Jump to content


  • Tweets

  • Posts

    • The case against the US-based ride-hailing giant is being brought on behalf of over 10,800 drivers.View the full article
    • I have just read the smaller print on their signs. It says that you can pay at the end of your parking session. given that you have ten minutes grace period the 35 seconds could easily have been taken up with walking back to your car, switching on the engine and then driving out. Even in my younger days when I used to regularly exceed speed limits, I doubt I could have done that in 35 seconds even when I  had a TR5.
    • Makers of insect-based animal feed hope to be able to compete with soybeans on price.View the full article
    • Thank you for posting up the results from the sar. The PCN is not compliant with the Protection of Freedoms Act 2012 Schedule 4. Under Section 9 [2][a] they are supposed to specify the parking time. the photographs show your car in motion both entering and leaving the car park thus not parking. If you have to do a Witness Statement later should they finally take you to Court you will have to continue to state that even though you stayed there for several hours in a small car park and the difference between the ANPR times and the actual parking period may only be a matter of a few minutes  nevertheless the CEL have failed to comply with the Act by failing to specify the parking period. However it looks as if your appeal revealed you were the driver the deficient PCN will not help you as the driver. I suspect that it may have been an appeal from the pub that meant that CEL offered you partly a way out  by allowing you to claim you had made an error in registering your vehicle reg. number . This enabled them to reduce the charge to £20 despite them acknowledging that you hadn't registered at all. We have not seen the signs in the car park yet so we do not what is said on them and all the signs say the same thing. It would be unusual for a pub to have  a Permit Holders Only sign which may discourage casual motorists from stopping there. But if that is the sign then as it prohibits any one who doesn't have a permit, then it cannot form a contract with motorists though it may depend on how the signs are worded.
    • Defence and Counterclaim Claim number XXX Claimant Civil Enforcement Limited Defendant XXXXXXXXXXXXX   How much of the claim do you dispute? I dispute the full amount claimed as shown on the claim form.   Do you dispute this claim because you have already paid it? No, for other reasons.   Defence 1. The Defendant is the recorded keeper of XXXXXXX  2. It is denied that the Defendant entered into a contract with the Claimant. 3. As held by the Upper Tax Tribunal in Vehicle Control Services Limited v HMRC [2012] UKUT 129 (TCC), any contract requires offer and acceptance. The Claimant was simply contracted by the landowner to provide car-park management services and is not capable of entering into a contract with the Defendant on its own account, as the car park is owned by and the terms of entry set by the landowner. Accordingly, it is denied that the Claimant has authority to bring this claim. 4. In any case it is denied that the Defendant broke the terms of a contract with the Claimant. 5. The Claimant is attempting double recovery by adding an additional sum not included in the original offer. 6. In a further abuse of the legal process the Claimant is claiming £50 legal representative's costs, even though they have no legal representative. 7. The Particulars of Claim is denied in its entirety. It is denied that the Claimant is entitled to the relief claimed or any relief at all. Signed I am the Defendant - I believe that the facts stated in this form are true XXXXXXXXXXX 01/05/2024   Defendant's date of birth XXXXXXXXXX   Address to which notices about this claim can be sent to you  
  • Recommended Topics

  • Our picks

    • If you are buying a used car – you need to read this survival guide.
      • 1 reply
    • Hello,

      On 15/1/24 booked appointment with Big Motoring World (BMW) to view a mini on 17/1/24 at 8pm at their Enfield dealership.  

      Car was dirty and test drive was two circuits of roundabout on entry to the showroom.  Was p/x my car and rushed by sales exec and a manager into buying the mini and a 3yr warranty that night, sale all wrapped up by 10pm.  They strongly advised me taking warranty out on car that age (2017) and confirmed it was honoured at over 500 UK registered garages.

      The next day, 18/1/24 noticed amber engine warning light on dashboard , immediately phoned BMW aftercare team to ask for it to be investigated asap at nearest garage to me. After 15 mins on hold was told only their 5 service centres across the UK can deal with car issues with earliest date for inspection in March ! Said I’m not happy with that given what sales team advised or driving car. Told an amber warning light only advisory so to drive with caution and call back when light goes red.

      I’m not happy to do this, drive the car or with the after care experience (a sign of further stresses to come) so want a refund and to return the car asap.

      Please can you advise what I need to do today to get this done. 
       

      Many thanks 
      • 81 replies
    • Housing Association property flooding. https://www.consumeractiongroup.co.uk/topic/438641-housing-association-property-flooding/&do=findComment&comment=5124299
      • 161 replies
    • We have finally managed to obtain the transcript of this case.

      The judge's reasoning is very useful and will certainly be helpful in any other cases relating to third-party rights where the customer has contracted with the courier company by using a broker.
      This is generally speaking the problem with using PackLink who are domiciled in Spain and very conveniently out of reach of the British justice system.

      Frankly I don't think that is any accident.

      One of the points that the judge made was that the customers contract with the broker specifically refers to the courier – and it is clear that the courier knows that they are acting for a third party. There is no need to name the third party. They just have to be recognisably part of a class of person – such as a sender or a recipient of the parcel.

      Please note that a recent case against UPS failed on exactly the same issue with the judge held that the Contracts (Rights of Third Parties) Act 1999 did not apply.

      We will be getting that transcript very soon. We will look at it and we will understand how the judge made such catastrophic mistakes. It was a very poor judgement.
      We will be recommending that people do include this adverse judgement in their bundle so that when they go to county court the judge will see both sides and see the arguments against this adverse judgement.
      Also, we will be to demonstrate to the judge that we are fair-minded and that we don't mind bringing everything to the attention of the judge even if it is against our own interests.
      This is good ethical practice.

      It would be very nice if the parcel delivery companies – including EVRi – practised this kind of thing as well.

       

      OT APPROVED, 365MC637, FAROOQ, EVRi, 12.07.23 (BRENT) - J v4.pdf
        • Like
  • Recommended Topics

Bank Repossessing Rented Flat


style="text-align: center;">  

Thread Locked

because no one has posted on it for the last 5826 days.

If you need to add something to this thread then

 

Please click the "Report " link

 

at the bottom of one of the posts.

 

If you want to post a new story then

Please

Start your own new thread

That way you will attract more attention to your story and get more visitors and more help 

 

Thanks

Recommended Posts

Hello All,

 

I am in a bit of a quandary here.

 

On the 3rd of May I received a letter from my landlords lender telling me that my rented flat was being repossessed and that my landlord was being evicted in 3 weeks.

 

This is the first I knew that my landlord had a problem paying his mortgage and I am furious that I have such little time to react.

 

I called the Court which sent the notice and a lady advised me to apply for a stay order.

 

So I went to Court,paid £35 pounds,applied for a stay and was given a court hearing.

 

I went to court where the judge told me that I was 'a stranger in these proceedings' as I was just a tenant.

 

He,however, advised me to pay the £3 pound fee from the Land Registry website and find out when the charge was actually levied against this property.

 

So I came home from court,paid the £3 pounds and found out that my tenancy date actually started a good six months before the bank registered the mortgage charge.

 

From what I have read around I have an 'Over-riding interest' as my tenancy started before the bank registered the mortgage charge and thus I cannot be evicted.

 

Is that correct?

 

I am going to court again this Monday as the judge granted the bank time to find out when they registered the charge.

 

My query is now

 

1) Can I still be evicted next week?

2) If I am not evicted,how much time do I have to find a new place?

 

Thank you all for your time.

 

SugarRush

Link to post
Share on other sites

Hi Sugar,

 

I read your post with interest but am not adequately experienced to offer sound advice.

 

My opinion is that you won't be evicted this week.

 

The amount of time you have to find a new home will depend on the hearing tomorrow and how long it takes the lender to repossess the property through the court. You should get notice from the court or the court bailiff of any intended repo date.

 

I would start looking for a new home asap and not pay another penny to the landlord as the tenancy agreement has been broken by him/her.

 

Is your deposit with a TDS. If so, you may be able to get this back as well.

Edited by slick132
typo

We could do with some help from you

                                                                PLEASE HELP US TO KEEP THIS SITE RUNNING

EVERY POUND DONATED WILL HELP US TO KEEP HELPING OTHERS

 

                                            Have we helped you ...?  Please Donate button to the Consumer Action Group

 

Please give something if you can. We all give our time free of charge but the site has bills to pay.

 

Thanks !:-)

Link to post
Share on other sites

Sorry I don't know much about tenants rights but I found this on the shelter web site.

 

Shelter: Repossession by a landlord's lender

What happens if the lender gets a possession order?

 

Most tenants have no right to remain in their home once the mortgage lender has been given a possession order by the courts. From this point onwards, anyone living in the property is an 'unlawful occupant' and can be evicted by the bailiffs. No separate court hearing needs to be held but you should receive written notice (see above).

There are exceptions, however. You may have the right to stay on as the tenant of the lender if your tenancy is binding on them. See below for more information.

Is my tenancy binding on the landlord's lender?

 

In very limited circumstances, your tenancy may be binding on the landlord's lender. This means the lender will become your landlord after the repossession and will need a separate court order to evict you. Most tenancies are not binding on the lender, but there are exceptions. You may have a binding tenancy if:

 

  • you were already living in the property at the time the mortgage was granted (eg as a sitting tenant or when the landlord took out a second mortgage), or
  • the lender specifically agreed to the tenancy, or
  • the landlord's lender has recognised the tenancy in some way (eg by asking you to pay rent direct to them or by accepting rent from you). Most lenders will avoid doing this or will call the payment something other than 'rent'.

If you are unsure about when the landlord's mortgage started, ask your landlord, or get advice to find out whether the tenancy is binding. An adviser may be able to confirm this via the court, the lender, and/or the Land Registry.

 

How does a binding tenancy affect my rights?

 

If your tenancy is binding, the lender will become your new landlord. You would continue to have the same type of tenancy that you had before, so your rights would remain unchanged. In most cases, this means that you at least have the right to a written notice and court order before the lender can evict you. As your new landlord, the lender is required to follow the correct eviction procedures.

 

What should I do if I have a binding tenancy?

 

If you have a binding tenancy, you should:

 

  • get advice immediately on how to present your argument, and
  • try to provide written proof of the date the tenancy began, such as a written tenancy agreement, and
  • write to the lender to confirm that the tenancy is binding as soon as you find out that repossession is a possibility. Send photocopies of any proof you have.

When deciding whether to take action, remember that the court may order you to pay legal costs, which can be expensive. It is probably worth trying to use the rights a binding tenancy gives you if:

 

  • you have a regulated tenancy or an assured tenancy as these give you stronger housing rights that are worth protecting, or
  • you need more time to find alternative accommodation.

But if your tenancy gives you little protection from eviction (eg an assured shorthold tenancy) you will only be able to delay the eviction (rather than stop it) as the lender will not need to prove a legal reason in order to evict you. In this situation, you may not feel that taking action to stay on is worthwhile.

 

What if my tenancy is not binding?

 

Most tenancies are not binding on the lender. If you are in this situation and your home is being repossessed, you may be able to:

 

  • persuade the lender to take over as landlord and/or to give you more time.
  • ask the court to 'suspend the warrant for possession' to allow you time to find alternative accommodation. An adviser can help you do this.
  • Use publicity. Local and national media may be interested to hear about tenants who are the innocent victims of repossession. Publicity may encourage the lender to allow you to stay on.
  • Seek compensation from the landlord. The court can award damages for loss of the tenancy, but cannot reinstate you in the property. And bear in mind that if your landlord has lost the property due to mortgage arrears, it may be difficult to enforce any money judgment that the court makes.

 

Can the landlord evict me her/himself?

 

Probably, although in most cases s/he will have to give you proper notice and get a court order before s/he can do so. This would give you more time to find alternative accommodation. The exact rules on for how and when the landlord can evict you depend on the type of tenancy you have. Use our tenancy checker to find out more.

Updated: 08 Feb 08

Edited by enamae
highlighting
  • Haha 1

Please note: I have no qualifications in this area and any advice offered is given in good faith.

 

 

http://www.financial-ombudsman.org.uk/publications/Ombudsman-news/40/40_setoff.htm

Link to post
Share on other sites

Enamae - Excellent info provided.

 

Sugar, let us know how it went at court.

 

:)

We could do with some help from you

                                                                PLEASE HELP US TO KEEP THIS SITE RUNNING

EVERY POUND DONATED WILL HELP US TO KEEP HELPING OTHERS

 

                                            Have we helped you ...?  Please Donate button to the Consumer Action Group

 

Please give something if you can. We all give our time free of charge but the site has bills to pay.

 

Thanks !:-)

Link to post
Share on other sites

Hello All,

Thank you so much Enamae.

Advice greatly appreciated.

Well Court went ok today. The judge has suspended the eviction so not being kicked out this Thursday

Have some time to find a flat. As soon as I do I am going to withdraw my claim as the duty solicitor advised that the Bank could seek to claim

their Court costs through me!

 

Does that sound fair or right? I mean I am the innocent party in all of this!

 

Called my &*£%^**()_ landlord today who didnt pick up.

 

Surprise surprise.

He seems content for the property to get repossessed and me to get kicked out!

 

I am so angry at him!

 

Anyway,have to look for a flat now!

Link to post
Share on other sites

Hi Sugar,

 

Delighted you have some time to find a new place.

 

Re the Bank's costs, I think the duty sol'r was warning you of the possibility which does exist. In reality though, I can't see this happening unless you are unduly slow or unco-operative in finding a new place and moving out.

 

If you want a word with the LL, use someone else's phone to call as he's no doubt avoiding calls from you. :mad:

 

You didn't say if deposit was with TDS (asked above).

We could do with some help from you

                                                                PLEASE HELP US TO KEEP THIS SITE RUNNING

EVERY POUND DONATED WILL HELP US TO KEEP HELPING OTHERS

 

                                            Have we helped you ...?  Please Donate button to the Consumer Action Group

 

Please give something if you can. We all give our time free of charge but the site has bills to pay.

 

Thanks !:-)

Link to post
Share on other sites

  • Recently Browsing   0 Caggers

    • No registered users viewing this page.

  • Have we helped you ...?


×
×
  • Create New...