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    • Yup, for goodness sake she needs to stop paying right now, DCA's are powerless, as .  Is it showing on their credit file? Best to use Check my file. All of the above advice is excellent, definitely SAR the loan company as soon as possible.
    • Hi all, I am wandering if this is appealable. It has already been through a challenge on the Islington website and the it was rejected. Basically there was a suspended bay sign on a post on Gee st which was obscured by a Pizza van. The suspension was for 3 bays outside 47 Gee st. I parked outside/between 47 & 55 Gee st. I paid via the phone system using a sign a few meters away from my car. When I got back to the car there was a PCN stuck to the windscreen which I had to dry out before I could read it due to rain getting into the plastic sticky holder.  I then appealed using the Islington website which was then rejected the next day. I have attached a pdf of images that I took and also which the parking officer took. There are two spaces in front of the van, one of which had a generator on it the other was a disabled space. I would count those as 3 bays? In the first image circled in red is the parking sign I read. In the 2nd image is the suspension notice obscured by the van. I would have had to stand in the middle of the road to read this, in fact that's where I was standing when I took the photo. I have pasted the appeal and rejection below. Many thanks for looking. ----------------------------------------------------------------------- This is my appeal statement: As you can see from the image attached (image 1) I actually paid £18.50 to park my car in Gee st. I parked the car at what I thought was outside 55 Gee st as seen in image 2 attached. When I read the PCN issued it stated there was a parking suspension. There was no suspension notice on the sign that I used to call the payment service outside number 55 Gee st. I looked for a suspension notice and eventually found one which was obscured by a large van and generator parked outside 47 Gee st. As seen in images 3 and 4 attached. I am guessing the parking suspension was to allow the Van to park and sell Pizza during the Clerkenwell design week. I was not obstructing the use or parking of the van, in fact the van was obstructing the suspension notice which meant I could not read or see it without prior knowledge it was there. I would have had to stand in the road to see it endangering myself as I had to to take images to illustrate the hidden notice. As there was no intention to avoid a parking charge and the fact the sign was not easily visible I would hope this challenge can be accepted. Many thanks.   This is the text from the rejection: Thank you for contacting us about the above Penalty Charge Notice (PCN). The PCN was issued because the vehicle was parked in a suspended bay or space. I note from your correspondence that there was no suspension notice on the sign that you used to call the payment serve outside number 55 Gee Street. I acknowledge your comments, however, your vehicle was parked in a bay which had been suspended. The regulations require the suspension warning to be clearly visible. It is a large bright yellow sign and is erected by the parking bay on the nearest parking plate to the area that is to be suspended. Parking is then not permitted in the bay for any reason or period of time, however brief. The signs relating to this suspension were sited in accordance with the regulations. Upon reviewing the Civil Enforcement Officer's (CEO's) images and notes, I am satisfied that sufficient signage was in place and that it meets statutory requirements. Whilst I note that the signage may have been obstructed by a large van and generator at the time, please note, it is the responsibility of the motorist to locate and check the time plate each time they park. This will ensure that any changes to the status of the bay are noted. I acknowledge that your vehicle possessed a RingGo session at the time, however, this does not authorize parking within a suspended bay. Suspension restrictions are established to facilitate specific activities like filming or construction, therefore, we anticipate the vehicle owner to relocate the vehicle from the suspended area until the specified date and time when the suspension concludes. Leaving a vehicle unattended for any period of time within a suspended bay, effectively renders the vehicle parked in contravention and a Civil Enforcement Officer (CEO) may issue a PCN. Finally, the vehicle was left parked approximately 5 metres away from the closest time plate notice. It is the responsibility of the driver to ensure they park in a suitable parking place and check all signs and road markings prior to leaving their vehicle parked in contravention. It remains the driver's responsibility to ensure that the vehicle is parked legally at all times. With that being said, I would have to inform you, your appeal has been rejected at this stage. Please see the below images as taken by the CEO whilst issuing the PCN: You should now choose one of the following options: Pay the penalty charge. We will accept the discounted amount of £65.00 in settlement of this matter, provided it is received by 10 June 2024. After that date, the full penalty charge of £130.00 will be payable. Or Wait for a Notice to Owner (NtO) to be issued to the registered keeper of the vehicle, who is legally responsible for paying the penalty charge. Any further correspondence received prior to the NtO being issued may not be responded to. The NtO gives the recipient the right to make formal representations against the penalty charge. If we reject those representations, there will be the right of appeal to the Environment and Traffic Adjudicator.   Gee st pdf.pdf
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    • Well done.   Please let us know how it goes or come back with any questions. HB
    • Incorrect as the debt will have been legally assigned to the DCA and they are therefore now the legal creditor. Read up on debt assignment.   Andy
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Mortgage express - urgent assistance needed


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Hello all,

 

I have been reading posts over the last few weeks, trying to get as much info, not to mention the strenght to face my financial worries. I am in dire need of assistance - I do not know what to do and just hoping I can get some help from CAG.

 

To cut a long story short, I have a mortgage with Mortgage express. I am have missed some payments and currently have approx £12000 in arrears. I have recently received a letter from them. I should mention this is a buy to let property and tenants have moved in. I could not afford to pay the mortgage on a single salary and a buy to let at the time seemed like a good idea......

 

I am trying to scan the letter.......

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Hi there columbo2000. Welcome to CAG dont worry you have come to the right place. We are all here to help and we have all had experience in some shape or form.

Is the letter saying if you do not pay then they will take action???

 

You need to goto photobucket(google search it)scan the picture into that and then in the control panel(where all your details are) add it as an attachment. Sorry really rubbish at expalining technical stuff.

 

Olives xx

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I am not able to upload the letter received. I have no idea how to do this. I thought I could do it via photobucket.... Anyway the letter reads:

 

Dear xxxx xxxxxxxx

Account Number: xxxxxxxxxxxx

Property address: xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx

Because you are in arrears you have defaulted on the terms and conditions of your mortgage agreement. You are £xxxxx.xx in arrears.

We have appointed a Law of Property Act (LPA) Receiver for the property. The LPA Receiver charges a standard fee of £1000.00. This fee will be added to your mortgage debt.

Now that the LPA has been appointed they will manage the property. Control may not be handed back to you , even if the arrears are paid. The LPA Receiver will contact you.

The LPA Receiver will arrange for an inspection of the property. If any urgent repairs are necessary the LPA receiver will arrange them. The cost of any repairs, and any associated costs, will be added to your mortgage debt. The LPA Receiver will also assess if any gas appliances need servicing and appoint a suitable contractor. Again the cost will be added to your mortgage debt.

I must advise you we will charge £30.00 adminstration costs each month your account is in arrears. This amount will be added to your mortgage debt.

I must also advise you that your credit rating has already been affected because your account is in arrears. This may restrict you from obtaining credit in the future.

If you have need to discuss this letter please phone me on ........

Yours sincerely

Customer Service.

Can I please please please have some advise on what to do....

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Is the rent from the tenants covering the mortgage? If so why have you not been paying the mortgage. are there special circumstances? When did you last pay?

Can you afford to pay the arrears?

Have you got the gas and electrical safety certs?

Which bit of the letter are you struggling with?

Consumer Health Forums - where you can discuss any health or relationship matters.

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In case you aren't clear what an LPA Receiver, this information may help. Powers of an LPA Receiver

 

Did you receive any correspondence before about your arrears telling you this might happen?

The Consumer Action Group is a free help site.

Should you be offered help that requires payment please report it to site team.

Advice & opinions given by Caro are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

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http://www.consumeractiongroup.co.uk/forum/mortgages-secured-loans/157969-mortgage-express-arrears-help.html#post1737724

Something similar with ME .They seem to like appointing the LPAs A lot of arrears 12 thousand if Ive read properly.Maybe best to have serious think about this.Do hope things work out for you but certainly going to build up so many costs for you.Gizmo 111 questions good have you certificates etc and after sept 29th new cert showing house upto standards insulation etc if tenant moved in then.Tawnyowl

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i have had quite a lot of experience with LPA receivers , basically it works like this (in real life)

 

under the LPA Act the lender can appoint someone to essentially "repossess the property on behalf on the lender"

 

This means they have "repossession" of the property WITHOUT going to court. On a buy to let, The LPA receivers will continue to collect rent on a valid AST tenancy agreement, the LPA receiver basically can then do whatever he/she thinks fit for the property including selling it to "an associate" obviously it wont be put like that but that happens in practice.

 

i refused to acknoledge the appointment of the LPA receivers, not helping them or communicating with them at all, after all they they are agents of the lender. i did however point out many times in writing to the lender that they have a duty of care towards me, the borrower and if any attempt was made by "THEIR" LPA agents to sell the property undervalue then a counter claim would be made against the lender AND the LPA receivers ( who also have a duty of care towards you)

 

This is just one big [problem] to add more charges to your account, if you can't payoff the arrears and have no reasonble chance of paying it in the foreseable future (and you can stand the default notice on the credit ref agency's mortgage register) then i suggest you sit back & pay nothing , dont help them in any way, they cant chase you for a shortfall untill the property is sold andthat could take a long time as the LPA receivers will prob advise the lenders that "now is not a good time to sell" ( also they get paid a % of your tenant' s rental income have have no desire to break that gravy TRAIN anytime soon)

 

THE GAS & ELECTRIC CERTS are the problems of the LPA receivers, if appointed, as are the repairs, the problems, the insurances, etc & so are any leashold charges/ground rent charges etc

 

Rememeber dont write to any LPA recivers ( they will send you threat-o-matics saying by not helping them its your fault if we give your property away etc), only write to the lenders and when you for the first time do say something like this:-

 

I refer to your recent letter dated ***** detailing that you are considering instructing a firm of LPA receivers to manage the above propery.

My questions regarding this are as follows.

1)What exactly are “LPA receivers” and how will they operate? Am I to take it that you are in essence, proposing to re-possess the above properties, by using “LPA Receivers” to act on your behalf?

2) I am unable to locate in your mortgage conditions the section that states that LPA receivers can be specifically appointed, therefore I should be grateful if you would forward a copy of the mortgage conditions, for the above account, as signed by me, outlining the section that relates to the specific appointment of “LPA receivers”.

 

i look forward to receiving the info blah blah

 

your faithfully

 

you

 

 

you are sending the above to confirm that in the Mortgage conditions they have the right to appoint LPA receivers in the first place, 'cos if doesnt , they can't

 

if,when they reply ...

 

then lenders like this one...

 

name

adress etc

 

account no

 

dear sir,

 

 

The appointment by the {YOUR LENDER} of [ name of LPA Receiver] as LPA receivers is being done by you to effectivly create yourselves as “Mortgagee in Possession”. Clearly you are using [ name of LPA Receiver] as the barrier to try and protect yourselves from any liability as “Mortgagee in Possession”. However you like to dress this up that is exactly what is happening here. [ name of LPA Receiver]were not appointed by me, [ name of LPA Receiver] will not be paid by me. [ name of LPA Receiver] will invoice you for all the work that they may carry out (I guess with absolutely no independent verification to any actual time spent!) and the your accounts Dept will send them a check.

Therefore [ name of LPA Receiver]are the “front end” of [the lender] acting as "Mortgagee in Possession".

I also notice that from your letter, the excessive fees that [ name of LPA Receiver] will charge certainly make piling misery, extra cost etc on to debt a very lucrative scenario for [LENDER's Name] & [ name of LPA Receiver]

 

 

yours faithfully

 

 

 

The purpose of this letter is to point out to them that they are acting as

 

“Mortgagees in Possession”.

 

 

i hope this helps

 

i also have other letters you can send as it progreses

[sIGPIC][/sIGPIC]....Please don't bother my master 'cos my sister & I might bite you...

 

I DO NOT offer legal advice

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"I just say what I say because everyone is entitled to my opinion!"

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this what I have learnt these past months:

 

a) Lenders are not interested in helping most people in trouble and never in BTL situation.

b) Lenders attempt to earn more money from you when arrears start

c) Lenders love pilling on charges & fees

d) Courts have to give possession or suspended possession orders when there are 2 or more months of arrears.

e) The only time lenders will negotiate is AFTER they have possession.

f) The CML & FSA guidelines to do with mortgage arrears and handling repossessions are for PR purposes only, lenders dont take any notice of them - ( Northern Rock situation showed how weak the FSA is)

g) Put everthing in writing pre respossession, never talk on the phone to a lender

g) The word "Mortgage" really does come from the French phrase meaning "'till Death"

i) if you have to owe money to lenders then owe LOTS & lots of money to them. Lender & banks adopt this policy themselves, but on an even grander scale of course,...when they cant pay it back then they go to the Government for big taxpayer handouts, me & you, we go to court to be repossessed... one rule for them ... nothing for us

Edited by nuke em
typo

[sIGPIC][/sIGPIC]....Please don't bother my master 'cos my sister & I might bite you...

 

I DO NOT offer legal advice

-

"I just say what I say because everyone is entitled to my opinion!"

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  • 1 year later...
  • 2 weeks later...

I have posted link on securitisation thread that would appear to show that Aire Valley Master Trust are the mysterious third party that control some (or possibly all) of Bradford and Bingley Plc ( Mortgage Express ) mortgages.

Is this the company that are instructed Mortgage Express to repoccess asap?

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