Hi All, I am back for the update. I managed to make all normal monthly payments for last 6 months. After 6 normal payments bank has capitalised all the arrears and cancelled the suspended repossesion order. I feel much better thinking only 9 more payments and I will be out of high rate fixed interest.

hi, I am back again. I managed to pay them this month the normal monthly payment of £2213. Can I ask you a quick question? I asked BM to send me the account statement as I wanted to confirm they didn't add any charges to the account. From statement, I have calculated the arrears should have been £21381. BM always told me arrears are £23596.09. There is difference of extra £2215 added to arrears. I know not huge difference but I think £2215 could be the charges added to arrears. Do you guys think it is legal for BM to add £2215 to the arrears? Is this something that can go in my favour? You guys have been very helpful. Please help agian. Thanks.

Thanks all again. May be this sounds silly but I feel like giving up to sale will be not fighting and easily giving up. I know next 15 months are going to be difficult for me but if I survive somehow by maintaining payments it will pay me in the end. Once I have sold this property it will be nearly impossible for me to be on the property ladder again. I dont think I will manage to buy house in the future considering amount lenders ask for deposit. I know its impossible to nagotiate with BM thats why I have decided to pay them what they are asking for. I will try to do some part time work to earn extra money plus my wife will start looking for job.

Thanks Ell-en, newstarter. Not any option left for me. I will see if I can manage to pay £2200 this month. Will contact local council to find if I am eligible for any help from them.

Thanks Ell-en. I know I am in difficult situation. There seems to be no way out except selling off the property which I was thinking the last option. Even if I am allowed to pay £1700 for next 5/6 months that would help me to arrange for extra money towards normal monthly payments. During this time I might manage to find a better job or start looking for selling property. I am still curious why I am not allowed in HMS scheme. I believed this scheme was for people in similar situation. Whoever is approved under this scheme for 2 years pay 30% of the interest only. After 2 years they end up with huge arrears.

I will call BM again today to get breakdown of arrears. As I metioned the last statment I received listing last 3 months transaction don't show any charges added but I am still not covinced the amount of arrears doesn't include any charges. Currently arrears are at £23596 and my monthly payment is £2200. I have this mortgage since May 2008. To be on this level of arrears means I didn't pay anything for 10 months. I don't think this is the case. Initially I missed couple of months payments but since last year June I have been paying regularly though not full payments. Before last year, I missed payments here and there but it was not like I didn't pay at all for 5/6 months? I will call BM customer support and try to get break down of arrers.

Thanks letsdothis. Unfortunatly my arrears are very high and can't arrange to bring them down by paying lump sum. I understand levels of arrears is making my case most difficult and this is my worry that with these much arrears judge will stright away turn down my application.

I have 22 years left on the mortgage. I haven't asked them recently to capitalise arrears but few months ago they rejected this proposal. Once out of fixed rate next year, my mortgage could be something like £1300 per month. This is what shelter England said that I need to explain to judge that if I pay £1700 for next 12 months, arrears will increase by onther £6000 to £30000. Arrers will increse for next 12 months but next year I can start paying arrears back by making £500 payment towards arrears. This will clear arrears in 5 years. I have been told that resonable time to clear used to be 2/3 years but recently this has been changed to be around 5 years. Do you see this could be ground to make application?

The latest statement I have is dated 11 May 2010. Statement start date is 11 February 2010. It lists payments due for Feb, March and April. it also shows payments made for these months. After this there is Charges heading but nothing mentioned. Doesn't say anything aobut th charges. It also display Statement close date being 11 May 2010, Account balance:XXXX and arrears: £23,596.09. No information about charges. I take this means no charges applied?

I received statements from them. not sure if charges are added. I will try to find those statement and get back to you with answer. On the phone when i asked the same question to BM they said no charges have been applied as it will be illegal. Need to check this in the satement.

Thanks newstarter. We already have a suspended repossesion order issued last year in June. Order is for the normal monthly payment of £2200 plus £100 towards arrears. I want to apply to court to put aside the issued judgement and allow me to pay £1700 for net few months either under HMS scheme or by considering my current circumstances. Don't you think it makes sense to apply now rather waiting for eviction orders?

Thanks newstarter, Ell-en and others. I much appreciate your help. Ell-en, here is the requested information: 1) Mortgage is in joint names with my sister who is married with children and living in rented property. She ha been helping me with £400 towards mortgage payments. 2) no children living with me. I am married with wife but no children yet. 3) All the payments have been made on phone using my debit card. I can produce bank statements. 4) For HMS application I didn't fill or sign any application form. My case was with collections team in BM. Account manager from collections department filled the application form. I sent all the required paper work to them. According to collections department they forwarded all this to HMS team who rejected my application. I received a rejection letter in writting. I am surprised now that why they didn't ask me to sign the application form? 5) My payments will reduce because I will come out of fixed rate deal. When I was discussing this with BM this afternoon, I was told that I am in fixed rate deal till October 2011 NOT May. I was thinking it was 3 years fixed rate and becasue I took this mortgage in May 2008, fix rate will end in May 2011. According to BM although it was 3 years fixed rate but fixed slightly over 3 years. Do you see any hope in my case? Again, I much appreciate all your help.

I take this is something I can only do after the eviction order? I thought i can fill the N244 in advance on the basis that I qualify for HMS scheme but BM is not accepting me on the grounds that when I come out of the scheme I wont be able to pay normal monthly payment plus towards arrers. My argument is when i come out of this scheme I will be out of fixed rate which is 7.8%. so I will be able to pay normal monthly payment plus £300 towards arrears. This is what Shelter England advised me. Don't you think I should submit N244 on these grounds before actual eviction order. I am nervous once the eviction has been ordered it will be too risky for me and I will end up loosing my home.

Thanks again. You are very helpful. Problem is I have no idea how to put this information or refer to this case best in N244 application. Please help me with this. Sorry for my poor knowledge if I am asking something basic. Thanks

Thanks. I will pay £1700 on 27th. My worry is BM told me that first thing in the morning of 28th their team will find out I haven't paid full and immedialtely they will apply for the bailiffs appointment. They are only holdin this account till then. I wish before then I can apply for N244.

Ell-en please please help me with N244. I just spoke to lender again but they are not willing to accept any proposals and advised I have to pay as much as I can on the due date and if its not full payment they will apply for bailiffs appointment but will consider any proposals then. I know they will not accept my proposal. I spoke to shelter England again and they said I should fill N244. I am very much worried. Please help me with the satement and N244 form. I want to submit the form before the due payment date. PLEASE HELP. Looks like I have almost lost my home. Anyone who reads this knows how to alert Ell-en, pls do so. I need urgent help. Thanks.

Ell-en/Newstarter, I tried to get help from family and friends to pay this month's payment in full but no success. I am very much worried now as if no full payment made, BM will start proceedings. So far all my conversation with BM has been on the phone. I made them reduced payment offer on phone and they advised the possible eviction on phone. Nothing in writing. You suggest I should send payment proposal in writing? May be this time they accept this. This will buy me time to srtart with N244 for HMS scheme? Can you please help with payment proposal letter? I apprecite all your help. Thanks.

I have spoken to Shelters regarding how they can help me with HMS review application through court. They said they can only give me advise but not able to confirm this in writing or come to court for representation. I find this little odd. I thought any advise they give on the phone can also be confirmed in writing by them. Do you think I should ask them again? Ell-en, you think we still have time before next payment is due? Do you suggest to somehow make full payment this month. As I don't want to loose house, I will try to seek help from friends and family members for this month to pay full payment. I am worried that if I dont make full payment this month they will immediately apply for bailiffs appointment and may be then it will be too late for me to save my house. Thanks.

Ell-en and Newstarter, thanks very much for all above suggestions but I am still not sure what the conclusion is? As Ell-enn usggested I need to go back to shelter UK and ask them for written statement for HMS eligibility. I will contact them again today to check if they can help. Apart from this, how do I start the whole process? What I need is: 1) BM to approve me on HMS so that I can make lower payments till I find a better paying job. I must make clear that I am currently working full-time in permanent role but not earning as much as I was when I took out this mortgage. Looking at current economic conditions I can't say for sure if in 2/3 months time I will manage to find better job. Thats why I want to be on HMS initially for 1 year. I am not asking to make lowest payemtns under this scheme. I can afford £1700 per month and thats what I want BM to accept as payment offer for next few monts. Newstarter, regarding charges on arrears, I am sure BM must have added charges to arrears as since July last year I didn't miss any payment. I have been paying regularly though not full monthly payment. I have no idea how to fill N244 can you please help with this and statement for the grounds to make this application? Thanks.

Thanks for all your advice but my situation is short term. As soon as I get a job paying me same as I have been earning in the past I will be ok to pay normal monthly payments. I think thats why government introduced HMS scheme otherwise everyone struggling with mortgage payments should have been advised to sale off their houses to come out of the situation. I don't want to loose my home. I still have 20 years on this mortgage and I will manage to do something to pay it off after 20 years. Ell-en please help. I am waiting for your advice.

Thanks Ell-en. Its interest only in joint names with my sister who is married with children but living in rented property.

Please help. 27th is approaching fast when lender is expcting me to make full monthly payment of £2200 otherwsie they will apply for eviction warrant. I am not in the position of paying £2200 on 27th. Maximum I can afford to pay is £1700. Please help me for set aside previous court's order through N244. I am worried and don't want to wait till eviction order is issued. Ell-en can you please help or at least suggest whether you think such application will be successful? Thanks.

Anyone knows how can I contact/Alert Ell-en? I am not able to pay £2200 due on 27th May. Lender has already told me they will apply for bailiffs if full payment is not paid on this date. I need help to fill N244 and also request court to ask lender they review my HMS aplication. Lender rejected me on the basis that when I will come out of the scheeme after 2 years I will not be earning enough to pay back arrears. They didn't take into account that: **Currently I am on very high interest rate of around 7.9% **after 2 years I will be out of the fixed rate and my normal monthly payment will be around £1000 rather than £2200. **if I can afford to pay £1400/1700 now, after 2 years once out of fixed rate I will be able to pay extra £500 per month towards the arrears. I should also mention that I have this mortgage in joint names with my sister. She is married with 3 kids. Not living in this property but in a rented house with her husband. She is helping me with £400 per month towards the mortgage. Can I get any government support being her with dependent children if house gets repossesed will be difficult situation? Please help me with all this. Many thanks.

Ell-en can you please halp me with N244? I paid this month £1700 instead of full monthly payment £2200. I had a call from lender again this morning to advise me if I am not able to make the remaining £500 they will apply for bailiffs order. After long conversation they said they will hold the account till 27th May when new month's payment is due. On 27th may if I don't pay full monthly payment of £2200 they will apply for bailiffs order. I requested them to allow me to pay reduced payment of £1700 but they didn't agree. Demanding resuming full monthy payment. I am still not able to resume full monthy payemnt. I would like to submit N244 before 27th for them to review my HMS application as well court to reconsider affordable monthly payment. Thanks.

Hi, I am running out of time. Can someone please advise how I can contact/alert Ell-en? I need help. Thanks.