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    • The Notice to Hirer does not comply with the protection of Freedoms Act 2012 Schedule  4 . This is before I ask if Europarks have sent you a copy of the PCN they sent to Arval along with a copy of the hire agreement et. if they haven't done that either you are totally in the clear and have nothing to worry about and nothing to pay. The PCN they have sent you is supposed to be paid by you according to the Act within 21 days. The chucklebuts have stated 28 days which is the time that motorists have to pay. Such a basic and simple thing . The Act came out in 2012 and still they cannot get it right which is very good news for you. Sadly there is no point in telling them- they won't accept it because they lose their chance to make any money out of you. they are hoping that by writing to you demanding money plus sending in their  unregulated debt collectors and sixth rate solicitors that you might be so frightened as to pay them money so that you can sleep at night. Don't be surprised if some of their letters are done in coloured crayons-that's the sort of  level of people you will be dealing with. Makes great bedding for the rabbits though. Euro tend not to be that litigious but while you can safely ignore the debt collectors just keep an eye out for a possible Letter of Claim. They are pretty rare but musn't be ignored. Let us know so that you can send a suitably snotty letter to them showing that you are not afraid of them and are happy to go to Court as you like winning.  
    • 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
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    • 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.
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mortgage company doesn't have standard security documents


ecobabe
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like it says on tin!!! i remortgaged last year(june 2006) with different company (GMAC!!!) conveyancing lawyer was numpty and it ook 3 months to complete. anyway got a letter from her this morning saying that they don't have the Standard Security (well really she says that the Registers of Scotland sent it but they didn't get it) enclosed is a Security for me to sign and return. what does this mean? i can't imagine the Register for Scotland sending something that sounds important thru ordinary mail. any ideas

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hi,

I posted this in the mortgage section, but no one has answered so far, maybe because it's in scotland. I wondered if anyone knows anything about the Standard Security for mortgages in Scotland? reason I ask is that I remortgaged my house in June 2006 with differnt lender, the solicitors recommended by mortgage providers were numpties and it took 3 months to complete despite the mortgage being approved within coupledays. Anyway yesterday I received a letter from same lawyer (16 months later) saying that "the Standard Security has been returned to us by the Registers of Scotland, unfortunately we didn't receieve this, please sign the enclosed Security and return in enclosed stamped addressed envelope" there is a legal document enclosed, which I assume is this Security. So my question is, what is this and what does it mean? why a year after completion am i being sent this. I can't help thinking that something dodgy is happening. the lawyer worked for mortgage company as well. any help would be great, I know i could phone this solicitor but i suspect i would only get half a story.

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I would be very wary about this. What do they mean by "the Standard Security has been returned to us by the Registers of Scotland, unfortunately we didn't receieve this, please sign the enclosed Security and return in enclosed stamped addressed envelope.

Maybe I have missed the point but from what they are saying the standard security was returned but they didnt recieve it and they want you to sign something else they purport to be the standard security. Phone the Registars office and ask them. Possibly the solicitors forgot to register the standard security.Only when it is registered agaisnt your property do the mortgage company have any personal right against you. ie you default on the mortgage or say become bankrupt then they have first bite at the cherry on your property so to speak. On this basis I would want to know what they are getting me to sign.ie is the address of the property theron, is you neme theron is the amount thereon etc, is the name of the Bukding society thereon.

 

Let us know how you get on . Finallly look to the Conveyancing and Feudal reform (Scotland) Act 1970 Schedule 2 Forms a and b , for a style of how these forms should look

  • Haha 1
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Thanks tweeney. it's the standard security for my mortgage. the right amount, my name and house address. When I think about it, I never signed one of these, in fact I remember at the time thinking that I didn't seem to sign anything. The solicitor was really awful, I'm not just saying that. I had to chase her the whole way and it was only when I contacted the Law Society about the length of time it was taking that she moved herself. I don't think that "the Standard Security wasn't returned to them by the Registers of Scotland", I think that she never got me to sign it in the first place and never sent it to them. Surely she would be able to sort it out with Register if the former was case. The actual document looks like these forms you mention. What does this mean if she hasn't actually got me to sign this last year, and they don't have it? I've read about but I'm no clearer about implications. thanks again for answering.

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Basically what it means is the problem was the building societys not yours. They had no interest noted against your property ie if you went bankrupt the building society wouldnt have claim as a secured creditor. That is appalling that only after you contaced the Law society she moved her butt. If I was you I would speak to the building society and let them know and also send a copy of the letter to the law society. No doubt you paid a fee for her services!!

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  • 1 year later...
hi,

I posted this in the mortgage section, but no one has answered so far, maybe because it's in scotland. I wondered if anyone knows anything about the Standard Security for mortgages in Scotland? reason I ask is that I remortgaged my house in June 2006 with differnt lender, the solicitors recommended by mortgage providers were numpties and it took 3 months to complete despite the mortgage being approved within coupledays. Anyway yesterday I received a letter from same lawyer (16 months later) saying that "the Standard Security has been returned to us by the Registers of Scotland, unfortunately we didn't receieve this, please sign the enclosed Security and return in enclosed stamped addressed envelope" there is a legal document enclosed, which I assume is this Security. So my question is, what is this and what does it mean? why a year after completion am i being sent this. I can't help thinking that something dodgy is happening. the lawyer worked for mortgage company as well. any help would be great, I know i could phone this solicitor but i suspect i would only get half a story.

 

 

I am a Scottish Solicitor.

Firstly, although it took three months to complete the matter originally this may not necessarily have been your solicitor’s fault e.g.it may have been sometime before the actual loan instruction were issued to them after initial approval.

However, there has definitely been something wrong with the fact that you have been asked to sign the original standard security so many months later. It sound as if they made a mistake when completing the original security 16 months ago or perhaps it was not in fact completed at all.

I suggest that you write to the solicitors asking for a full explanation and if you are not happy with their explanation I suggest you see another solicitor for some brief advice or take it up with the Law Society of Scotland.

Strangely enough, it is perhaps your new mortgage lender rather than you who have been put at risk if their security for their loan has not been registered for over a year.

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  • 1 month later...

The standard security is the document that gives the lender the rights over your property. If this hasn't been completed, then surely your lender wouldn't have any rights?????

 

I'm no expert on this but you could have a mortgage that is not legally binding due to the solicitors errors. The lender releases funds based in good faith that all the legal work has been done and that must include ensuring that a standard security has been duly completed and notarised.

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  • 1 month later...

thanks for advice. Its got stranger now. i never signed the standard security and sent off to the land register of scotland to find out if there was a security on my property. In response i was sent document stating that no, the standard security had been cancelled in july 2006 and no security was registered. I never signed the form. I recently found out that the company registered a standard security against my property in Oct 2008......despite me not signing it.! I have contacted land register for scotland to find out if I can see the signed document. Surely a mortage company wouldn't forge something like this?

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  • 1 month later...

I used to be paralegal with Local Authority and quite often the the standard securities where returned by the Land Register( Sasines Register) at least 6 months later that only needed signing.

 

Also if a mistake is made in the original security it cant just be tippexed out the document would need drafted before signature again....sometimes by solicitor or sometimes joe public prior to issue to the Land Registers.

 

Also they may have booked your security in and stamped it as received prior to the re issue to your agent for signature.

 

I would say sounds perfectly normal although your solicitor is a little bit negligent in his approach to keeping you notified and up to date but as pussycatmandy has said....Not having a proper security in place can only be a worry for the lender...although I am sure you have signed the loan papers I bet....only the legal document not registered yet.....

 

Wish I did Debt a Uni now instead of conveyancing!

 

dandy

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  • 9 years later...

Hi,

 

gosh I haven't posted in this forum for years.

I originally joined in 2006 and was very active.

The forum was a great help to me when I had a change of circumstances.

It is so good that it is still going.

 

I digress.....

 

One of my old posts was around my mortgage.

 

At the time (2007) I didn't pursue the issue, and pretty much forgot about it.

insomnia makes the mind do strange things and it sprang back into my mind .

 

To recap I re-mortgaged my house in June 2006, the lawyer was very slow processing things and I didn't appear to sign any docs.

I am not experienced in these matters so I wouldn't have known if that was correct or not.

 

However in Oct 2007 (over 1 year later) I received a letter from my mortgage company's lawyer asking me to sign the Standard Security document

- with some story about why it was being re-issued.

 

I got advice from the forum.

I contacted the Land Registry who said that the standard security had been cancelled in July 2006.

I never signed the document.

Months later I re-contacted the Land Registry who said that a signed Standard Security had been returned in 2008.

 

I never signed this.

I am going to recontact them and ask for a copy and I am also going to do a DPA form to my lender to request info.

 

At the time I was too caught up in everything else that was going on in my life, however my situation has changed now and I am curious about what this actually means.

 

Does anyone know what it would mean if I have never signed a Standard Security document for my house or indeed if the lender has signed this for me as it would seem to point to?

 

many thanks in advance

 

ecobabe

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old threads merged

please don't hit Quote...just type we know what we said earlier..

DCA's view debtors as suckers, marks and mugs

NO DCA has ANY legal powers whatsoever on ANY debt no matter what it's Type

and they

are NOT and can NEVER  be BAILIFFS. even if a debt has been to court..

If everyone stopped blindly paying DCA's Tomorrow, their industry would collapse overnight... 

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Standard Security is the Scottish equivalent to an English Charge placed on the Land Registry ...your deeds...when a mortgage is taken out against property...as security for the lender.

 

Document signed by person(s) taking out a mortgage agreeing to the mortgage lenders terms & conditions. This document requires to be registered in the Registers of Scotland.

 

Jurisdiction:

Scotland

 

Standard Security.pdf

 

 

Regards

 

Andy

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Thank you. I'm a bit rusty with this stuff now....so wondering if you could advise. Should I do the original DPSAR to my mortgage company so that I can see all the paperwork, including anything related to the Standard Security document, and also one to the Land Register?

 

 

ta

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Why......?

 

Its standard procedure that a charge should be placed on the Land Register..it gives the lender security over your property.

 

Sign it and return it.....hopefully they will get it correct this time after 10 years.

We could do with some help from you.

PLEASE HELP US TO KEEP THIS SITE RUNNING EVERY POUND DONATED WILL HELP US TO KEEP HELPING OTHER

 

Have we helped you ...?         Please Donate button to the Consumer Action Group - The National Consumer Service

If you want advice on your Topic please PM me a link to your thread

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