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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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What is CPR 16.4 (1)? Help me please :(


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I am in the process of claiming back approx £5,500 for HSBC inc fees. I returned my allocation questionaire to my local county court about 1 month ago and yesterday called them to see what was going on. They told me the case had been referred to the judge and I would hear something within 5 days.

 

This morning I received a letter (which I have not yet seen, mum opened it on the phone) stating that I need to provide more concise information relating to the claim and referring to CPR 16.4 (1)!!!!! I have no idea what this means and am completely lost.

 

I am also a little worried that I read on another site one lady lost £2000 off her claim for not doing this correctly. I know this is a hasty post seeing as I havent read the letter myself but I am just a bit worried as the letter says I need to return this information by the 18th May or my case will be thrown out!

 

Any information is greatly appreciated, Thanks very much

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Contents of the particulars of claim

16.4

(1)Particulars of claim must include –

(a)a concise statement of the facts on which the claimant relies;

(b)if the claimant is seeking interest, a statement to that effect and the details set out in paragraph (2);

©if the claimant is seeking aggravated damages or exemplary damages , a statement to that effect and his grounds for claiming them;

(d)if the claimant is seeking provisional damages, a statement to that effect and his grounds for claiming them; and

(e)such other matters as may be set out in a practice direction.

 

This is what is reffered to. As for what you have done wrong with your particulars of claim, you should send a PM (private message) to a moderator and they will help with details. Don't panic yet. Loads of time to sort it out before the 18th.

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Hi, just did a search on the 16.4 (1) and this is what I found:-

 

16.4 (1)Particulars of claim must include –

(a)a concise statement of the facts on which the claimant relies;

(b)if the claimant is seeking interest, a statement to that effect and the details set out in paragraph (2);

©if the claimant is seeking aggravated damages (GL) or exemplary damages (GL) , a statement to that effect and his grounds for claiming them;

(d)if the claimant is seeking provisional damages, a statement to that effect and his grounds for claiming them; and

(e)such other matters as may be set out in a practice direction.

 

 

I hope that this helps.

[sIGPIC][/sIGPIC]If you think my post was helpful, please feel free to click my scales

 

 

A prudent question is one-half of wisdom.

 

:D

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Hi yeah that does help a little tahnsk but in terms of what I actually need to prepare I am stuck. I have follwed the money saving expert sites advice step by step so why has nobody else received this? Surely I have provided all this information already no?

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Unfortunately I don't know much about the Money Saving Expert site so I don't know what you have been advised to do. If you post your POC on here then someone could have a look and see what is actually missing.

[sIGPIC][/sIGPIC]If you think my post was helpful, please feel free to click my scales

 

 

A prudent question is one-half of wisdom.

 

:D

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Or you can PM a moderator like freaky says.

[sIGPIC][/sIGPIC]If you think my post was helpful, please feel free to click my scales

 

 

A prudent question is one-half of wisdom.

 

:D

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We have seen this a few times with the MSE particulars and schedule of claim, they are not as detailed as the CAG documents and obviously some of the District Judges don’t think its detailed enough.

Download the CAG templates from the library and compare them with what you have submitted and see if this answers your question.

pete

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Ok I am getting there (slowly). Yeah the letter basically says I need to 'set out a concise statement of the facts. (Stylised particulars do not constitute compliance)'

 

I remember when filling in the MCO claim form in the particulars of claim section I could not fir in all the text it was advised from the money saving expert website. I removed the bit I perceived to be of least importance so I could get the majority of the text on there. This I feel may be my donwfall although I could see no other option at the time. Here is what I put

 

Between the dates of 15/02/01 and 17/10/06

the Defendant applied numerous default

charges to the Claimant?s bank account.

The charges applied constitute an unfair

penalty under the Unfair Terms in Consumer

Contracts Regulations, which state: ?A term

is unfair if it requires any consumer who

fails his obligation to pay a

disproportionately high sum in

compensation?. The amount charged does not

reflect the cost of the breach.

Under the County Courts Act 1984, the

claimant is entitled to interest at a rate

of 8% per annum from the date they were

first deprived of the money to the date of

this claim. This amounts to a total sum of

£914.37, continuing to accrue at the

statutory daily rate of 0.021% until

judgment or earlier payment.

The Claimant therefore asks the court to

enter judgment in their favour for the sum

of £4284 plus interest, amounting to a

total of £5198.37.

 

The letter also states I need to set out the particulars of the claim in plain english. Surely this is plain enough no? I am presuming there is just something I need to add.

 

Thanks guys

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Ah ha, Castlebest you're a legend! How just found the POC template in the library and it is a lot more in depth than what I was advised to put by the money saving expert website. Also I need to send a letter outlining the charges to the court in question.

 

Guess i'll get that together and send it off and hopefully that'll keep the judge happy. Thanks for the help guys i'll be back to update when I hear more from the court. kepp up the good work :D

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Guest Div
We have seen this a few times with the MSE particulars and schedule of claim, they are not as detailed as the CAG documents and obviously some of the District Judges don’t think its detailed enough.

 

Download the CAG templates from the library and compare them with what you have submitted and see if this answers your question.

 

pete

 

Castlebest. You are very anti Money Saver for some reason. Surly all sites that help people less knowledgeable than the ‘Legend’ is a good thing?

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Div MSE have it wrong in some areas and we clean up the mess.

 

Im not anti MSE they have done a good publicity job but I wish they would use CAG documentation which is right instead of publishing documentation that the district judges throw out.

 

How many people have used MSE documentation, not forund the CAG website and had their claims struck out? whats the point of making people aware if you cant make them win too?

 

Thats one reason the banks wont change because misinformed people loose and the banks win.

 

pete

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I wish Martin would use a name we can recognise when he comes callin and stop this silly "who is best" competition.

 

We are all trying to do the same thing, get our money back, I dont give a damn about MSE or BBC or even CAG.

 

Just do the job you say you can do and listen to people who know the facts like I do.

 

CAG members win

 

pete

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Guest Div

OK Castlebest, I get your point and I bow down to your superior knowledge as a Barrack Room Lawyer.

Please don’t Barrack me into submission though and have your friends tell me to crawl back to where I came from because I made a comment or two, one very tongue-in-cheek.

Chill out Pete, take a pill and have a massage! You must spend a lot of time making posts and it probably helps many people but don’t let your funny-bone become dislocated.

Keep up the good work that you do – it's therapy for you.

Div

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Guest Div
Ah ha, Castlebest you're a legend!

 

I am new to CAG and I thought that "Legend" was another name for Castlebest Pete.

 

I did not mean to cause offence or exepect to be so heavily beaten into submisson.

 

Submissive Slave Div

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Pete's right - unfortunately we see time and time and time again, claimants who have used the MSE templates initially, then come over here for advise after the court have threatened to strike out their claim.

 

MSE is useful for other things and its done a good job of publisising the whole issue, but the advice regarding bank charges is flaky to say the least. For instance, they tell you that you should request 8% interest from the very first letter, which is completely wrong.

 

Anyhow, yes, you need to substitute your POC for a fuller more adequate version. Your POC needs to concisely set out the facts of your claim and disclose its basis in law. Many people would actually argue that MCOL is not suitable at all for these types of claims, although we don't generally have a problem when our template is used and a schedule of charges are sent by post at the same time.

 

Use the N1 POC, rather than the MCOL one -

http://www.consumeractiongroup.co.uk/forum/bank-templates-library/681-4-particulars-claim-n1.html

And make sure you attach a schedule of charges.

 

I take it this is Hitchen county court, or St Albans?

Please remember to DONATE! Help CAG keep up the fight!

 

 

Any advice or opinion is offered informally & without liability. Use your own judgment and if in doubt seek advice of a qualified and insured professional.

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Guest Div
Well all you have done is report posts since you registered, seems to me like you have an agenda?

 

Thank you Mr Moderator for your support.

 

The responses I have received since joining CAG have been very informative.

 

There is some excellent advice to be obtained of a better quality than many other such sites.

 

I do not have an “Agenda”.

 

I do not work for the US based ‘Davison of Internet Violation’

 

Not to cause any paranoia to CAG members, and at least one Moderator, I will not be making any further posts and I will delete my membership immediately.

 

Div.

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Thank you Mr Moderator for your support.

 

The responses I have received since joining CAG have been very informative.

 

There is some excellent advice to be obtained of a better quality than many other such sites.

 

I do not have an “Agenda”.

 

I do not work for the US based ‘Davison of Internet Violation’

 

Not to cause any paranoia to CAG members, and at least one Moderator, I will not be making any further posts and I will delete my membership immediately.

 

Div.

 

This is of course you choice, you are more than welcome to use this site and we will aid you to the best of our ability. You were corrected on refrences you made regarding the "hostility" towards MSE on this site. Gary has pointed out that the process used by MSE has flaws thats all. We (this site) spend a great deal of time rectifying these flaws and reassuring users who have had their claims threatened to be struck out because they used MSE's guide.

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Sorry Div but they guys are right. I wouldn't have described it as hostility to MSE but they did leave me a little high and dry and in danger of being struck out.

CAG do go that extra bit to make sure everything is as it should be and I will definately be using this site from now on. The advice I have received has been bang on target and at the end of the day if these people weren't doing such a good job I would be paying a solicitor to help me out right now.

Keep up the good work guys

 

Ad ;)

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precisely & if there weren't people like pete on here willing to help others along I'm sure many would have given up. Its all about help & encouragement & there are many on here who have had their claims settled yet are happy to stick around to give advice. so a BIG thank you to all of you.

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I do not work for the US based ‘Davison of Internet Violation’

 

Ahhh, Div, so much abuse ready for you but im too late !!

 

Im sure you're having much more fun now, doing your homework and generally wasting your life on MSN.

 

Anyway ..... I also started out with MoneySavingExpert, and its true, without CAG i would have got bored/scared and given up. A friend of mine got his letter templates from the BBC website (Plummer) but due to a lack of support & legal knowledge he gave up when challenged.

 

Good luck with your fight against 'the man' Junglist. Just make sure you post any developments here asap, the sooner you get that £5k the sooner you can buy my TV !

 

:D

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