Thanks for all your comments...one thing for sure it's not clear cut. I've managed to get Inspection Report signed by removing all reference to aerial...That's one step forward:) . Tenant's now left a message for me asking what's going to happen about aerial cost...I've not yet replied (wow, there's a reversal of behavior:D). Tenants gas safety check is due v.soon & it's the same chap who fixed the aerial...Think I may wait until then to see what happens. If they still haven't resolved the bill I'm probably going to offer to go halves....

Thanks guys...but I wish you agreed, good or bad:) I'm aware I have an obligation to maintain heating & sanitary ware, but a TV aerial? Following your logic Planner I'd be responsible for everything & that can't be right surely? If she communicated in a timely manner (or at all) I'd be more of a mind to sympathise with her plight, but she's so flamin useless I'm not in a hurry to help. As I said before, she now pays her rent on time & I know from bitter experience it could be a lot worse….but she’s so annoying.

Hi All....Any ideas on this one:- Who’s responsible for repairs to a TV Aerial….Tenant or Landlord? The reception was fine when the tenant moved in. There’s nothing in the AST regarding the aerial and as far as I’m aware there’s no legal or even moral obligation for the landlord to pay for the repair. The tenant’s gone ahead with repair but is now refusing to pay the invoice (£110 for replacement booster box). In the meantime, a property inspection has been carried, but the tenant is refusing to sign acceptance of report because she disagrees with one statement about landlord not being responsible for aerial repairs. Should report be re-issued removing any mention of aerial problem to at least move that forward? Despite a very poor start she now pays rent on time and generally keeps house in good order. The trouble is her communication skills are appauling…it’s so frustrating!!!! She repeatedly ignores my calls & msgs, and when you finally track her down she comes up with really pathetic excuses. Any assistance much appreciated

Hi guys.... Sorry to have to show my ignorance here but is there actually a difference between Bailiffs and Debt Collection Agencies? If so, would someone be kind enough to explain it to me? Thank you

Sorry no....It was Southern Electric. Though I'm sure they must have similar policies when it comes to this sort of thing?

Hindsight's a wonderful thing and of course when I next follow up an employers reference you can be sure I'll take on board all your comments & advice. Ironically the irritating tenant's become a poor second to the even more irritating HR Manager. Yes, I know this is completely ridiculous....but it's just the righteous clap trap they're now quoting when it's quite apparant they don't know their posterior from their elbow when implementing procedure. One good thing to come out of this.... it's reinforced why I quit working for big organisations!

You must have some paperwork detailing the terms of your agreement when you originally agreed to rent your house out in this method. I imagine there's something written in the small print regarding maintenance procedures and administration charges. Have a look at the agreement then come back & let us know. As a minimum I would expect admin charges to be capped in some way.

As a landlord I've experienced a situation where the electricity board changed the standard meter at a property to a pre-payment meter because the tenant was just not paying the bill....and accruing significant debt. Pre-payment electricity does attract a higher rate per kw/hr but I guess rates vary from supplier to supplier. When the tenants finally left I simply contacted the elec provider and asked them to change the meter back to how it was originally. It took about 1-2 wks to resolve, but the supplier agreed any electricity consumed in the intervening period would only be charged at the standard rate. Can't remember exactly how it was handled but I certainly was not liable for any 'premium' rate electricity. Make sure you keep a record of your closing meter reading. It would also do no harm to contact the elec provider yourself to hear first hand what their policy is.

Do you think this question would be better served on the General Consumer Issues forum? If so, does anyone know how to move it please? Thank you

Thanks Mr Shed Your reply 'feels right'...if there is such a thing. Like I said, I don't expect to get any help whatsoever from this company...they're too keen to quote policy and not keen enough to put it into practice. On the one hand 'break time' is confidential, yet they openly divulge Mrs J has never held supervisory role....they're a complete farce. Any ideas where this would be better posted? Cheers

Hi all…..Can anyone shed any light on this please:- A potential tenant provided written details of her employer for me to obtain a reference. I phoned the company and explained the purpose, ie. Employer reference. Mrs J confirmed she was the potential tenants’ supervisor and proceeded to supply a satisfactory verbal reference. The tenant moved in but after a while events occurred which led me to seek clarification of reference. I contacted Mrs J who said the tenant had left the company 2weeks ago and was refusing to speak to any of her colleagues in the period leading up. Mrs J then asked to call back when she was more able to speak. However, the call back came from the HR Manager who insisted it was company policy for all reference requests to be put in writing to the Personnel Dept. I explained the background but was told Mrs J had never held the position of supervisor and anything other than the prescribed method was assumed to be a personal reference. Further, personal references may not be discussed in works time. In an attempt to work around this inflexible attitude I requested time of official breaks but was told this information was confidential. Frustrated but not deterred I went into writing. Here is their reply:- I confirm and reiterate our previous telephone conversation that the verbal reference you requested and gained from Mrs J had absolutely nothing to do with [company]. Plainly, this was a personal reference and as such any difficulties that might have arisen from such a reference as you infer needs to be taken up with Mrs J direct and not [company]. All reference requests at [company] are completed by a member of the HR team in conjunction with the relevant Line Manager on [company] headed paper in accordance with guidelines relating to Data Protection. [Company] have not at any time received a request from you for such a reference. I repeat that the reference you gained from Mrs J was not a representation of [company] and as a result, we ask that you desist from making further contact with our Company in respect of this matter as it does not concern our business. So when is an employer reference ACTUALLY an employer reference? The tenant provided written details of employer naming Mrs J as her supervisor and Mrs J confirmed she was the supervisor and supplied what I genuinely believed to be an employers reference. I cannot be expected to know their company policy so surely any deficiency has to be the company’s, if only because their training is flawed? Even if it were a personal reference they’ve blocked my ability to follow it up and I don’t have Mrs J’s personal contact details. Besides, she probably wouldn’t speak to me now. It’s clear this company’s not going to be remotely helpful….. but I’d really love to know the legal position to be able to quote something suitably knowledgeable back to the snotty HR Manager....! Please can someone tell me what it might be?

Thanks guys Went to see tenant yesterday and provided her with a formal 'written' response to her Notice to quit. She says her reasons for leaving are personal, and she's moving to be near friends & family...I haven't questioned this further. Firstly she said she would be moving in with her parents, so I asked for their address. Said they'd just moved & she didn't have it. So I asked her to call them...she went upstairs, then came back with an address. I requested their phone no, but she said she didn't have it. Today I've rec'd a text saying change of plan, she won't be moving in with parents now & not to use that address but she'll provide a new address when she has one. She's also suggested her partner as an alternative tenant, however, in a previous conversation she said he was moving away with her. Hmm, it all just seems a bit too weird & I'm just not sure what to believe anymore? Guess I should focus on finding a new tenant and getting her forwarding address, don't know what else to do?

Thanks for that. I obviously wasn't clear about the '6wks'.....she voluntarily left her job 2wks ago giving 1mths notice, hence the 6wks. She plans to stay till the end of the month, is there any merit in encouraging her to leave asap? Just want to make sure I do it by the book....don't want judge throwing it out on 'technicality', or me doing something silly. Cheers

Hi everyone I've just received a letter from tenant basically giving me 1mths notice (28Jan - 28Feb'07) and to use the damage deposit as the last mths rent. They apologise but say they have no money to pay. I've subsequently discovered she actually left her job 2wks ago, so including mths notice must have know at least 6wks ago she intended to do this . The 'fixed period' doesn't end until 30 May'07 and I've already advised that if she can find a suitable tenant I will agree to an early termination. As this seems unlikely, I was wondering if anyone has any idea how likely I am to recoup outstanding funds in practice? Total amount = £2400, plus any damage costs. I know I can go via the small claims court, but not sure how likely the judge is to award in my favour, then if she still refuses to pay, apply for warrant to get baliffs in. I guess the bottom line is how likely am I to get my money back? Should I go softly, softly and do all possible to get what money I can on 'informal' basis explaining what will happen if courts become involved...but not too far in case she calls my bluff....or....should I be more confident with the legal system, and not pander to her? Needless to say, every penny counts these days thanks to the increase in borrowing costs. Any help & guidance much appreciated...

Thanks guys!! That's some really good advice. I'll definitely follow up. So can a developer even apply for a CPO? I get the impression it would need to be done by local authorities because it's for the greater good of the community & not private financial gain. I'm going to phone the local planning dept in the morning for their views. One of the corner plots is owned by an 87 yr old so the developers high pressure tactics are quite frightening/effective....

Hi all...Does anyone know anything about CPO's?? I live on a fairly quiet lane, about 10 houses plus farm access....& to cut a long story short:- A developer has recently had planning permission refused to build 6 additional properties on the plot of an existing house . The primary reason for refusal was 'highways' because access to the lane is via a sub-standard junction (poor visability in both directions). Unfortunately however, the developer is quite well known in the area for getting his way and confidently had detailed plans drawn up for each house from day1. It's also prompted 2 other owners to consider developing their sites He has now approached the 2 plots either side of the junction offering to buy a section of their land, thus enabling him to significantly improve the junction and clear the way for his development. Despite making it financially attractive neither plot particularly want to sell because it will radically change the little community. The developer has told them they should accept his offer because if they don't a CPO will be issued and then they won't get anything like what he's offering. Needless to say, he's trying everything he can to get what he wants. They are now worried if they don't sell to him it will be a lot worse later and the houses will be built regardless. We're also worried that if this junction is 'improved', the owner of the first field will re-apply for permission for 70+ houses...this was rejected about 8 years ago for the very same access problems. Thanks for taking the time to read this...Any help very much appreciated! ....I can't believe this bully boy developer can behave this way and get away with it?

Just wondered if you ever got a reply from FOS? My 5mth '0%' Aniversay Offer is now over & debt repaid in full. Therefore I can now provide FOS full details of all interest charges applied over this short period. Any further tips appreciated

Haven't had chance to have a good look yet to see what the general feeling is but thought I'd let you know straight away.....There's a few threads running on this subject on MoneySavingExpert.com Just went to the chat forum, found the credit card section and did a search under Egg Anniversary. (Sorry, no good at link things). Fingers crossed there may be a few gems lurking!

Hi Guys No response to my 1st letter so sent 2nd. I turned the heat up slightly by quoting some implied rights, stating they were in breach of SofG & Services Act and that if they didn't pay my claim within 2 weeks I would begin court claim for the full amount plus costs, etc. This obviously touched a nerve because I got back a 3 1/2 page letter. As you might imagine they disputed my claim and went about setting out their stall. The trouble is it's more or less a complete pack of lies. They've left significant events out altogether and denied others took place, but what really gets me is they seem to want to focus on my 'state of mind', saying that, "all does not appear to be well on an emotional level" and that I was "often tricky to keep happy'. One of the final paragraphs reads "There are other issues that will be raised when this matter comes to court by all members of staff. Some of these may be of a personal and sensitive nature so it is hopeful this situation will not be necessary" The 4 staff are the 2 brothers (directors), plus a trainee who only turned 17 just before I left and another woman who rec'd free membership in exchange for a bit of cleaning & reception covering. Neither of the latter 2 have any 'gym' type qualifications, and in fact apart from saying 'Hello' I never even spoke to the woman. Anyway, my point being they're hardly impartial and seem to be willing to say what they're told. Just another thought....the 2 unqualified staff were frequently left in charge of the gym, together or individually....this can't be legal can it? They say I'm welcome back anytime, which is completely unfeasible. Also, that if I persue this claim they'll retrospectively charge me in excess of £1680 for PT sessions...which according to them 'mostly lasted in excess of 2 hrs', though they're only charging for 1hr. Anyone who knows the first thing about personal training knows it lasts between 45-60mins 'cos if they're doing their job properly that's all you can physically stand. I'm more than happy to post the full letter if anyone can bear to read it. They're attempting to get me to drop the claim based on threats & fear of what they'll say about me in court. Trouble is it's annoyed me even more (& OH's furious), but how does the court look upon this kind of behaviour? Afterall, I could lower myself to their level & say similar...but I'd much rather behave in a dignified manner & fight the claim on the facts. I do not want to make matters worse but am not happy about being bullied into submission. ANY & ALL HELP MUCH APPRECIATED....Thanks!

Thanks....I thought it had changed! They've probably had complaints about this too and are now papering over the cracks. Just sent my reply to Egg (Guy Harrison), here's a copy:- Thank you for your letter of 13 July 2006. I have once again double checked the emails I've received from Egg and do not accept I received one similar to the copy enclosed with your letter. However, I have now read the enclosure and would make the following comments:- 1) Egg have marketed many "0% Anniversary Offers" over a long period of time. Therefore, when another "0% Anniversary Offer" presents itself it is not unreasonable to assume it's on similar terms. 2) If it is not on similar terms then Egg have a duty to inform the customer of what the terms are when the offer is made. 3) As a minimum I would expect an online notification when processing the transaction. This would ensure everyone is aware of the fees and can knowingly proceed or cancel the transaction. There is absolutely nothing on the Egg website to alert you to any fees when applying for the "0% Anniversary Offer". 4) So far Egg's only explanation has been that the updated terms were sent via email in March'06. Even if this email had been received it is unreasonable to assume the customer would remember 3 months later, when completing a highly publicised "0% Anniversary Offer". 5) It is also unfair to market another "0% Anniversary Offer", when the reality of the offer is something very different. Egg have a responsibility to advertise their products in a truthful manner and not mislead the public. Perhaps the advertisement should have read, "5% Anniversary Offer"? 6) Having revisited my first statement I also note that Egg have retrospectively amended it. At the very bottom it now appears to be notifying me that if I pay the minimum balance there will be estimated interest of £4.31 accrued. I take this to mean Egg intend to charge interest on the 0% balance transfer fee as well? These fees have been applied by stealth. Had I known about a 2.5% uncapped balance transfer fee I would NEVER have carried out the transfer in the first place. Based on the above and my original complaint (copy below), I encourage you to take the only reasonable course of action and refund the fees. Failure to remove, what can only be considered an illegal charge, will result in my formal complaint to the Financial Ombudsman, The Financial Services Authority and the Advertising Standards Authority. I look forward to your early reply. Your sincerely It's just so frustrating....if Egg behaved in a reasonable manner and gave prior warning online (just like a cashmachine), this could all so easily have been avoided. There must be loads of complaints about this little [problem] of theirs....I can't believe for a moment we're the only two!

Hi Gerryw Received Egg's reply and they're refusing to refund the fee. Needless to say I'm going to challenge the decision but before I get a letter off would you clarify a point for me.....I'm looking at the first statement (where it notifies me of fees applied), right at the very bottom it says, "If you only pay your minimum payment, your estimated interest (see explanation) on your next statement will be £4.31" Please tell me the xxxxxxx little toe rags aren't going to charge interest on the balance transfer fee of £356.25 for the next 5mths as well? This would just add insult to injury Thanks Moderated - please be aware of the potential for libel action.

Good for you...I like the reply. So far I've only received the standard acknowledgment of complaint letter, which says they must contact me within 4wks if they are unable to resolve...so might be waiting a while and no doubt when it does arrive it'll probably say the same as yours. The only reason I did this balance transfer was because it was 0%...had I known they were going to sting me for £356.25 I wouldn't have gone anywhere near it. Previously when I had problems with Egg's PPI & they refered me to the T&C's discovered it was not actually possible to view the terms as an existing 'logged in' customer...they were only available for inspection if you weren't logged in and were viewing site like a newbie....how useless is that! One thing for sure, if they dig their heels in on this one, it'll be the final straw & I will never ever use them again...they're just so crooked!

Thanks guys....I feel a lot better now. Not heard a dickie bird from the gym yet, so it seems I'll be completing the moneyclaim online forms soon enough. I'll now be able to state my claim more clearly & with confidence. THANKS AGAIN!

Yes, sent letter recorded delivery on 14/6/06. Shame, would love to have added your comments! My OH experienced the aggression when he visited gym for refund. OH even said to him 'I'm a grown man & I find you intimidating', they've also spoken on phone about 3 times, doubt his view would been seen as impartial though? I have the phone number of the member I was talking to when overheard. We've spoken since, she apologised for situation & offered to be court witness. Whilst she's experienced similar failures, she was not present when it all kicked off. The owner will call upon his trainee who will say exactly what he's told....Owner went to great lengths to tell me trainee was 'going off the rails & if it wasn't for him he'd no doubt be in all sorts of trouble'. I just thought any 'reasonable' person would have refunded the unused portion by now. The fact he hasn't makes me doubt myself.

I tried to keep the letter as brief as possible, saving the details for any court claim...it's a bit 'all or nothing' I'm afraid. Anyway, happy to share the letter:- Dear Mr X As previously discussed, your behaviour has made it impossible for me to continue training at the X Fitness Centre. On 6th April 2006, acknowledging the seriousness of events, you offered to refund my membership fee. I was extremely upset and confused by the whole affair but had to accept it would be absolutely impossible to remain an active member as I no longer felt comfortable in your presence. Therefore, a refund was the only realistic option. On 15th December 2005 I paid £407 in advance for membership up to and including 14 January 2007. My last day of gym use was 5th April 2006, so this equates to a refund of £281.77 (£407 / 13mths ( x 9 )). However, since 7th April 2006 you have refused to refund the monies owed despite repeated requests. If you do not pay the money by 30th June 2006, I will issue a county court claim against Phoenix Fitness Centre. Yours sincerely