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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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    • 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.

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    • Housing Association property flooding. https://www.consumeractiongroup.co.uk/topic/438641-housing-association-property-flooding/&do=findComment&comment=5124299
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    • 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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Why you should use your statutory rights...


gyzmo
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It's not exactly a thriller, but here goes (be a good idea to get a cup of tea and some biccies before going any further).....

 

When you enter into a contractual agreement (buying / hiring etc good and services) you and the seller are bound not only by the contractual terms between you, but also those enforced by Parliament. These are in the form of legislation such as Sale of Goods Act, Supply of Goods and services regs etc. They imply terms into a contract, and these terms cannot be excluded, over-ridden or taken away - you can't even agree to waiver them (write something like "I agree that Sale of Goods Act will not apply" it into a contract and it will simply ineffective).

 

These terms are there for a very good reason. The consumer is at a disadvantage when it comes to buying goods, and to address this imbalance the legislation mentioned above (as well as other legislation) has been enacted.

 

There are also terms that the seller has. These could be, for example, a right to return unused goods within a certain time for a refund if you don't like the product you have purchased. Such terms are additional to your statutory rights - remember that those cannot be taken away from you.

 

The effect is that your statutory rights are more "powerful" than the contractual rights you have agreed to (the store's return policy for example), and this is one reason why you should use this as opposed to using a warranty (be aware though that a warranty may cover something thta SoGA does not protect you for). If there is a dispute (faulty goods shall be used as an example), you do not have to argue that you have a contract stating that goods should be of satisfactory quality - that is already implied by legislation. If you were to argue some contractual term, it is for you to prove as such.

 

Also, using legislative rights forces the store to consider the law, and not act as though they are doing you a favour by providing some remedy out of the goodness of their own hearts (replacing / refunding / repairing). I have taken a faulty mobile phone back to a store, and the put the reason for return as "refund under 14 day store policy). NO! It is because the law was not complied with - that is a whole lot different and highlights the point at the start of this paragraph.

 

If you have a dispute with a retailer, you should also report it to Consumer Direct. As much as I dislike that service, it does have one very useful function - it collects data on complaints that Trading Standards can use. Before consumer direct, it was difficult for TSOs to get an idea of where problem areas existed. Now, with a national database, such information can be gathered and used. and what can it be used for?

 

The Enterprise Act. This Act is very good as it is there to disrupt unfair trading, and action can be taken against a retailer who is consistently failing to adhere to the law, or persisitently carrying out bad practice. If people report problems to Consumer Direct, then TSOs can see where such practices are carried out, and if it is on a regular basis then they can take action.

 

The effect of this is quite significant. Whereas before, if action was taken against a retailer, it was in the civil courts by the buyer, and was done on an individual basis. Possibly, a prosecution may be brought against the seller depending on the problem, but this would be to the individual complaint. Now, where there are lots of relatively small complaints against a retailer, action can be taken as a whole and the penalties are quite severe.

 

Reporting something to Consumer Direct wil not only provide some advice for you on action to take, but it will also force retailers to consider that they are not above the law, and cannot get away with providing, in common parlance, a crap service or sell duff goods. Knowing that people will complain if they don't get what they pay for, and knowing that all such complaints will be recorded and used against them will force them to act in a more responsible manner.

 

If however, you follow a certain someone's advice, then these matters will not come to the attention of enforcement authorities. They will not act as they will not see the problem occuring. Phoning head office, or using some warranty is basically rewarding the retailer for not providing what they should have provided in teh first place. Also, your contract is with the seller, and it is for them to provide the remedy. By not insisting on your legal rights, you are again rewarding the seller for poor performance and also telling them that they are allowed to fob you off.

 

Once a company realises that they cannot fob people off, then they will start to provide a better service. The fact that a staff member (referred to as some dopy person inflicted with acne by certain people) may not be fully trained in consumer affairs is neither here nor there. That is a problem for the retailer. If that person is not trained, then they should get someone who is, and again, companies will start providing better training so that problems are sorted out there and then rather than you having to take further action, which leads me onto the point of court.

 

Going to court, as I have always said, is a last resort and should only be used once all reasonable alternatives have been exhausted. Parliament has set up a framework for this to be followed. It is called the English legal system, and as you have a contract, you are in it as is the store. By using this framework, no only are you taking reasonable action, you are also utilising the very powers that, if used often enough, will lead to the outcomes I have explained before. Bypassing these, such as phoning head office or using a warranty (those methods advocated by certain person(s)), again provides a reward for poor service and ill not lead to overall improvement.

 

The best form of protection you can have is knowledge. Before buying anything, mak sure you know what it is you want and that it is suitable. Get things in writing and NEVER sign there and then - a reputable retailer will always allow you to consider whether to use them or not.

 

If things do go wrong, remain calm, polite but firm. Let the seller know exactly what the problem is and that you are not happy with their otherwise excellent service (wryly).

Remember that their sorting it is not open for negotiation - they sold it to you and they are responsible for providing a remedy. If an in-store complaint does not work, then contact Consumer Direct (reasons stated above) and write to the company (by recorded delivery). If that yields no response, write to them again giving 14 days to reply. If that fails, then write a final letter stating you will take action if no response is received within 7 days. if there is still no response, then contact Consumer Direct to update them and ask if a TSO can contact you for assistance (some authorities do provide court assistance, whilst others can offer more advice).

 

So it is down to you. By following advice to the contrary, you may get your problem sorted, but you can bet your cotton socks that it will hapen again and again - not just to you but to everyone. Or you can make a stand, enforce your rights and make companies behave and do what they are supposed to do in the first place.

 

Hope you enjoyed your cuppa!

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  • 10 months later...

Hi There

 

My company has an employee store which will not offer a refund on a faulty/non-working item only a repair - even if the product is dead on arrival.

 

Are employee stores subject to the same statutory rights for customers as high street stores? Eg. Is this actually legal?

 

I'd be really interested in your insight.

 

RAHB065

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What do you mean by employee store? If the employees are buying as consumers and not for business then the same principles will apply. The fact that the goods are only offered to employees makes no difference. In fact, if the company has this as their policy (such as a notice saying they will not refund) then they will be committing an offence.

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  • 6 months later...

Hi Gyzmo, last September we purchased a Sharp Combi-Micro online from Millers who have now, unfortunately, gone out of business. The machine has developed a very noisy fault and is still under a twelve month warranty. I contacted Sharp who gave me then number of my nearest repair company who are in Exeter. We live in North Cornwall and this company have told me that I must pay them £40 to collect and re-deliver the machine after repair, or, I can deliver it myself to their store in Exeter, a distance of 60 miles, or deliver it to an associate retailer in Torrington, a distance of 40 miles. As a disabled pensioner firstly we would have difficulty in actually lifting the machine out to the car and then back indoors after repair and secondly we feel that we should have been offered this repair service for free, although it does say in the warranty that Sharp will not pay the cost of collection/delivery. Am I caught by the short and curlies or do I have any options?

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It really depends on the terms of the warranty. As you point out, id does not cover delivery and there is little to be done.

 

I personally would contact Sharp again and plead to their better nature (if such exists) - surely they can agree to pay the fee for a disabled pensioner, even if it's a one off goodwill gesture for some free publicity. Is there a freind or relative who could take it if they are going that way? You could also post it but you then run the risk of damage in transit.

 

I don't normally recommend this, but a call to your local paper (or even a national one) may jolt Sharp's PR dept. However, such tactics rarely work as there are thousands of other such requests and the press only usually cover the juicy ones. That said, you've nothing to loose except the time and cost of a phone call.

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You're welcome.

 

I do hope it gets sorted for you. Unfortunately, you are caught by the short and curlies but by no-one in particular (well, the legal system). It's the worst possible situation to be in with faulty goods. Do keep us updated. It may also be worth going to the CAB to see if they can "pursuade" (i.e, shame Sharp) into doing something decent.

 

Hope you didn't take the bit about starting a new thread as a criticism - it is apparently some kind of forum "ettiket".

 

Good luck.

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Thanks gyzmo, I am new on here and still learning the rules. No offence taken, I'm too old to be sensitive anymore I leave that to the young 'uns. It looks as though I will have to make a specific journey down to Exeter, it will be cheaper that way even though all the ripoff Devon and Cornwall petrol stations have put their prices up ready for the holidaymakers arrivals 99.9p here at the moment, did someone say that the price of oil had collapsed??. Cheers

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  • 2 years later...

I wonder if there is anybody who might give me advice here. A couple of months ago my car developed a serious fault and needed a major component replaced. the job was done along with other tasks that were considered needed to ensure good service. Guess what, last week the car broke down with exactly the same fauld and the new major component that was fitted a couple of months ago had again failed. the car was towed to the repairing garage who removed the part and sent for examination ton the supplier who promtly said that the cause of failure was a problem in the engine. How do I stand legally and what action should I take?

 

Regard

 

Mike

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  • 1 month later...

thing is, would anyone actually bother to go through all of this for small amounts? It seems to me that there needs to be some kind of enforcement agency who fines any company for refusing to operate within the law from the first instance, without needing the consumer to write endless complaints.

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  • 1 month later...
  • 10 months later...

Not sure if Statutory Rights are the information that the Trading standards told me, but here goes

I wish I had contacted the Trading standards before when I was ignorant of these things, but i did when my new gas boiler was 2 years old, I suddenly got no hot water. They have a list of the various items involved and for a new gas boiler the LEAST time expected before it goes wrong is 6 years ( thought that was a bit too little).

 

The manufacturers guarantee is one thing, but if it goes wrong in less than 6 years you have the right to claim off the person who sold it and of course installed it which is the plumber!!!!!!!!!!!!

 

So, if, for example, you paid British Gas for a new boiler, they are liable to repair the boiler free of charge if it goes wrong before the 6 years is up, and you do not need to pay a yearly service either.

 

So, it is advisable to contact the Trading Standards before buying an expensive item

Wonder what the brand new CAR limit is??????

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  • 4 months later...

I had and still have a problem with a local company which in tyhe course of carrying out a bathroom makeover contravened Scottish Water Byelaws 2004 by:

· installing pipework which was not adequately supported or clipped

 

· installing pipework which was not adequately insulated to protect against heat or frost, and;

 

· failing to fit isolating or servicing valves to pipe work where necessary.

 

Contacted SNIPEF who couldn't take any action because the fitter wasn't a member but suggested that I contact Trading Standards. Contacted Scottish Water and they also advised me to contact Trading standards. Spoke to 2 different laweres at CAB and they advised me to contact Trading Standards. After each of these conversations,I did try to get Trading Standards to do something about the problem but was advised that since they had no experts in plumbing, there was nothing that they could do about it. Then spoke to another person at Scottish water who expressed surprise the Trading Standards couldn't get involved and said that if they, Trading Standards, wanted to contact him by telephone, he would be happy to discuss the matter. I passed on the message but have no idea if they did, in fact, contact the Water Board.

At the end of the day, although I did get some advice from Trading Standards, I more or less tackled the issue by myself with help from the CAB.

However, I am still wondering how a company can contravene Scottish Water Regulations and Byelaws - the contraventions listed above are from a Water Board e-mail - and yet not incur the wrath of Trading Standards. Assuming that Trading Standards are correct, and I fully accept that they are, then in my opinion, this demonstrates, that there is a loophole in the Goods and Sevices Act that requires to be addressed.

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