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  1. My elderly parents have rented a house to a lady and her aunt for approximately 15yrs. The lady was the original tenant who after a short period of time asked if her aunt could move in and share the rent, buy making her contribution in her entitlement to housing benefit.This was agreed and for many years things have ticked along, although the tenant has on many occasions allowed the paid proportion of the rent get into arrears. The house is now in need of some repairs, the tenant has been pointing this out for quite a while, but due to some illness my parents have been slow to carry out the work. The tenant has now engaged a solicitor who is writing to my parents and making demands. My parents are quite willing to make the necessary repairs but the tenant has been difficult and refused access to workmen on 2 separate occasions. The workmen were there to give estimates for necessary jobs. Her argument was that they didn't have ID (Fair enough) but on both occasions they were accompanied by my father (an elderly sick gentleman) who had engaged them. The solicitor continues to write with complaints and the tenant is becoming increasingly non compliant. It's a bit of catch 22 and I feel there may be a hidden agenda... (why complain about repairs and then refuse to allow those people who going to carry them out in to assess the job) There is no current tenancy agreement, and the rent is in arrears (she has been underpaying for a period of approximately 6 months) During the summer, she complained about blocked gutters and asked if she got the work done herself could she deduct the cost from the rent. this was agreed subject to a receipt being supplied. She has since refused to supply the receipt. The solicitor has now stated that she is reporting my parents to the landlords licensing association and the local council. They have been given a list of repairs, (uploaded). Given that the tenant is being so difficult and that they are more than willing to do what is necessary it's beginning to feel a little like harassment. They want to engage a solicitor themselves and I'm wondering how necessary it is. Do they need to prepare themselves for legal action? Are all of the repairs their responsibility? (difficult to have the cash when the rent is in arrears) How should they respond? I've uploaded letters sent but the solicitor is also emailing fairly constantly with over dramatic complaints about the slightest little thing.... My parents are both in ill health and very worried about this matter
  2. Thank you. I did take further pictures (uploaded) and shall now formulate my defence based on your helpful pointers. cag rwu.pdf
  3. I get what you are saying and I really need to file my defence but am still unsure of exactly what it should say? I have now also taken a picture of the entire row of shops but am Unsure what my 3 line defence should be at this stage. Sorry to need it completely laying out for me, but I just don’t Want to get it wrong....
  4. sounding good. I have taken more photos and hopefully made the whole thing clearer. Image list: 1 – front of the row of shops – indicating parking at rear. 2 – Entrance to rear of shops / parking area 3 – the rear area 4 – rear area 5 – the rear of the restaurant with the “parking at rear” sign on the front of the shop indicating my parked position (parked as such due there being obstructions / rubbish preventing parking closer to the wall) 6 - a parking sign from CPM nothing to do with the restaurant 7 - a parking sign from CPM 8 – No parking bay, designated area, nor road markings of any type. cag phl photos.pdf
  5. No sign at entrance no parking meter. actual signs shown in post 31
  6. I've been and taken further pictures of the site. Signs are displayed as indicated on the Photos provided by uk car park management, The new proprietor of the shop continues to engage uk car park management, but isn't the owner of the building or land. Shall I contact the land registry to find out who actually owns the land, before I go down he no contract could be or was formed route.....
  7. Thanks Eric's brother. Will get photos today. In terms of my 3 line defence. Should it be something along the lines of: No boundaries are indicated as to where parking is supposedly enforced. Evidence submitted not clear - pictures do not show position of vehicle in relation to entire communal space. The tenants of the building have no authority to create such a contract ( I will confirm this later today)
  8. Just heard back from Gladstones. They have enclosed the same documents as in post 31 a copy of ths parking charge notice and the covering letter which can be seen in the attached PDF. wHAT SHALL i DO NOW?
  9. Have done as advised on MCOL and used the template - made an error in my initial post as the claimant is UK car park management and not gladstones. I am instructed to send documents to gladstones though. Letter's in the post. Worried about getting a CCJ.... Doc1.pdf
  10. I received a PCN on 14th March 2018. Eventually gladstones became involved and I wrote to them on 03 December 2018, following the advice of CAG. I did not receive a response until 03 May 2019 which opened: 'Thank you for your letter dated 03/12/18, the content of which has been noted. We apologise for the delay in our response however, as no further action has been taken we trust you agree no prejudice has been suffered as a result' it then went on to demand £160 within 30 days. It contained a copy of the signage at the site. An Aerial photo showing where the signs are located Two pictures of my parked vehicle (which include dates and times Pictures attached) I ignored it. I've now received a claim form from the county court business centre. I have attached it at the bottom so you can see the particulars of the claim. In order for us to help you we require the following information:- Name of the Claimant ? UK Car Park Management claimants Solicitors: Gladstones Date of issue – 17th July 2019 What is the claim for – The driver of the vehicle parked in breach of the terms of parking stipulated on the signage (the contract) at 54 Pensby Road Wirral. ch60 7re on 14/3/2018 thus incurring the parking charge. (the PCN) tHE DRIVER OF THE VEHICLE AGREED TO pay the PCN WITHIN 28 DAYS of issue yet failed to do so. The claimant claims the unpaid PCN from the defendant as driver/keeper of the vehicle. Despite demands being made, the defendant has failed to settle their outstanding liability. What is the value of the claim? £176.18, court fee £25 legal costs £50 Total amount £251.18 Has the claim been issued by the Private parking Company or was the PCN assigned and it is the Debt purchaser who has issued the claim ? The claim is issued by the claimants legal representatives - Gladstones. Were you aware the account had been assigned – did you receive a Notice of Assignment? - yes Interestingly, It appears that UK PARKING MANAGEMENT NO LONGER MANAGE THE SITE and in fact were instructed by a single business owner who no longer trades there. ( there are several businesses along the stretch of road who back on to the area) There is apparently some discussion from other business owners that the land was never actually theirs to enforce...… I assume this is relevant in my defence?
  11. Thanks Ericsbrother. So shall I just not respond and continue this game of brinkmanship?
  12. Hi, Gladstone Solicitors Update: I have received a new letter from Gladstones, (attached hopefully) and a second copy of the original letter sent to me. They have not acknowledged my letter to them. I appreciate your good advice as always ... thank you gladstone 17 12 cag.pdf
  13. Hi Caggers, after reading the info on the link provided by stu007, and taking on board the advice from king12345. I separated the problems, Item 1: The Canopy. Item 2: The service charge. [1] The Canopy: I wrote to them on 23rd Nov, I have made it very clear that I strongly object to the construction of a new canopy, and a warning that any construction should not be attached or secured to my property. This makes it impossible for them to hang it up there anyway (copy of letter attached) They replied same day stating " Thank you for your email, I will discuss this with xxx next week and revert in due course" 17/12/18 I am still waiting for a reply. *********************************************************************** [2] The Service charge: I have requested supporting documentation / receipts for the charges listed on my service charge invoice, all of their figures seem "very rounded", They replied with "In terms of documentation, this is the first year that a service charge has been run, as such the only documents that I currently have available is the SC budget that you are in receipt of. " I have again requested copies of supporting receipts on 11th Dec as this is 30 days after the initial request and they have not replied. copy mo letter cag.pdf
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