Can anyone help with the above query?? just need to know if i should claim on my insurance or should i claim from letting agency/landlord?

Hi We had central heating put in last year in the property...nice and warm at last although i managed 3 years without it...anyways, rent was increased accordingly so now im paying more rent and another bill..lol My question is this....we had a leak from the ceiling in the week...plumber came to check heating as wasnt sure what or where it was from..he said heating was fine and that it was overflow from toilet...he had a fiddle for abit and then went...dripping stopped so back to normal...however yesterday noticed water on ceiling...dripping now and then but badly bowing!! Phoned letting agency again and they sent someone out. He said it was bad and when he made a small hole it came out like a tap. He found the leak and it was the overflow pipe...plumbers had cut through it but also it was blocked..iv never seen any water come out of it since iv been here which is 4years nearly. anyways,....some of the ceiling as come down earlier...nice big hole and a wet and dirty livingroom...settee...curtains!!! Am i responsible to claim on my insurance or is the landlord/letting agency responsible? Because of the plumbers they asked to do the work had cut through said pipe?? where do i satnd with this...the water is stagnant and settee very wet...not sure it can be just cleaned and dried..its leather also.....would really appreciate some advice on this before landlord comes out later today..thankyou Tjinuk

Hi All Im new on this forum and wondered what rights i have if any. My original landlord as sold the property we rent. We go through a letting agency. It was up for auction and the sold sign as been put on today. My questions are this... 1) I have been here for nearly 4 years and there are several things the property needs...i.e..central heating...we have manged this long but the auctioneers sent out an energy man and he said it 'needs central heating'. Can i ask the new landlord for this to be done? 2) It is double glazed but two windows are now letting in condensation. The seals of gone and it looks like they are wet but its in between the panes and nothing i can do. This looks terrible especially the living room one as its a big patio window...i put up vertical blinds as it looks horrible!! I reported it so many times but it never got repaired. Can i ask the new landlord to fix this...or will it be if you dont like it you know what you can do attitude?? We are settled here and the kids are settled so i dont want to uproot unless i have too. It was sold with tenants in but i know that does not mean i wont get notice if they want the house. Im just worried as to what my rights are now. I have not heard anything. Im assuming i will be signing new contracts and can they increase the rent? I dont mind it increasing but would like these jobs doing first.Sorry to waffle but feels like everything is up in the air.... One more thing...will my deposit just swap hands with new landlord?? If anyone has any suggestions i would be eternally grateful.. Thankyou Tracie..

Hi kfdh1962 Just wondered what you think about the new test case and how it will affect us. Should i carry on with my L.B.A anyway and then proceed to court..luckily its not going to be so expensive this time (£30) to go to court. I guess we will have to wait for over a year to see what happens with test case? I wonder if we can claim over a years interest if the ruling is in our favour??? Tracie

Hi Just wondered how long it took the second time round and what stage did you get too...I too won a claim but also have incurred more charges since it all began to the tune of £510. I have sent first letter and heard nothing that was 3 weeks ago. Im going to send the second letter next week. Thanks Tracie

Hi Here is the address...good luck with your claim. Data Protection Act Copy Statement Unit Lloyds TSB Bank plc Swallow House 10 Swallow St BIRMINGHAM B1 2AL

Hi All Im starting the process again next week as iv had £400 in charges taken since this started. Anyone know of a different letter that can be sent or do i just send the normal letters again?? Thanks Tracie

Thanks Michael..much appreciated..x:D

Hi Does anyone know where the letter is to send to court to let them know its been settled?? Iv been searching the threads without success... Thanks Tracie

Hi All Well i have good news...WE WON !!!!!!!!!...Just logged onto bank account and refund there, i think its all right maybe £40.00 down but totally happy with that and the fact i dont have to go court. Thanks to everyone on this site that has helped and i will making a donation to this brilliant site. I will be starting the process again though has iv had maybe £320 since all this started and i will be checking if anymore charges come out at the end of the month. I still have not heard from either court or SC&M regarding refund so do i now send court a letter saying they have settled? Can this thread now be changed to ..WON... To all starting out, keep going and stick to advice given on here and that way you wont go wrong!! Tracie and Katie..xx:D :D

I would wait until the charge goes through and then file at court. When you file you have to produce 3 copies anyway 1 of which is for Lloyds so they will recieve the new updated version of charges, if you file online then you have to send the schedule of charges to both the court and Lloyds. Just a matter of waiting now. Tracie

Hi You can add any more charges you have had up until the time you file at court...after that its too late. Make sure you update your schedule of charges. So its up to you, either wait until after these charges have been taken and then file at court or file now and then once this claim is settled then you have to start the process again. For the sake of a couple of weeks i would wait and add the charges before filing at court. It was too late for me and i will be claiming again once mine has been settled. Hope this helps. Tracie

Hi Just looked at my N1 and i claimed the following charges...£1,410 overdraft interest ...£0 interest under s.69...£101.63 (8%) court fee...£120 To be honest im not sure if you can claim both lots of interest. Hope someone who knows abit more can help you with that one. Tracie

Hi Just wanted to say that its not wise to put actual sort codes and account numbers on here...go back to that message and edit that part...just replace with a xxxx....i think its better to be safe than sorry. Tracie

Hi Yes thats right...charges + total interest x 0.00022 = daily rate Tracie

Hi I think this little equation may help you (CHARGES+OD interest)x 0.00022 = pence per day)] So for example..£4000 x 0.00022 = 0.88 pence per day Tracie

Hi again Data Protection Act (S.A.R) Copy Statement Unit Lloyds TSB Bank plc Swallow House 10 Swallow St BIRMINGHAM B1 2AL Preliminary and Letter Before Action Customer Care Lloyds TSB 125 Colmore Row Birmingham B3 3SF http://www.consumeractiongroup.co.uk/Spreadsheets/England/Simple-charges-calc.xls Try this link for spreadsheet.....hope it works... Tracie

Hi It is difficult to find your thread so i have added this page in my favourites...and when i click on it after at the top you will a welcome with last time you visited and it will display any messages you may have...if you click on the messages it brings a new page up...along the side of that page it will give you an option to view all the threads you have started...thats how i keep track of mine, hope you can follow that!! Again, when you get to the Lloyds forum..the first page...it will start of by displaying recent successes and then underneath will be addresses for Lloyds...i havnt worked out how to send a linkyet but you can find all the charges sheet in the template library...have a good look around the site...their are lots of threads with important info on them...I hope i have helped in some way.. Try not to worry too much Tracie

Thanks pondy...again...

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Hi All Still not heard anything. Rang the court this morning and its being sent to the judge in a couple of days, she said they have a big backlog. Nothing has been recieved from SC&M as yet. I sent them a copy of the AQ form. I have 2 questions...do you think a phone call to them to see if they have recieved the AQ and if they have sent theirs will do any good?? Also iv been looking at the schedule of charges and the last set of charges i claimed were on the 01/04/07...they actually came out the account on the 02/04/07...do you tink this has made a difference at all?? Getting worried iv done something wrong and looking for faults in my claim...i guess its just nerves...Any suggestions?? Thanks Tracie

Hi Yes everything as been done professionally from this site. Charges attached, 3 copies, filed at my local court, they defended with standard 9 point defence which is a good indication that everything is as it should be. Filed my AQ 2 weeks ago but theres a backlog at court so now im just waiting. Some get it and others dont, not sure myself why?? Tracie

Hi Splinkuk I have not heard of them removing the money as yet but its important you send a letter informing that you accept as part payment and that you are continuing your claim for the rest. You will find all the relevant letters you need on this site..My daughter still hasnt recieved any goodwill payment and court proceedings have been going on a while...im just waiting for court date now...Good luck. Tracie

Hi Pondy Yes thats correct...seems mine was settled albeit a little short but im happy with that but its my daughters claim that i have heard nothing about,..i filed the AQ last week but the court are behind and i think its def SC&M as they are cited on the defence. I guess like you say its a matter of waiting just wasnt sure if i should maybe send a nudging letter in the meantime. Thanks Tracie

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