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    • 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.    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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Three PCNs in two Weeks


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Hello Friends,

 

I am a Leeds city resident and I got three parking tickets in a span of two weeks.

 

There are multiple issues with these PCNs as I spotted some discrepancies in councils guidance on the time limits.

 

Few years back Leeds city council has introduced a mobile based parking solution by partnering with a company called parkmobile.

 

Being a daily commuter I really love the convenience of the app though it charges 25P convenience fee for each transaction.

The way the app works is as below:

 

Step 1: Drive to the intented parking space and open the app.

Step2: App presents the user a map with the exact location of your car by using mobile’s gps location.

The map also shows the parking machine Ids on the map corresponding to the street.

The same ID is also displayed on the parking machine with big, bright and bold letters so that any one can see it from far distance as well.

 

Step 3: User selects the parking machine ID and click on pay now button

Step 4: App asks user to re confirm the Vehicle registration

Step 5: Counter starts

 

The beauty of the app is that it also incorporates any timing restrictions that may have been imposed on that street parking machine (for eg : Maximum Parking Duration 2 hours), Price list for each of the hours (for eg 0-2 hrs – 2£).

 

My case:

Now coming to my case, I drive a fully electric car and Leeds City council incentivise all EV drivers with a free parking permit(to be displayed on windscreen) which enable EV drivers to park for free on any of the city’s street parking spaces.

 

As I am so used to the parking app since its launch I always use it to check the parking restrictions and payments etc.

 

On this occasion I parked on a street named as ‘Edward Street’ which has 2 hour maximum parking rule according to council and as per the front facia of the parking machine.

 

But to the contrary on parkmobile app it was tagged as full day parking.

Following the guidance from the parkmobile app I simply parked on the street

came back in the evening only to find a PCN attached to Windscreen.

 

Later in the week I started parking in a different street and it has also got similar issue and ended up getting another PCN.

. Finally I ended up in getting 3 PCNs

 

I was so desperate to speak to the Enforcement officer.

Luckily I got hold of one of the officers sooner than later and explained the situation.

 

Officer heard the whole story and agrees that there is a problem and council has to correct it. Officer also advised me to park in another street near by where the parkmobile info marry up with the front facia info.

Since then I stopped getting tickets.

 

Current situation:

Current situation is that I appealed all the PCNs and council politely rejected and sent a NTO letter on my wife’s name as my wife is Registered Keeper of the car.

 

Way forward:

I am thinking to take a video of the whole situation, parking app usage video and put similar explanation as above in my respresentation to council.

 

Questions I do have now:

 

1) The NTO letter is on my wife’s name, As me being the driver at the time PCN issuance can I do the representation?

 

2) How strong is my case and what are the chances of cancelling the PCN by council after my representation?

 

3) PCN states a contravention code as

06 – Parked with out clearly Displaying a valid pay and display ticket or voucher”.

 

I think rather it should state

07-Parked with payment made to extend the stay beyond initial time” as I am displaying the council permit on windscreen all the time.

Does this discrepancy invalidates the PCN?

 

4) Does council accepts the video as evidences in representation?

 

5) Any other suggestions please ?

Edited by dx100uk
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Your wife will need to appeal as she is the debtor. However what this means in practice is that you can write the appeal, just make sure she signs it off as having come from her, and they will accept it.

 

I don't fully understand the details of the case. Your app said that the locations were all-day parking, but they weren't? Did you have your permit on display? Is it valid for use in those locations? The fact that you were issued a code 03 suggests that it wasn't valid, or that the CEO did not see a valid permit. Could you explain further.

 

The council will accept video evidence, but I don't think video is the best way to argue your case. It wouldn't seem to be of any use - just the facts are needed.

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Hi Jamberson,

 

Yes the app said that it is a full day parking but the front facia of the on-street parking machine says 2 hr max .

Yes my permit is always attached to front windscreen and it is valid till March, 2020. Also all the photographic evidences captured by CEO shows my permit as well.

CEO thinks that I over parked more than 2 hrs as his argument is based on front facia of the on-street parking machine. My point is that on the app same street is shown as full day parking. I tried to explain this in the below video. Please check and let me know if you understood the problem.

 

https://tinyurl.com/y87ujhoq

Edited by yek
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I get it - good video.

 

I think the contravention code is right, as you did not purchase your 'ticket' from the right tariff. Therefore you effectively didn't purchase anything to allow you to park there.

 

I think you will win this one - I would strongly recommend you write a letter as well. I would focus mainly on the app, not what it says on the machines. Using the app correctly, you were offered a range of parking options, with prices quoted. You selected one of them, and paid for it, so you have done nothing wrong. If the on-street restrictions are different then it's the Council's error for offering you all-day parking, and not something you were reasonably responsible for.

 

Feel free to post your letter on here before you send it, and I will tell you what I think.

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Just to make it clear. I have not paid for parking in this instance as the car is EV. I used the app only to check the restrictions. I shall draft the letter and post it soon.

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  • 2 weeks later...

Hi Jamberson, here you go with the attached letter. I feel like this letter is enough to expose the hole in the system. Kindly go through it and suggest for any changes if you thing necessary.

Representation.doc

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It's good. I would change it a little for clarity (and also drop the "forthwith" stuff. It doesn't go down well with the staff reading it.)

 

What became of your other two PCNs? If you are appealing all three with this letter, make sure you list them all at the top, and make the wording read "PCNs" not "PCN".

 

This is my re-draft - feel free to ignore, if you don't like it!

 

==========

 

Dear Sir/Madam,

 

Please accept this letter as a formal representation against PCN as detailed above.

 

My appeal is based on the grounds that there has been a “Procedural impropriety on behalf of the Leeds City Council”, as I was provided with faulty advice through the Parkmobile app, which the Council recommends.

 

The PCN is issued on the basis that I parked for longer than the permitted two hours on Edward Street. However, Parkmobile clearly says that I can park up to 10 hours on the Parking zone 24303, which includes Edward Street.

 

Below are the images from the parkmobile app captured by myself while I was standing on the Edward Street junction. It advises the tariff for that zone, as seen in the below image and offers an option of up to 10 hours parking. It does not state that I am restricted to two hours, and so I proceeded to park in good faith.

 

[image]

 

Please see below the image of the parking machine captured by the Civil Enforcement Officer, which clearly shows it to be inside Parking Zone 24303.

 

[image]

 

After getting two more PCNs with in a short span of time for the same reason, I got to the bottom of this, and worked out the issue, as outlined above. I also managed to speak with few of the Civil Enforcement Officers who patrol in the area and they do recognise the fact that there is a mis-match in the information between on-street parking machine and the parkmobile app.

 

In conclusion it is hopefully clear that I did not attempt to violate the parking conditions; I was simply mis-advised through the channels the Council itself provides. I would therefore request that the PCN be cancelled on this occasion.

Edited by Jamberson
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  • 1 month later...

Dear Jamberson,

 

I finally got replies for all the three NTOs, how ever they accepted first one and issued a charge notice for rest of the two. What worries me here is if they accepted the first representation then I would expect same response for remaining two representations on the grounds that they accepted their mistake in the first place. On contrary they quoted that (look at the last paragraph in the attached response Charge Certificste.png for your reference. Kindly go through it and let me know the way forward.

 

Thank you very much in advance.

 

Your's Sincerely.

Yek.

CouncilResponse.pdf

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Did your appeal letter quote all three PCN numbers? Do you have a copy?

 

 

If so, you wait for an Order for Recovery on each of the two, and then submit a Witness Statement saying to made representations and did not receive a response.

 

 

You should end up with two new NTOs, which you can appeal again, same as before.

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