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    • 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.
    • Monika the first four pages of the Private parking section have at least 12 of our members who have also been caught out on this scam site. That's around one quarter of all our current complaints. Usually we might expect two current complaints for the same park within 4 pages.  So you are in good company and have done well in appealing to McDonalds in an effort to resolve the matter without having  paid such a bunch of rogues. Most people blindly pay up. Met . Starbucks and McDonalds  are well aware of the situation and seem unwilling to make it easier for motorists to avoid getting caught. For instance, instead of photographing you, if they were honest and wanted you  to continue using their services again, they would have said "Excuse me but if you are going to go to Mc donalds from here, it will cost you £100." But no they kett quiet and are now pursuing you for probably a lot more than £100 now. They also know thst  they cannot charge anything over the amount stated on the car park signs. Their claims for £160 or £170 are unlawful yet so many pay that to avoid going to Court. When the truth is that Met are unlikely to take them to Court since they know they will lose. The PCNs are issued on airport land which is covered by Byelaws so only the driver can be pursued, not the keeper. But they keep writing to you as they do not know who was driving unless you gave it away when you appealed. Even if they know you were driving they should still lose in Court for several reasons. The reason we ask you to fill out our questionnaire is to help you if MET do decide to take you to Court in the end. Each member who visited the park may well have different experiences while there which can help when filling out a Witness statement [we will help you with that if it comes to it.] if you have thrown away the original PCN  and other paperwork you obviously haven't got a jerbil or a guinea pig as their paper makes great litter boxes for them.🙂 You can send an SAR to them to get all the information Met have on you to date. Though if you have been to several sites already, you may have done that by now. In the meantime, you will be being bombarded by illiterate debt collectors and sixth rate solicitors all threatening you with ever increasing amounts as well as being hung drawn and quartered. Their letters can all be safely ignored. On the odd chance that you may get a Letter of Claim from them just come back to us and we will get you to send a snotty letter back to them so that they know you are not happy, don't care a fig for their threats and will see them off in Court if they finally have the guts to carry on. If you do have the original PCN could you please post it up, carefully removing your name. address and car registration number but including dates and times. If not just click on the SAR to take you to the form to send to Met.
    • In order for us to help you we require the following information:- [if there are more than one defendant listed - tell us] 1 defendant   Which Court have you received the claim from ? County Court Business Centre, Northampton   Name of the Claimant ? LC Asset 2 S.A R.L   Date of issue – . 28/04/23   Particulars of Claim   What is the claim for –    (1) The Claimant ('C') claims the whole of the outstanding balance due and payable under an agreement referenced xxxxxxxxxxxxxxxx and opened effective from xx/xx/2017. The agreement is regulated by the Consumer Credit Act 1974 ('CCA'), was signed by the Defendant ('D') and from which credit was extended to D.   (2) D failed to comply with a Default Notice served pursuant to s87 (1) CCA and by xx/xx/2022 a default was recorded.   (3) As at xx/xx/2022 the Defendant owed MBNA LTD the sum of 12,xxx.xx. By an agreement in writing the benefit of the debt has been legally assigned to C effective xx/xx/2022 and made regular upon C serving a Notice of Assignment upon D shortly thereafter.   (4) And C claims- 1. 12,xxx.xx 2. Interest pursuant to Section 69 County Courts Act 1984 at a rate of 8% per annum from xx/01/2023 to xx/04/2023 of 2xx.xx and thereafter at a daily rate of 2.52 to date of judgement or sooner payment. Date xx/xx/2023   What is the total value of the claim? 12k   Have you received prior notice of a claim being issued pursuant to paragraph 3 of the PAPDC (Pre Action Protocol) ? Yes   Have you changed your address since the time at which the debt referred to in the claim was allegedly incurred? No   Did you inform the claimant of your change of address? N/A Is the claim for - a Bank Account (Overdraft) or credit card or loan or catalogue or mobile phone account? Credit Card   When did you enter into the original agreement before or after April 2007 ? After   Do you recall how you entered into the agreement...On line /In branch/By post ? Online   Is the debt showing on your credit reference files (Experian/Equifax /Etc...) ? Yes, but amount differs slightly   Has the claim been issued by the original creditor or was the account assigned and it is the Debt purchaser who has issued the claim. DP issued claim   Were you aware the account had been assigned – did you receive a Notice of Assignment? Not that I recall...   Did you receive a Default Notice from the original creditor? Not that I recall...   Have you been receiving statutory notices headed “Notice of Sums in Arrears”  or " Notice of Arrears "– at least once a year ? Yes   Why did you cease payments? Loss of employment main cause   What was the date of your last payment? Early 2021   Was there a dispute with the original creditor that remains unresolved? No   Did you communicate any financial problems to the original creditor and make any attempt to enter into a debt management plan? No   -----------------------------------
    • Hello CAG Team, I'm adding the contents of the claim to this thread, but wanted to open the thread with an urgent question: Do I have to supply a WS for a claim with a court date that states " at the hearing the court will consider allocation and, time permitting, give an early neutral evaluation of the case" ? letter is an N24 General Form of Judgement or Order, if so, then I've messed up again. Court date 25 May 2024 The letter from court does not state (like the other claims I have) that I must provide WS within 28 days.. BUT I have recently received a WS from Link for it! making me think I do need to!??
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Can I break this tenancy agreement?


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I am very glad I found this site. I moved into a property in the middle of May with 6 month AST. From the first day we moved in, we have received several letters plus a visit from a bailiff, trying to get hold of the landlord. She seems to be in debt up to her eyeballs. We have also found out that another property of hers has been auctioned off because she did not keep up payments with her mortgage and did not contact the Mortgage Company to make any arrangements. She simply ignored it.

 

Also, we requested that some windows be repaired before we signed the tenancy, as well as replacing a faulty faucet. She agreed to both in the presence of the agents who are managing the property. Now, she says that the repairs are not necessary. On the day we moved in, she claimed that the handle of the large sliding doors leading out to the garden had broken off when she was leaving. Currently, the door is bolted at the bottom and we have no access to the garden through that door. Four weeks later and weekends of promising to have someone come to fix the problem, nothing happened. When we threatened to withhold rent, she quickly had someone come look at the doors and I found out that the doors were damaged before we even viewed the property and she did not tell us or the estate agent.

 

Finally, on some legal advice, we requested that she provide evidence that she has permission to rent this property from her mortgage company. She advised that it was in the post to the Estate Agent. It still has not arrived. The Estate Agents have sent her a letter advising that they will no longer manage the property for her if she does not start fulfilling her promises. She has ignored this. It looks like she does not have permission to rent the property and has not kept up with the mortgage on this property. It is evident that she does not have the money to do the repairs. In the clause 3.6 of our tenancy, it says that the landlord should have all appropriate consents necessary to sign this agreement. Do we have grounds to request that we surrender the tenancy? Can we also sue for damages and compensation? We really just want to move elsewhere and get back the costs of moving.

Edited by tro2
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Thanks for your reply. Under the landlord's obligations in the tenancy agreement, she is supposed to have the necessary permissions. How come if the landlord breaks a clause of the agreement there is no recourse? And are we supposed to continue to pay her money when she is not going to fix what she promised and despite the fact she withheld information about damage to the property?

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Whilst the law recognises the right of a party to a contract to repudiate it if the other side is in breach, the right has only very limited application to tenancies. Basically your right is to sue for damages for any breach of contract. So far you have not suffered any loss because she did not obtain permission. However, if the mortgage co steps in and gets you out, you can sue for damages.

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So I have to put up with the bailiffs etc until I am actually given 2 weeks to leave the property by the mortgage company even though I know that's where it's heading? I assume then I have no rights regarding the repairs etc and I can't even withhold rent until they are done. Essentially I have to pay the landlord on time for a run down property which I could be evicted from with short notice.

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You dont HAVE to do anything! but you could leave yourself open to court action by the landlord. So you need to way up what to do in your own best interests. To be honest the problems seem minor so suggets you keep paying and see what happens, but keep on look out for somewhere else in case it gets repossessed. then you can sue LL, but probably got no money to pay you anyway?

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If the property needs repairs, write to the landlord (copy letting agent) setting down what they are, give the landlord 14 days and then say if (s)he fails to undertake such then say you will undertake the repairs yourself and deduct the sum from the next rent payment.

 

Provide receipts to the landlord if you undertake the repairs.

 

With these types of landlord you need to take control.

 

Ensure that you open any letter that says 'To the occupier' or similar, as they could be from the lender saying that the house is being repossessed.

If I have been helpful please click on my star and add a comment.

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  • 2 weeks later...

Further to my last post, a leak started from the sink in the (only) bathroom and the estate agent managing the property had a plumber shut off the water to the sink. He said that a new faucet was needed. That was two weeks ago. We have to brush our teeth in the bathtub. Apparently, when the estate agent provided a quote for getting the work done, the landlord said it was too expensive and she would take care of it herself. And the doors will be fixed in about three weeks which is a lie since the builder told me it would take one week three weeks ago! Obviously, she is waiting for rent (due today) to get any money to do the repairs. Also, I had a debt collector at the front door yesterday looking for her. It's wonderful that I have to pay rent and be subjected to all this! I am so tempted not to make the payment today....

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I think Guidot is right. Your best way is to list the repairs. Give her 14 days to carry them out. Then if no result get them done, and deduct from the next rental payment. I would also inform her that since she was already notified of the need for a new faucet two weeks ago, that you are going ahead with that particular urgent repair.

Kentish Lass

Information given is based on my knowledge and experience and is not to be considered as legal advice

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Thanks for the advice. I have sent a letter via the estate agents who are "managing" the property. Last week, HMRC came to our door looking for her. The mobile number that I had for the landlord is disconnected and the Estate agents have not been able to get in contact with her for 2 weeks. Apparently, someone called them and said that they would now be handling things on her behalf because she has left the country. However, no one can contact her to verify that she agreed to this!

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tro,

 

Whether it be written in your agreement or not I understand that, providing you adhere to the agreement, then the landlord shall allow you quiet and peaceful enjoyment of the property, I believe this is a legal requirement.

 

I have a lot of maintenance and uncleanliness issues with the house I rent, i.e. for week 1 I had to sleep on a downstairs sofa and then no bathroom facility for 6 weeks etc. etc. etc.

 

Talking to a solicitor last week he quoted the 'quiet and peaceful enjoyment' that aside from my inconveniences and hardships i was being denied 'quiet and peaceful enjoyment'

 

The solicitor suggested my course of action should be to make a county court claim (you can do it online) for a monetary claim equivalent to a reduction in the rent so, for starters, I have claimed a 50% reduction for week 1 and a 25% reduction for weeks 2-6, problems still continue so, no doubt I shall be making further claim(s).

 

So, rather than get into fisticuffs over whether a permission etc. was obtained you might consider making a monetary county court claim for any inconviences, hardships and the landlord's failing to provide quiet and peaceful enjoyment bearing in mind you have bailiffs etc. knocking on the door hence you can't even risk leaving a window open when you are not present in the property that would allow the bailiffs entry to take away your property and possessions etc.

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you might consider making a monetary county court claim for any inconviences, hardships and the landlord's failing to provide quiet and peaceful enjoyment bearing in mind you have bailiffs etc. knocking on the door hence you can't even risk leaving a window open when you are not present in the property that would allow the bailiffs entry to take away your property and possessions etc.

 

Seems a bit pointless trying to sue someone who is up to their ears in debt, obviously has no money and for whom you have no proper address. Just throwing good money after bad.

 

And if you start paying less rent, the likelihood of the mortgage company foreclosing becomes more probable - in which case you would at least be able to leave the property since they will evict you.

 

I think it unlikely that bailiffs will try to take your property since you can prove you are renting. If you are worried, you can actually contact the bailiffs department at your local court and ask their advice. They are in fact very helpful.

 

I would still consider having the most necessary repairs carried out and deducting same from the rent payments.

Kentish Lass

Information given is based on my knowledge and experience and is not to be considered as legal advice

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Thanks for the advice re: money claim online. I feel like a sitting duck to be honest. It's obvious that this property will be repossessed since the landlord has probably left the country to escape her debts. The question is when. I know who the mortgage company is but they won't give me information because of data protection. I have paid full rent until the end of this month but if the landlord does not surface this month, I think I should seriously consider pre-empting this disaster and finding somewhere else to live. How can she take me to court if I leave the tenancy early if no-one can contact her for over 6 weeks?

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I agree with MartinPC. You do need to take advice from someone qualified in this particular area. Not just any solicitor, but one who specialises.

 

I know the mortgage co won't give you any info, but might they tell you whether you are under threat of eviction? If so, sitting tight till it happens would get you out of any obligation to LL, although you probably wouldn't get much time to find alternative accommodation.

 

If you do leave and LL does decide to sue you at some time in the future, you will be liable for about 4 months rent. Legally, she would be entitled to do that as you would be in breach of your tenancy agreement.

 

Have you thought how you will get your deposit back?

 

With all the problems you have had, any chance that the Environmental Health dept. might declare it unfit to live in?????

Kentish Lass

Information given is based on my knowledge and experience and is not to be considered as legal advice

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I spoke with a solicitor via 'Community Legal Service Direct' last week, their number is 0845 345 4345, I qualified for legal aid so, for free, they put me through to a very knowledgable solicitor who provided some very good and helpful information, as they say "he was as sound as a pound".

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  • 3 weeks later...

Thanks for the number. I might give it a try. An update on the situation. I received a letter from the estate agents about 2 weeks ago stating that they would no longer be managing the property. Previously, they had sent the landlady a letter threatening this because she was not working with them and providing the information we requested. About 2 days before we received the letter, I had a call from some man saying that he would manage the property now. I told him that I didn't know who he was and had received no communication from the landlady that he would be taken over matters. I requested some communication from her confirming this. I still haven't received a letter or even a call since then. The phone number I have for her has been dead for weeks. No repairs have been done and rent is due at the end of this week. I am sure that someone will come out of the woodwork before then because I don't know who to pay rent to!

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Now that the managing agents have notified you that they are no longer representing this landlord, and until you are provided with written authority from your landlord (and adequate proof that this is genuine), you DO NOT HAVE TO PAY RENT to this other person. Put your rent payments into a savings account as once you are notified you will be liable for these rental payments.

 

If there are urgent repairs (e.g. faucet) get it done and deduct from rent, but make sure you keep the invoice.

 

Whilst sticking to the letter of the law, I would also get some proper advice about whether you should find alternative accommodation without penalty. Normally, you would only be able to do this with your landlord's agreement and on their terms.

Kentish Lass

Information given is based on my knowledge and experience and is not to be considered as legal advice

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Kentish Lass is correct here.

Agent not managing, you should have the Landlords address to serve notices on (section 48), if you don't then no rent is payable.

I would suggest that you don't pay rent but put it into a safe deposit account just in case you need it in the future.

Get the works done if you want to stay and follow this procedure:-

  • give the landlord notice of the disrepair and a reasonable time to remedy it; then
  • inform the landlord (preferably in writing) that you will do the repair yourself unless the landlord complies with her/his obligations; then
  • allow a further reasonable period for the landlord to do the work; then
  • obtain three estimates for the cost of the work from reputable builders; then
  • write to the landlord again, enclosing copies of the estimates and reminding her/him of her/his obligation to do the work, giving a further reasonable period to carry it out. The letter should warn that, otherwise, the tenant will do the work her/himself and deduct the cost from rent; then, if there is no response
  • arrange for the contractor who gave the lowest estimate to do the work, and obtain (and send to the landlord) receipts, with a request for payment; then
  • if the landlord does not pay, the tenant may deduct the cost from the rent (but not other charges such as service charges), then send the landlord a breakdown of the amount and period of the rent to be withheld.

 

If you don't have the Landlord's details then address all letters to the Landlord at the agent's adress.

 

If you don't wish to stay look for alternative accomodation and get out of there.

Should the Landlord ever attempt to take you to court re the vacation of the property prior to the end of the fixed term I'd say you have a wonderful case to counter sue.

I'd do this in the following way:-

Approach the (ex) agent and explain that you will be leaving the property.

(They put you in, so do have some responsibility although they have stated they are no longer managing the property)

Check your Tenancy Agreement, you should have an address on there to serve notices to the Landlord (this may well be the agent's address but if this wasn't amended when the LL took over directly then you can only write to the agent)

Under section 11 of the Landlord and Tenant Act 1985 the Landlord has repairing obligations which obviously they are not keeping to so why would they attempt to take you to court???

 

This is risky obviously but from experience I can't imagine that they'll go down this route.

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Thanks for the advice so far. The address on my tenancy agreement was c/o of the estate agents who are no longer managing the property. They have supplied me with the address they have on file this week and I have sent a letter by courier. No-one has signed for it thus far which could mean that no-one is at the property. Rent is due tomorrow and no-one has contacted me. Sounds to me that she has truly bolted from her debts and I might be getting the bailiff knock on the door any day now.

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As it seems there does not seem to be a way to contact this LL and there seem to be some shady goings on in the background, I would attempt to send a letter stating you want to quit the property at a date convenient to you and state if you do not get a response in 28 days you will consider the proposal accepted. Copy the letter and send it to yourself via special delivery.

As said before some things do leave you open to the LL claiming against you but i would take the gamble after this that they would not want to risk spending the money to pursue a tentative breach of contract that could blow up in their face.

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I agree with Just4Let and AustinP.

 

By the way - no need to use a courier - simply post your letter first class at a post office and get a proof of posting (free). A "belt and braces" approach is to do the same from another post office, possibly the next day if not the same day. No judge in the future is likely to believe that two letters posted from different post offices have both gone astray! I would also send a copy to the Agent as the last address provided to you for service by the Landlord.

 

Good luck. Hope you have less trouble with your new home!!!

 

By the way - you haven't mentioned your deposit - was it protected etc.? This could be a whole difference ballgame!!

Kentish Lass

Information given is based on my knowledge and experience and is not to be considered as legal advice

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Very good idea about the proof of posting. I will do that next time. I called the man who contacted me early July and asked him to have the landlady call me. He hadn't heard from her for weeks either. She still hasn't called. I am now actively looking for a new property. The deposit was protected (I have a letter confirming it somewhere). So I should be alright with that, right?

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I just received a letter in horrible broken English asking for the rent to be deposited into a bank account. It was signed PP and some squiggle on behalf of the landlady. It also claimed that it was our fault that the repairs hadn't been done due to our "responds". Also "the landlady has tried to get the repairs for the sink at a fordable price she had found, since the agent tap repair quoted a very high price." I am looking at some properties this week and getting out of here by the end of the month if I can.

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