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    • They have defended the claim by saying that the job was of unsatisfactory standard and they had to call another carpenter to remedy. My husband has text messages about them losing the keys a second time and also an email. What do they hope to achieve??? Most importantly,  as far as I have seen online, now I need to wait for paperwork from the court, correct?
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    • They did reply to my defence stating it would fail and enclosed copies of NOA, DN Term letter and account statements. All copies of T&C's that could be reconstructions and the IP address on there resolves to the town where MBNA offices are, not my location
    • Here are 7 of our top tips to help you connect with young people who have left school or otherwise disengaged.View the full article
    • My defence was standard no paperwork:   1.The Defendant contends that the particulars of claim are generic in nature. The Defendant accordingly sets out its case below and relies on CPR r 16.5 (3) in relation to any particular allegation to which a specific response has not been made. 2. Paragraph 1 is noted. The Defendant has had a contractual relationship with MBNA Limited in the past. The Defendant does not recognise the reference number provided by the claimant within its particulars and has sought verification from the claimant who is yet to comply with requests for further information. 3. Paragraph 2 is denied. The Defendant maintains that a default notice was never received. The Claimant is put to strict proof to that a default notice was issued by MBNA Limited and received by the Defendant. 4. Paragraph 3 is denied. The Defendant is unaware of any legal assignment or Notice of Assignment allegedly served from either the Claimant or MBNA Limited. 5. On the 02/01/2023 the Defendant requested information pertaining to this claim by way of a CCA 1974 Section 78 request. The claimant is yet to respond to this request. On the 19/05/2023 a CPR 31.14 request was sent to Kearns who is yet to respond. To date, 02/06/2023, no documentation has been received. The claimant remains in default of my section 78 request. 6. It is therefore denied with regards to the Defendant owing any monies to the Claimant, the Claimant has failed to provide any evidence of proof of assignment being sent/ agreement/ balance/ breach or termination requested by CPR 31.14, therefore the Claimant is put to strict proof to: (a) show how the Defendant entered into an agreement; and (b) show and evidence the nature of breach and service of a default notice pursuant to Section 87(1) CCA1974 (c) show how the claimant has reached the amount claimed for; and (d) show how the Claimant has the legal right, either under statute or equity to issue a claim; 7. As per Civil Procedure Rule 16.5(4), it is expected that the Claimant prove the allegation that the money is owed. 8. On the alternative, as the Claimant is an assignee of a debt, it is denied that the Claimant has the right to lay a claim due to contraventions of Section 136 of the Law of Property Act and Section 82A of the consumer credit Act 1974. 9. By reasons of the facts and matters set out above, it is denied that the Claimant is entitled to the relief claimed or any relief.
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Ex private landlord - deposit return problems


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We rented a property privately for a year, moved out in December 08 giving appropriate written notice, all rent paid up (and have proof of all rent payments, and confirmation notice letter was received etc).

 

When we started tenancy, landlord had his own tenancy agreement drawn up. It was lengthy war and peace style but appeared to be in order, although curiously “landlord’s address” was down as the property address. We have a handwritten receipt of the deposit of £595, however 3 months after moving out, we are yet to get our deposit back and are now struggling to contact him.

 

Until now we were naively unaware of the TDS and so the deposit wasn’t placed in a scheme, nor that fact challenged by us.

 

Our rent was paid to someone else, assumed to be a co-owner of the property, and since moving out, the man we knew to be our landlord, ie. the man we’ve always dealt with, has been referring to the man we paid the rent to as our landlord. He doesn’t answer our calls, has no voicemail, and when we have had responses they have been by text. He told us the “landlord’s” brother will be sending the deposit, and this supposed landlord’s brother texted to get our current address, said a letter was in the post and that’s the last contact with any of them we’ve managed to get, about 3 weeks ago.

 

We have an address for the man we have dealt with as our “landlord” – it’s his father’s address. On several occasions he claimed he didn’t live there anymore and that he lived up north, but a conversation we overheard him having with our then neighbours one day during the tenancy confirmed he was still living with his father.

 

Incidentally (or not), we still have the keys to the property and despite trying to make arrangements with him on several occasions to hand the keys back, he has failed to respond. We moved out in December, with still a month paid up on the tenancy. We contacted him to say we were out and when did he want to meet to get keys back, inspect property etc and he didn’t respond. Next thing we know in the new year, a new family are in the property before our paid tenancy is up (we live literally round the corner from the old property now).

 

Tried to get in to Citizens Advice but they only have drop-in sessions. My husband struggles to get time off work in the week, as did I. I finished work for maternity leave last week however due to various problems with the pregnancy I have hospital appointments for the next 5 weeks and the clinics only run on the days the local CAB sessions are on. Tried getting in there after my appointment this week and they turned me away as they already had too many people waiting.

 

Am in despair. My employer loaned us the deposit on the current place on the understanding they would have the deposit back on the last place when it came through. However, it’s gone on so long and I am now on maternity leave for a year, that they have said they will be taking £100/month from my maternity pay from the end of April. As anyone who has been on SMP knows, there won’t be much left after that deduction. We’re struggling anyway and the stress of all this is making me unwell.

 

Just wondering what anyone’s view are on our rights and likelihood of getting anything back, and if so, via what route? All I can find is info on requirements for the landlord to put deposit into a TDS and what action you can take if they don’t, but that all appears to be referring to people still in a tenancy with that landlord.

 

Thanks in advance for any help.

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First port of call, Land Registery online Land Registry: Buy Land Registry Title Registers and Plans for the UK

 

You can download the details of who is actually the properties owner and address (for a small fee - £3.00 I think) and see if that name and address matches any of those you have been given.

 

Once we know who to write to we can help you prepare a Letter Before Action (LBA) pointing out the none complaince with TDS regulations and your intention to take them to court for the depsoits return + the x3 deposit 'compensation' that the law entitles you to is the deposit remains unprotected.

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Thank you for your advice. I paid for the owner search and it has come up with the bloke we know as our landlord, ie. the one in the contract, not the one we pay the rent to, so why the owner is referring to this guy as our "landlord" I have no idea. Interestingly, and annoyingly, he's listed as living at the property, but presume that's no surprise.

 

So I'm probably best sending a letter to him at the only address we have for him - his father's address. And maybe a copy to the property itself, hoping the current tenants will forward it to him? What do you think?

 

And what sort of thing should I say in the letter? Don't want to screw it up by saying the wrong thing. Presume recorded delivery?

 

Thanks for your help.

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Thank you. Didn't spot that and wondered whether I could use it seeing as our tenancy has already ended. But have had a crack at it.

 

I plan to send it to the property itself - he does not live there but is registered as residing there in the title deeds, and would hope the new tenants will forward it. But... if it's in his name, and I send it record delivery, they may not sign for it. So also plan to send a copy via recorded delivery to his father's address, which is where he resides.

 

I haven't mentioned the detail re. the deductions that can be made, as we haven't even got that far. He's just not getting back to us at all.

 

I would be grateful if someone (with better sense than me in all this!) could have a read and advise any changes etc.

 

Thanks.

 

 

 

 

I am writing to you concerning my tenancy of the premises at [full address] which ended on 20th January 2009.

 

I request that you return my deposit of £595 as the premises were left clean and in good repair when the tenancy ended. Allowing for fair wear and tear, the premises were left in the same condition as they were in at the beginning of the tenancy.

 

Despite my continuous attempts to make contact with you since we vacated the property in December 2008, and to make arrangements to return the keys to you, you have failed to cooperate or to return the deposit. You have also referred to Mr [xxxxx] as our “landlord”, however as you are the registered owner of the property, as per Land Registry Title Deeds records, and the named landlord in the Tenancy Agreement, I must insist that you uphold your responsibilities as landlord and respond accordingly.

 

As the deposit was paid after 6 April 2007, you, the landlord, are required by law to keep the money in a separate account, and to provide the tenant with a written statement detailing (a) exactly what the deposit covers and (b) when the money will be returned. Please provide evidence that you have complied with this statutory duty. Please see the enclosed information on Tenancy Deposit Protection law introduced in April 2007.

 

The onus is on you to prove that there are circumstances justifying the retention of any part of the deposit, and to date you have not provided any such evidence. I will be in a position to demonstrate that it is unreasonable for you to keep any part of the deposit, should you be unable to produce the requested evidence and matters proceed to court.

 

You must remember that the deposit is my money. You must account for it properly. It is a common misconception that the deposit belongs to the landlord, but that is not the case and withholding it without proper grounds is unlawful.

 

I require your reply to arrive no later than 14 days after the date of this letter, together with your cheque for the full £595. If I receive no satisfactory reply by then, I will begin a County Court action for recovery of my deposit without further warning.

 

The Court can order you to pay back the deposit, and the proceedings are very straightforward. Also, the Courts are very sympathetic to tenants whose landlords do not fulfil their statutory obligations. The law states that where the landlord fails to protect the deposit in an authorised scheme, the courts can order the landlord to repay three times the deposit to the tenant.

 

I look forward to hearing from you within 14 days.

 

>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>

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I require your reply to arrive no later than 14 days after the date of this letter, together with your cheque for the full £595. If I receive no satisfactory reply by then, I will begin a County Court action for recovery of my deposit without further warning.

 

The Court can order you to pay back the deposit, and the proceedings are very straightforward. Also, the Courts are very sympathetic to tenants whose landlords do not fulfil their statutory obligations. The law states that where the landlord fails to protect the deposit in an authorised scheme, the courts can order the landlord to repay three times the deposit to the tenant.

>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>

 

I'm not a lawyer, so really, my advice is worth what you paid for it, but from my standing it looks pretty good. I had in mine the following which I though hammered home the point that the LL really does not want to end up in court: "If the judge orders the return of the deposit, then he MUST also order the landlord to pay a penalty to the value of 3 times the deposit. The judge has no discretion of this. Your only defence to this would be to prove that you have indeed protected the deposit, and this is something you will clearly be unable to do."

 

But I guess it depends how pushy you want to be..

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  • 3 weeks later...

OK, the ex-landlord has now responded with a letter claiming all sorts of ridiculous things against us. I'm hoping we have a leg to stand on with regards to them all.

 

One point I want to put by anyone who would care to respond is that he is claiming that we didn't pay him a deposit. Now without going into too much detail, when we moved in, we paid him 2 months in advance (as he'd required) and a month as deposit, all in cash, for which he gave one receipt for the total amount. We subsequently paid all rent and have proof, and gave the required notice to leave when the 12 months' tenancy was up. In effect we have proof that he has had 13 months money from him, and that we were only tenants at his property for 12 months, ie. one month was paid as deposit. Unfortunately we don't have anything specific stating that one months' worth was a deposit, and he didn't put it in a DPS.

 

Yes we were naive.

 

Do we have enough to go on that he has had a deposit from us, from which he can make any lawful deductions?

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I think you have a good case for submitting a court claim. Write to him again saying something like "It has come to my attention that the deposit should have been protected. If I do not receive it within 14 days I will claim for the deposit plus 3x penalty for failure to protect, amounting to £2380 in total."

 

Talking of "War and Peace" your first post was rather long :)

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Of course you can, he can still deny so it would be up to a judge to decide and you have the evidence. Tell him that you have the receipts etc.

Only a judge can order the repayment of up to 3X deposit,no harm in putting that in the claim though.

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Thank you. Got other things to deal with first. He's claiming all sorts against US and threatening to take us to court for it. Don't fully understand what he's claiming as his letter appears to refer to one he's sent previously, but he reckons we owe HIM £2,600! We'll see how this pans out. Have a baby due anyday so could really do without this. Worried I'll go into labour and come home from hospital to a court letter.

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