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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.
    • In order for us to help you we require the following information:- [if there are more than one defendant listed - tell us] 1 defendant   Which Court have you received the claim from ? County Court Business Centre, Northampton   Name of the Claimant ? LC Asset 2 S.A R.L   Date of issue – . 28/04/23   Particulars of Claim   What is the claim for –    (1) The Claimant ('C') claims the whole of the outstanding balance due and payable under an agreement referenced xxxxxxxxxxxxxxxx and opened effective from xx/xx/2017. The agreement is regulated by the Consumer Credit Act 1974 ('CCA'), was signed by the Defendant ('D') and from which credit was extended to D.   (2) D failed to comply with a Default Notice served pursuant to s87 (1) CCA and by xx/xx/2022 a default was recorded.   (3) As at xx/xx/2022 the Defendant owed MBNA LTD the sum of 12,xxx.xx. By an agreement in writing the benefit of the debt has been legally assigned to C effective xx/xx/2022 and made regular upon C serving a Notice of Assignment upon D shortly thereafter.   (4) And C claims- 1. 12,xxx.xx 2. Interest pursuant to Section 69 County Courts Act 1984 at a rate of 8% per annum from xx/01/2023 to xx/04/2023 of 2xx.xx and thereafter at a daily rate of 2.52 to date of judgement or sooner payment. Date xx/xx/2023   What is the total value of the claim? 12k   Have you received prior notice of a claim being issued pursuant to paragraph 3 of the PAPDC (Pre Action Protocol) ? Yes   Have you changed your address since the time at which the debt referred to in the claim was allegedly incurred? No   Did you inform the claimant of your change of address? N/A Is the claim for - a Bank Account (Overdraft) or credit card or loan or catalogue or mobile phone account? Credit Card   When did you enter into the original agreement before or after April 2007 ? After   Do you recall how you entered into the agreement...On line /In branch/By post ? Online   Is the debt showing on your credit reference files (Experian/Equifax /Etc...) ? Yes, but amount differs slightly   Has the claim been issued by the original creditor or was the account assigned and it is the Debt purchaser who has issued the claim. DP issued claim   Were you aware the account had been assigned – did you receive a Notice of Assignment? Not that I recall...   Did you receive a Default Notice from the original creditor? Not that I recall...   Have you been receiving statutory notices headed “Notice of Sums in Arrears”  or " Notice of Arrears "– at least once a year ? Yes   Why did you cease payments? Loss of employment main cause   What was the date of your last payment? Early 2021   Was there a dispute with the original creditor that remains unresolved? No   Did you communicate any financial problems to the original creditor and make any attempt to enter into a debt management plan? No   -----------------------------------
    • Hello CAG Team, I'm adding the contents of the claim to this thread, but wanted to open the thread with an urgent question: Do I have to supply a WS for a claim with a court date that states " at the hearing the court will consider allocation and, time permitting, give an early neutral evaluation of the case" ? letter is an N24 General Form of Judgement or Order, if so, then I've messed up again. Court date 25 May 2024 The letter from court does not state (like the other claims I have) that I must provide WS within 28 days.. BUT I have recently received a WS from Link for it! making me think I do need to!??
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Alba Residential Lease Breaches And Signs Of Intent Of Future Problems Need some help


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I hand delivered my Notice of Intention to Vacate to Alba Residential office on the 29/4/2011 stating that I was giving the required 2 months notice (8 weeks) in advance to leave the property I currently rent through them on the 30/06/2011, that I would return the keys to them before this date and to contact me to arrange a suitable date and time for a final inspection.

 

 

 

Then on 03/05/2011 they sent me 2 letters that I received on 05/05/2011 stating that there would be a contractor from ACME Design would be coming to look at the property on the 10/05/2011. Yes I thought straight off that they are going to see about renovating the property before reletting it. WRONG!!!!!!!!! (I get the feeling that they are planning on trying to get me to pay for their renovations now). I received a call from them on the 07/05/2011 telling me that they were looking to show the property on the 11/05/2011. To which I agreed not wanting to dispute the other letter in anything but in person. The second letter I received on the 05/05/2011 was Lease end information stating what was required of me. The problem here is that they want me to pay them £450 (a full months rent) to them on the 28/05/2011 but also that I had to return the keys to them by opening time on the 27/06/2011 and that my lease ends on the 26/06/2011 but I originally signed the lease with them on the 30/12/2009 at which point I had to pay a months rent in advance plus a month as deposit plus fees and £29.58(£14.79 x 2) to bring me up to the 01/01/2010 so it should end on the 01/07/2011 which is when they wish to do the final inspection.

 

 

 

Then to finally stick the boot in they called my mobile when I was at work today leaving a voicemail at 16:17 stating that they would be showing my flat again tomorrow at 11:30 only giving 19 hours and 13 mins notice and promptly following this with a text message 16:23 (does this constitute as written notice????) as soon as I got this message on my dinner break at 18:01 I called them back stating this wasn't acceptable as it was to short notice as when I'm working a back shift I don't get home till after 22:00 and was starting early tomorrow so would have to leave home at 06:15 so I couldn't clean the flat for the viewing and in future I would need at least 24 hours notice as stated in my lease but I get the feeing that they will do the viewing anyway.

 

 

 

I am going to follow todays call with another call tomorrow morning.

 

 

 

Can anybody help me with this as its quite confusing with the differences in Scottish and English Letting laws. I live in Scotland.

 

 

 

Thank you all

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I am writing on behalf of ALBA Residential and I note your comments made about our company - I think from reading it there is obviously some confusion here!

 

I would welcome you to get in touch with us in order to explain things to you, as what you have written is incorrect.

 

Firstly if you have told us you do not want a viewing to go ahead, then we will not come, so do not worry about that. Notice is generally always given via telephone and if we do not hear back from you normally we will text or leave a voicemail, ensuring you get our message. If you get back to us to tell us you are dissatisfied in any way with how the viewings work, then of course we update our systems internally, and we work around you. We do need access to re-let the property for when your lease is over, so we are prepared to be flexible in order to do so, and appreciate your assistance in allowing us to access the property either in your absence or presence.

 

You pay rent in advance, which means the rent we expect you to pay by the 1st June will be for the month of June's rent. Your deposit amount is retained until after you move out, and then is returned following our final inspection, which is normally the day after your lease end date. This is all detailed in the End of Lease inspection letter sent to you after you've submitted your Notice to Quit.

 

Perhaps it will be easier to speak about things to help set things straight, so please email me or call me, our number is on the website. If preferred, give me your property address via private email (my email address is mark at albaresidential .co.uk, and I will look into it for you.

 

Kind regards,

Mark.

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Ok but you still avoid the 4 extra days rent your trying to charge me totalling £59.16 when your company will have all the keys. Do you have any comments on that?

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Well alba called me today having figured out who I am. They were really helpful and have sorted out this whole mess.

 

I would like to thank everyone who has commented on this thread. Also I would like to thank alba.

 

Thanks

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  • 1 month later...

Glad to see you got some kind of resolution with this bunch, I cant say that echo's my experience with them.

I have rented through Alba for a couple of years, had enough of being messed around and have just gone elsewhere. What I will say for them is that though they are very good at community publicity stunts, they are horrendous as agents for tenants.

They have allowed repairs to go undone for weeks at a time,

have blatantly misled me and were a nightmare when it came to trying to get any deposit back.

I could not recommend them to anyone, however would say, if you must deal with them, keep copies of everything, notes of anyone you spoke too and what they said (because from my personal experience they will each say different things, and worst case deny saying it when tackled about it) and be prepared to walk away with a much reduced deposit after months of wrangling, no matter how clean you leave the place.

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  • 2 months later...

I am disappointed (Mordie) that you see fit to continue to complain about our company's service on various websites and blogs after we have invited you to get in touch with us simply by emailing us back, so that we can look into matters for you, and restore your faith in us (should that be what is required) and ultimately improve our service to others, if we have gone wrong somewhere along the line.

 

Thankfully most of our clients, such as the original enquirer, find our service helpful, honest and down-to-earth, and we receive a great deal of good feedback which we are very proud of.

 

We cannot help you if you do not get back in touch with your real name, I remain hopeful you decide to do so at some point so that we can help sort things out.

 

Kind regards,

Mark.

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