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    • Not sure what to make of that or what it means for me, I was just about to head to my kip and it's a bit too late for legalise. When is the "expenditure occured"?  When they start spending money to write to me?  Or is this a bad thing (as "harsh" would imply)? When all is said and done, I do not have two beans to rub together, we rent our home and EVERYTHING of value has been purchased by and is in my wife's name and we are not financially linked in any way.  So at least if I can't escape my fate I can at least know that they will get sweet FA from me anyway   edit:  ah.. Sophia Harrison: Time bar decision tough on claimants WWW.SCOTTISHLEGAL.COM Time bar is a very complex area of law in Scotland relating to the period in which a claim for breach of duty can be pursued. The Scottish government...   This explains it like I am 5.  So, a good thing then because creditors clearly know they have suffered a loss the minute I stop paying them, this is why it is "harsh" (for them, not me)? Am I understanding this correctly?  
    • urm......exactly what you filed .....read it carefully... it puts them to strict proof to prove the debt is enforceable, so thus 'holds' their claim till they coughup or not and discontinue. you need to get readingthose threads i posted so you understand. then you'll know whats maybe next how to react or not and whats after that. 5-10 threads a day INHO. dont ever do anything without checking here 1st.
    • I've done a new version including LFI's suggestions.  I've also change the order to put your strongest arguments first.  Where possible the changes are in red.  The numbering is obviously knackered.  Methinks stuff about the consideration period could be added but I'm too tired now.  See what you think. Background  1.1  The Defendant received the Parking Charge Notice (PCN) on the 06th of November 2020 following the vehicle being parked at Arla Old Dairy, South Ruislip on the 05th of December 2019.  Unfair PCN  4.1  On XXXXX the Defendant sent the Claimant's solicitors a CPR request.  As shown in Exhibit 1 (pages 7-13) the solicitors helpfully sent photos of 46 signs in their evidence all  clearly showing a £60.00 parking charge notice (which will  be reduced to £30 if paid within 14 days of issue).  There can be no room for doubt here - there are 46 signs produced in the Claimant's own evidence. 4.2  Yet the PCN affixed to the vehicle was for a £100.00 parking charge notice (reduced to £60 if paid promptly).  The reminder letters from the Claimant again all demanded £100. 4.3        The Claimant relies on signage to create a contract.  It is unlawful for the Claimant to write that the charge is £60 on their signs and then send demands for £100.   4.4        The unlawful £100 charge is also the basis for the Claimant's Particulars of Claim. No Locus Standi 2.1  I do not believe a contract exists with the landowner that gives MET Parking Services a right to bring claims in their own name. Definition of “Relevant contract” from the Protection of Freedoms Act 2012, Schedule 4,  2 [1] means a contract Including a contract arising only when the vehicle was parked on the relevant land between the driver and a person who is-  (a) the owner or occupier of the land; or  (b) Authorised, under or by virtue of arrangements made by the owner or occupier of the land, to enter into a contract with the driver requiring the payment of parking charges in respect of the parking of the vehicle on the land. According to https://www.legislation.gov.uk/ukpga/2006/46/section/44  For a contract to be valid, it requires a director from each company to sign and then two independent witnesses must confirm those signatures.  2.2  The Defendant requested to see such a contract in the CPR request.  The contract produced was largely illegible and heavily redacted, and the fact that it contained no witness signatures present means the contract has not been validly executed. Therefore, there can be no contract established between MET Parking Services and the motorist. Even if “No Parking in Electric Bay” could form a contract (which it cannot), it is immaterial. There is no valid contract. Illegal Conduct – No Contract Formed  3.1 At the time of writing, the Claimant has failed to provide proof of planning permission granted for signage etc under the Town and Country Planning Act 1990. Lack of planning permission is a criminal offence under this Act and no contract can be formed where criminality is involved.  3.4        I also do not believe the claimant possesses this document.  No Keeper Liability  5.1        The defendant was not the driver at the time and date mentioned in the PCN and the claimant has not established keeper liability under schedule 4 of the PoFA 2012. In this matter, the defendant puts it to the claimant to produce strict proof as to who was driving at the time.  5.2 The claimant in their Notice To Keeper also failed to comply with PoFA 2012 Schedule 4 section 9[2][f] while mentioning “the right to recover from the keeper so much of that parking charge as remains unpaid” where they did not include statement “(if all the applicable conditions under this Schedule are met)”.    5.3        The claimant did not mention the parking period instead only mentioned time 20:25 which is not sufficient to qualify as a parking period.   Protection of Freedoms Act 2012  The notice must -  (a) specify the vehicle, the relevant land on which it was parked and the period of parking to which the notice relates; 22. In the persuasive judgement K4GF167G - Premier Park Ltd v Mr Mathur - Horsham County Court – 5 January 2024 it was on this very point that the judge dismissed this claim. 5.4  A the PCN does not comply with the Act the Defendant as keeper is not liable.   Interest 6.2  It is unreasonable for the Claimant to delay litigation for four years in order to add excessive interest. Double Recovery  7.1  The claim is littered with made-up charges. 7.2  As noted above, the Claimant's signs state a £60 charge yet their PCN is for £100. 7.3  As well as the £100 parking charge, the Claimant seeks recovery of an additional £70.  This is simply a poor attempt to circumvent the legal costs cap at small claims. 29. Since 2019, many County Courts have considered claims in excess of £100 to be an abuse of process leading to them being struck out ab initio. An example, in the Caernarfon Court in VCS v Davies, case No. FTQZ4W28 on 4th September 2019, District Judge Jones-Evans stated “Upon it being recorded that District Judge Jones- Evans has over a very significant period of time warned advocates (...) in many cases of this nature before this court that their claim for £60 is unenforceable in law and is an abuse of process and is nothing more than a poor attempt to go behind the decision of the Supreme Court v Beavis which inter alia decided that a figure of £160 as a global sum claimed in this case would be a penalty and not a genuine pre-estimate of loss and therefore unenforceable in law and if the practise continued, he would treat all cases as a claim for £160 and therefore a penalty and unenforceable in law it is hereby declared (…) the claim is struck out and declared to be wholly without merit and an abuse of process.” 30. In Claim Nos. F0DP806M and F0DP201T, District Judge Taylor echoed earlier General Judgment or Orders of District Judge Grand, stating ''It is ordered that the claim is struck out as an abuse of process. The claim contains a substantial charge additional to the parking charge which it is alleged the Defendant contracted to pay. This additional charge is not recoverable under the Protection of Freedoms Act 2012, Schedule 4 nor with reference to the judgment in Parking Eye v Beavis. It is an abuse of process from the Claimant to issue a knowingly inflated claim for an additional sum which it is not entitled to recover. This order has been made by the court of its own initiative without a hearing pursuant to CPR Rule 3.3(4)) of the Civil Procedure Rules 1998...'' 31. In the persuasive case of G4QZ465V - Excel Parking Services Ltd v Wilkinson – Bradford County Court -2 July 2020 (Exhibit 4) the judge had decided that Excel had won. However, due to Excel adding on the £60 the Judge dismissed the case. 7.7        The addition of costs not previously specified on signage are also in breach of the Consumer Rights Act 2015, Schedule 2, specifically paras 6, 10 and 14.  7.8        It is the Defendant’s position that the Claimant in this case has knowingly submitted inflated costs and thus the entire claim should be similarly struck out in accordance with Civil Procedure Rule 3.3(4).  In Conclusion  8.1        I invite the court to dismiss the claim. Statement of Truth I believe that the facts stated in this witness statement are true. I understand that proceedings for contempt of court may be brought against anyone who makes, or causes to be made, a false statement in a document verified by a statement of truth without an honest belief in its truth. 
    • Scottish time bar: Scottish appeal court re-affirms the “harsh” rule (cms-lawnow.com)  
    • I suppose I felt my defence would be that it was an honest mistake and even the initial £60 charges seemed unjust, let alone the now two £170's he is now demanding. There is no Justpark code for 'Sea View' on the signs in the car park and the first/nearest car park that comes up when you're in the Sea View car park is the 'Polzeath beach car park'. If I have to accept that I need to pay £340 to avoid the stress of him maybe taking me to court, then so be it. If people here advise me I don't have a case then I will just have to pay.
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Urgent Advice For Repairs On Rented Property


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Hi,

I need some urgent advice regarding some repairs that are needed to the property we rent through a letting agent. The house we rent was initially converted from a shop to two houses. We rent one of the houses through a letting agent (Regal Estates). The bathroom in this property was originally a store room of some sort and then converted to its new use as a bathroom. The room is about 12' x 12', quite large for a bathroom and the only ventilation is from a small extractor fan (about 100mm in diameter) and a small window with a letterbox style top opener. Everytime we have a shower the room fills with steam and condensates badly. The walls/lino floor become quite wet and take some time to dry. The ceiling has damp patches from this problem and the outer walls feel constantly damp. We highlighted this problem to the letting agent within the first couple of months of our tenancy. They promised to contact the landlord (who lives abroad in Spain). To date nothing has been done to sort the problem, even with constant reminders to the letting agent to get the problem resolved.

 

On Monday of this week (22nd September) I slipped over in the bathroom on the damp lino floor and fractured my ankle and am now off work for some time. I contacted the letting agent to notify them of this and to see if we could come to an agreement on getting a resolve to the condensation problem. Again I was told that they would contact the landlord to notify them of the problem and see what action they would like to take. I know from past contact with them that the landlord will probably not do anything about this. I know feel that with the injury incurred enough is enough. Can anybody advise where I stand legally. I have read through the tenancy agreement and the Landlords' responsibilities under the Defective Premises Act 1972 which states under the Negligence and Nuisance section:

 

A landlord can be taken to court for negligence or nuisance. Negligence arises if someone has been injured or property has been damaged because the landlord has breached a duty of care. A duty of care is likely to be breached if the landlord has acted unreasonably or has not acted where s/he should have, and the problem was 'reasonably foreseeable'.

 

As the letting agent was notified of this problem over two years ago surely this can be classed as ‘reasonably foreseeable’.

 

We have been renting this property since November 2005 and the contract is up for renewal in March 2009.

 

Any advice or guides this legal issue would be greatly appreciated.

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I cannot comment fully on this, as ultimately I have not seen the room.

 

However, the ventilation sounds well within regulations, hence there is no negligence.

 

In addition, I cannot see any court granting you anything as I do not feel that NOT preventing a bathroom from being wet is negligent. Indeed, they may(and probably will) find that you were negligent in not taking due care in an environment which by its nature is wet and on unsafe footing.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

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I fear these 'had an accident? no win no fee' solicitors would disagree with that to be honest

 

I dont value their opinion :D lol.

 

In any event, I can only advise on my personal opinion, and with the facts given. I would say that given the conditions and building regs, it is probable that the landlord did everything REASONABLY possible for him to do.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

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Not sure tbh, we dont even know if there is any heating in place

I'm assuming there isnt if it takes a long time to dry out

Maybe the landlord should've laid non-slip vinyl to protect himself from personal injury claims if he didnt want to make the bathroom acceptable

I dont call mould acceptable, do you? :wink:

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No but it depends on the origination of the mould. Besides, I cannot see a reference to mould?

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

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I appreciate your comments, callumsgran but Mr Shed should maybe appreciate arguing over what is mould or damp is not helping with my problem.

 

To update futher there is mould on the ceiling and the walls are definitely damp as we have tried to fix things to the wall and when we drill into the bricks they just crumble!

 

I’m not looking to sue the landlord for my accident I just want the problems resolved, this query is not about vengeance just resolution.

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I appreciate your comments, callumsgran but Mr Shed should maybe appreciate arguing over what is mould or damp is not helping with my problem.

 

And with respect, perhaps you should realise that it wasnt me who began that particular line of discussion. And also, with respect, perhaps you should appreciate comments other than just from those who agree with you.

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Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

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With regards your problem, again I cannot comment fully without having seen the bathroom. What I would say is that the landlord is only required to meet basis safety and building regulations. My reading of this(going PURELY on what I am able to from what you have posted) is that he has met those regulations, and hence there is no "problem" to resolve.

 

Ultimately, no-one can actually decide this for you, as we cannot see and examine the conditions in question. Although photographs would certainly assist.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

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I came on this forum to resolve a problem not start an argument. I’m not after respect, sympathy or sueing anybody just a resolve to the situation. I was purely stating what is written legaly about Negligence as a last resort. I’m just after guidance and a route to follow. It doesn’t matter if you haven’t seen the bathroom or not, just clear simple advice, nothing else.

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Andy - please do not start taking offence etc. I have no intention of beginning or continuing an argument, I just do however take umbrage when my point of view is not taken in as high regard as others, simply because it is not what is wanted. However, will let this go for now :)

 

This is simple advice - how do you expect us to establish whether there is a problem if we cannot see the problem in question? You want to know a route to follow, but I cannot currently advise whether you have any legally, without knowing if the landlord is breaking the law.

 

Some things can be advised on fully and agreed on via text. Some cannot. This is one that cannot. Believe it or not, I am on your side - if I can advise I will, and I would like to advise on a course to follow. But I cannot advise you to follow certain procedures without knowing if you have the right to do so.

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Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

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OK I'll tell you what - lets start again :)

 

There are three areas of concern/law here to address.

 

Building regulations

 

The main one that will spring to mind as being applicable. These are NOT reciprocal, meaning that bathrooms only have to meet regulations upon creation. This means that this bathroom will not(almost certainly) be required to meet with CURRENT regulations, as defined by Part F in the Building Regulations 2006.

 

In any event, the building regs do not even require a window for ventilation, as long as ventilation needs are met. This ventilation need is 8litre/sec continuous, 15litre/sec burst. Needless to say, whether these ventilation requirements are met I could not begin to hazard a guess, but I suspect they are(those requirements are not particularly high, and the window alone probably does it).

 

Further reading: http://www.planningportal.gov.uk/uploads/br/BR_PDF_ADF_2006.pdf

 

Damp

 

The damp issue needs to be resolved by the landlord. However, this depends if it is true "damp" or in fact just condensation. If it is condensation, the landlord needs do nothing. Additionally, the landlord need not resolve the damp issue during the tenancy until and unless it reaches such point that it impacts upon your usage of the property - either functionally or due to health issues.

 

General duty of care

 

This is the biggy, and the one which is open for debate to an extent. The landlord has a general duty of care to you as a tenant. This is effectively the same as the duty of care you have if you provide a public space(i.e. if you went to McDonalds, the company has a duty of care to ensure the area is safe and fit for purpose etc). These laws are not covered specifically in Landlord/Tenant law, and is basically up to general H+S laws and "due diligence". H+S law is basically about minimising risk, as opposed to removing it. Due diligence basically means was everything done to minimise issues that was REASONABLE to do so. In other words, it is not reasonable to completely rebuild a bathroom(for example) to prevent health issues, but it may be reasonable to put measures in place to minimise them.

 

This would be what you would be pushing if you wanted to pursue anything. However, the question you are really asking is whether the landlord is NEGLIGENT in allowing the environment to continue to cause "excessive" amounts of condensation. This is whether or not you intend to pursue for negligence - what I mean by this is, the landlord only NEEDS to correct if negligent - hope that makes sense.

 

My opinion, as shown above I guess, is that the landlord is NOT negligent in this situation. My reasoning for this is that the bathroom is naturally a damp place where condensation occurs. As such, there is an obligation in part on the user of the bathroom(i.e. yourself) to treat the area as hazardous(at least, as an area with potential risks), and act accordingly.Moreover, the landlord cannot be expected to begin remodelling windows/window layout to decrease this provided the existing solutions meet ventilation building regs. IMO, there is nothing extra the landlord can do that is REASONABLE to expect him to do. WiHowever, I appreciate three things:

 

- This is clearly open for interpretation.

- It is difficult to say definitively without analysing the area.

- My opinion actually does not matter in the grand scheme.

 

OK basically two avenues you should pursue(to be honest, must admit that above is mainly for reference than anything!!! :D):

 

- WRITE a letter to the letting agent, stating that you consider the bathroom to be dangerous, and that YOU CONSIDER the landlord to be in breach of his duty of care to you. At this moment in time, you do not wish to pursue the matter further but you do require remedial works/extra ventilation put in place within 14 days of the letter. This avenue is primarily to attempt to encourage the landlord to resolve issues, REGARDLESS of his legal obligations.

- Contact Environmental Health. They will be able to assess whether the bathroom meets building regs, whether ventilation is adequate, and most importantly whether they feel that the landlord is failing in his duty of care, and is acting negligently. They will also be able to assess the damp.

Edited by MrShed

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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In addition, forget about the pictures :)

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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Hi, the last section of your reply didn’t coming through. Can you repost.

 

Have edited :wink: got bored of typing the full whack so had a breather!!! :D

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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Apologies by the way if part of my post was a "suck eggs" scenario - was just trying to be thorough ;)

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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