include this adverse judgement in their bundle so that when they go to county court the judge will see both sides and see the arguments against this adverse judgement.
      Also, we will be to demonstrate to the judge that we are fair-minded and that we don't mind bringing everything to the attention of the judge even if it is against our own interests.
      This is good ethical practice.

      It would be very nice if the parcel delivery companies – including EVRi – practised this kind of thing as well.

       

      OT APPROVED, 365MC637, FAROOQ, EVRi, 12.07.23 (BRENT) - J v4.pdf
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Sheriff puts Bank of Scotland to proof on bank charges


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No t5hink its two - Sharp v Clydesdale, as well (now) Reid and BoS. Walls, last I heard, was heading to the ECHR on the basis that the refusal of the Scottish Legal Aid Board to grant legal aid when the Bank had taken the case out of summary cause (exposing the claimant to unlimited expenses if they lost), was a breach of Human Rights. Like many ECHR cases, goodness only knows when there will be an outcome.

Taking Sharp and Reid together with the news earlier that GLC is moving toward stage 2 where multiple cases will be brought, presumably on the same bases as Reid and Sharp, is significant progress. Clearly the banks - as they often dont - didnt want to take their chance on their day in court. Having used a variety of scare and delay tactics, they have decided to fold. It would be interesting to learn what issues were raised for Sharp and Reid, but given the agreement that has been struck with the bank that is impossible. However, when multiple cases start going in (and not just in Glasgow?), strategies of delay and causing concern, simply wont work and the banks will either have to decide whether to be dragged through court any number of times to either lose or give up at the entrance to the court (which is going to impose costs on them no matter what), or do the decent thing and return the money they have in effect stolen to their customers.

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Yes their manpower is limited - its "only" a local advice centre. However, if you go here (http://govanlc.blogspot.co.uk/2012/06/glc-unfair-bank-charges-update-phase-2.html) you will find that they now have a partnership with the Glasgow Advice Agency Ltd, which they say will allow them to bring "much larger groupings of litigations on behalf of consumers in the East of Glasgow, and across the South of Glasgow." The East End in particular is likely to produce any number of cases from people in the most severe financial hardship, many of whom will have had a right kicking off the banks - it will illustrate the "unfair relationship" beatutifully.

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AND should hopefully get the press attention needed to bring this back onto the front pages of the news papers.

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Hopefully, though so far the banks havent let the cases get to a final court decision. Will they do the same now in the face of some more (but at this point hardly an onslaught)? Who knows.

I suspect they will do what they can to keep it out of mainstream media, but its on this kind of matter that sites like this are worth their weight in gold.

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Yes their manpower is limited - its "only" a local advice centre. However, if you go here (http://govanlc.blogspot.co.uk/2012/06/glc-unfair-bank-charges-update-phase-2.html) you will find that they now have a partnership with the Glasgow Advice Agency Ltd, which they say will allow them to bring "much larger groupings of litigations on behalf of consumers in the East of Glasgow, and across the South of Glasgow." The East End in particular is likely to produce any number of cases from people in the most severe financial hardship, many of whom will have had a right kicking off the banks - it will illustrate the "unfair relationship" beatutifully.

 

GLC is one of the largest law centres in the UK, and Mike Dailly is involved in financial issues at a national (UK) level, so I think it's likely that he'll be working to improve things for the masses, and not just locally.

 

http://www.firmmagazine.com/news/2641/Solicitor_of_the_Year's_appointment_in_FSA_role_made_via_Facebook.html

 

http://www.fs-cp.org.uk/about_us/mike_dailly.shtml

The Consumer Action Group is a free help site.

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Advice & opinions given by Caro are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

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I think Caro you must have missed the quote marks around "only". GLC, whether its one of the biggest, or even the biggest law centre clearly punches way above its weight, and that it does so is testament to the work of Mike Dailly, though not only him as I am certain he would be the first to acknowledge.

On the other hand GLC does have to focus on cases from the inhabitants of its local area - see for instance http://www.govanlc.com/glasgow.htm - this is why the partnership with Glasgow Advice Agency is important since it allows a larger geographical "footprint" to be covered. But at the same time, I dont think Mike Dailly will need telling about the significance of his work (and not only on bank cases) for much further afield than Govan or even Glasgow as a whole.

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Sorry sfu - I missed the significance of the quote marks. Had a bit of a blonde moment I think. GLC have also been heavily involved in repossession issues. As you say, Mike and the team clearly punches above it's weight. :-D

The Consumer Action Group is a free help site.

Should you be offered help that requires payment please report it to site team.

Advice & opinions given by Caro are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

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so, as suggested before, and what the glc seems to be working towards, need an authority, like the ppi case for eg, for things to be universal.

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  • 2 months later...
No t5hink its two - Sharp v Clydesdale, as well (now) Reid and BoS. Walls, last I heard, was heading to the ECHR on the basis that the refusal of the Scottish Legal Aid Board to grant legal aid when the Bank had taken the case out of summary cause (exposing the claimant to unlimited expenses if they lost), was a breach of Human Rights. Like many ECHR cases, goodness only knows when there will be an outcome.

Taking Sharp and Reid together with the news earlier that GLC is moving toward stage 2 where multiple cases will be brought, presumably on the same bases as Reid and Sharp, is significant progress. Clearly the banks - as they often dont - didnt want to take their chance on their day in court. Having used a variety of scare and delay tactics, they have decided to fold. It would be interesting to learn what issues were raised for Sharp and Reid, but given the agreement that has been struck with the bank that is impossible. However, when multiple cases start going in (and not just in Glasgow?), strategies of delay and causing concern, simply wont work and the banks will either have to decide whether to be dragged through court any number of times to either lose or give up at the entrance to the court (which is going to impose costs on them no matter what), or do the decent thing and return the money they have in effect stolen to their customers.

 

I've been away for a while (no - not that kind of "away" - I'm sure they've got better broadband than any of us can afford in there anyway) - so I'm just catching up on threads of interest. The thing is it now seems to me that we are back into a two tier justice situation - the Banks will cave in when people can use legal aid - but will continue to prevaricate when cutomers need to risk their own money in fighting them.

 

I think these kind of "confidential" deals should be made illegal - after all surely "justice" must be seen to be done - and apply to all - not just to those who can use legal aid?

 

Hopefully GLC "phase 2" might help the rest of us? I'm puzzled though that in this anti-Bank culture there has been nothing in the papers or media even to report that there is nothing to report other than two cases have been withdrawn. Perhaps CAG should be more pro-activae in publicising things like this.

 

BD

 

PS - Totally agree - OFT please BUTT out thsi time around - leave it to those more competent - i.e. everyone else!

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It means some posts (may be off-topic or abusive) have been removed. The post numbers within the thread are re-adjusted but the total page nos and post nos at the top are not.

 

Thus this is the last page (page 71) even though at the top is showing Page 71 of 74 pages and 1465 posts

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  • 4 months later...
Has there been ANY developments which have not been 'gagged'?

 

I don't think so kenny. I understand GLC are trying to find a way round this.

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Should you be offered help that requires payment please report it to site team.

Advice & opinions given by Caro are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

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Agreed kenny. It's been a long time and I know no more than anyone else. It's all very frustrating. :-(

The Consumer Action Group is a free help site.

Should you be offered help that requires payment please report it to site team.

Advice & opinions given by Caro are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

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