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    • Commercial Landlords are legally allowed to sue for early cancellation of the lease. You can only surrender your lease if your landlord agrees to your doing so. They are under no obligation even to consider your request and are entitled to refuse. You cannot use this as an excuse not to pay your rent. Your landlord is most likely to agree to your surrendering the lease if they want the property back in order to redevelop it, or if they wants to rent it to what they regards as a better tenant or at a higher rent. There are two types of surrender: Express surrender in writing. This is a written document which sets out the terms of the surrender. Implied surrender by conduct. (applies to your position) You can move out of the property you leased, simply hand your keys back and the lease will come to an end, but only if the landlord agrees to accept your surrender. Many tenants have thought they can simply post the keys through the landlord's letter box and the lease is ended. This is not true and without a document from the landlord, not only do you not know if the landlord has accepted the surrender, you also do not know on what basis they have accepted and could find they sue you for rent arrears, service charge arrears, damage to the property and compensation for your attempt to leave the property without the landlord's agreement. Unless you are absolutely certain that the landlord is agreeable to your departure, you should not attempt to imply a surrender by relying on your and the landlord's conduct.  
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Hfc/Restons default judgement/co - struck out - now new claim!!


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Clynite, I am sure you wont go wrong with FG's excellent suggestions.

 

:D

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PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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Hello CB, you are so correct about FG's advice. I managed to get all the recommended paperwork together and submitted to the CC, on time. I have today, received my stamped copy of my stike out application, together with the other documents that made up the application. I have a little respite now, the next and hopefully last hearing is on 7 January 2010. A big thankyou to everyone that has helped get me thus far, especially yourself and the formidable foolishgirl.

I will keep you posted of developments and hopefully the case will be another success for the CAG.

Many thanks clynite:D

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  • 2 weeks later...

Hello all, I've an update I'd appreciate a viewpoint or explanation on. I have received two letters from Restons today. The first is as follows:

 

REPLY TO AMENDED DEFENCE

1. This reply is served pursuant to the order dated 4/11/09. The Claimant joins issue with the Defendant upon his amended defence.

 

2.The claim in this action is for monies outstanding under an agreement between the Claimant and the Defendant and signed by the defendant on *** ("the credit agreement"). The agreement was regulated by the consumer credit act 1974 and included:

(Details of the original loan, ppi and combined figures are cited.)

 

3.By condition 3(5) of the agreement it was provided that the Claimant was entitled to add to any sums due all reasonable administration fees and all reasonable costs incurred in enforcing its rights or remedies under the agreement. By condition 3(2) of the agreement and the schedule thereto the claimant was entitled to charge interest on such sums due at the rate and in the manner described in paragraph 2 above.

 

4.By condition 6 of the agreement it was provided that if the defendant failed to pay any instalment within 21 days of its due date the claimant may serve a default notice on the defendant and require the defendant to pay immediately the total amount payable together with any other sums due under the agreement less any repayments made.

 

5. The defendant failed to pay various instalments falling due under the agreement and accordingly the claimant served a default notice dated *** requiring repayment of the arrears of *** by ***. The defendant has failed to repay the amount required by the default notice.

 

6. It is admitted that the claimant has previously issued proceedings in respect of the outstanding balance under the credit agreement and claim no ***. It is denied (if the same be alleged) that these proceedings are an abuse of process. The claimant will rely inter alia on the following:

a.No judgement was entered for the defendant in the claim no *** and further no admission was made by the claimant.

b. The claimant is not prevented from commencing these proceedings by the operation of CPR 3.4.

c. The claim under the credit agreement is not statute barred under the Limitation Act 1980.

d. There was no agreement between the parties in Claim no *** that the proceedings would be permanently discontinued-the proceedings were struck out by the court.

Paragraph 6 of the Amended Defence is therefore denied.

 

7. As a concession the claimant agrred not to pursue the defndant for the amount outstanding under the loan for the PPI under the credit agreement.

The claimant believes that the facts stated in this reply and defence to counterclaim are true.

 

The second letter just states:

For the avoidance of doubt, the contents of the Reply to Amended Defence will be relied on by our client to oppose your application to strike the claim out.

 

Any expalnation/view would be most welcome.

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Hmmm, I think we expected something like this didnt we. I will alert FG, supasnooper and others who have been helping with this. :-D

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Dealing with Customer Service Departments? - read the CAG Guide first

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2: Take back control of your finances - Debt Diaries

3: Feel Bullied by Creditors or Debt Collectors? Read Here

4: Staying Calm About Debt  Read Here

5: Forum rules - These have been updated - Please Read

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2: Does your Bank play fair - You can force your Bank to play Fair with you

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PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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I think this was to be expected Clynite. It just means that unless the DJ looking at this is really well clued up (& I have to say the previous indication was that he was on your side :)) a hearing will prob. be held on the strike out & you will be able to present your case there.

 

Despite their attempts here I think Restons will be really struggle to present a convincing case but you will have to be really sure of all your facts, & particularly the CPRs & be prepared to be pretty agressive with any arrogant sol they might send to blag on their behalf. If you want someone to hold your hand, CAG have a buddy system & there may be somebody in your area who could attend court with you.

FWIW my comments are below:

 

 

REPLY TO AMENDED DEFENCE

1. This reply is served pursuant to the order dated 4/11/09. The Claimant joins issue with the Defendant upon his amended defence.

 

2.The claim in this action is for monies outstanding under an agreement between the Claimant and the Defendant and signed by the defendant on *** ("the credit agreement"). The agreement was regulated by the consumer credit act 1974 and included:

(Details of the original loan, ppi and combined figures are cited.)

 

3.By condition 3(5) of the agreement it was provided that the Claimant was entitled to add to any sums due all reasonable administration fees and all reasonable costs incurred in enforcing its rights or remedies under the agreement. By condition 3(2) of the agreement and the schedule thereto the claimant was entitled to charge interest on such sums due at the rate and in the manner described in paragraph 2 above.

 

Not seen those conditions but assume they are only entitled to interest up to date of termination of acc. (unless it says otherwise) & certainly not stat. interest at 8%! Get knotted!

 

4.By condition 6 of the agreement it was provided that if the defendant failed to pay any instalment within 21 days of its due date the claimant may serve a default notice on the defendant and require the defendant to pay immediately the total amount payable together with any other sums due under the agreement less any repayments made.

 

Wrong again! They are only entitled to demand arrears under a DN until they terminate the account. I'll get back with refs. for this.

5. The defendant failed to pay various instalments falling due under the agreement and accordingly the claimant served a default notice dated *** requiring repayment of the arrears of *** by ***. The defendant has failed to repay the amount required by the default notice.

 

So where's the proof of service eg. proof of mailing?

 

6. It is admitted that the claimant has previously issued proceedings in respect of the outstanding balance under the credit agreement and claim no ***. It is denied (if the same be alleged) that these proceedings are an abuse of process. The claimant will rely inter alia on the following:

a.No judgement was entered for the defendant in the claim no *** and further no admission was made by the claimant.

b. The claimant is not prevented from commencing these proceedings by the operation of CPR 3.4.

c. The claim under the credit agreement is not statute barred under the Limitation Act 1980.

d. There was no agreement between the parties in Claim no *** that the proceedings would be permanently discontinued-the proceedings were struck out by the court.

Paragraph 6 of the Amended Defence is therefore denied.

 

All rubbish (apart from © ). They failed to follow the court process by due dates etc, they were given ample opportunities to do so with reminders & still failed to do so. Even when the claims was struck out they did not protest. Methinks they want cake when it's already been eaten.

7. As a concession the claimant agrred not to pursue the defndant for the amount outstanding under the loan for the PPI under the credit agreement.

The claimant believes that the facts stated in this reply and defence to counterclaim are true.

 

Big deal! How generous! :mad:

 

Any knowledge I possess or advice I proffer is based solely on my experiences in the University of Life. Please make your own assessment of legality, risks & costs before taking any action.

 

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Thanks CB and FG for looking in, and giving your valued viewpoint. Out of interest and incase its of value, the issue of the ppi is interesting. I believe they are misleading the court. During the original case, I explained to the DJ that I was unemployed through ill health when the alleged loan and ppi were issued. I argued that I had not given my permission for PPi and in any event it was worthless, as I was not working and it would not be possible to activate it. The DJ accepted this and by default so did Restons. Restons agreed that it was invalid! So to harp on about concessions etc is a load of old tripe! Also, I cannot comment on the CA terms and conditions, as I dont have the original document - they can, effectively say what they want! Look forward to any further info you can provide. In the mean time, thanks very much for your help.

Regards Clynite

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Oh, I think you can nail this one Clynite, you seem to have everything at your fingertips. :) Shout if you need help though or PM if you think there may be prying eyes.

 

Not sure why Restons are even bothering to play the game unless it is to try & make a point to the court. Not sure it would care - the DJ you had doesn't seem to think much of them anyway.

Any knowledge I possess or advice I proffer is based solely on my experiences in the University of Life. Please make your own assessment of legality, risks & costs before taking any action.

 

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Thanks CB and FG for looking in, and giving your valued viewpoint. Out of interest and incase its of value, the issue of the ppi is interesting. I believe they are misleading the court. During the original case, I explained to the DJ that I was unemployed through ill health when the alleged loan and ppi were issued. I argued that I had not given my permission for PPi and in any event it was worthless, as I was not working and it would not be possible to activate it. The DJ accepted this and by default so did Restons. Restons agreed that it was invalid! So to harp on about concessions etc is a load of old tripe! Also, I cannot comment on the CA terms and conditions, as I dont have the original document - they can, effectively say what they want! Look forward to any further info you can provide. In the mean time, thanks very much for your help.

Regards Clynite

 

They are probably hoping that both you and the DJ would have forgotten that this was discussed already.. but you wont let them forget, will you :)

  • Haha 1

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Uploading documents to CAG ** Instructions **

Looking for a draft letter? Use the CAG Library

Dealing with Customer Service Departments? - read the CAG Guide first

1: Making a PPI claim ? - Q & A's and spreadsheets for single premium policy - HERE

2: Take back control of your finances - Debt Diaries

3: Feel Bullied by Creditors or Debt Collectors? Read Here

4: Staying Calm About Debt  Read Here

5: Forum rules - These have been updated - Please Read

BCOBS

1: How can BCOBS protect you from your Banks unfair treatment

2: Does your Bank play fair - You can force your Bank to play Fair with you

3: Banking Conduct of Business Regulations - The Hidden Rules

4: BCOBS and Unfair Treatment - Common Examples of Banks Behaving Badly

5: Fair Treatment for Credit Card Holders and Borrowers - COBS

Advice & opinions given by citizenb 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.

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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Foolishgirl and CitizenB have covered virtually everything.

 

I would only add that you look at the threads below to see why Restons play the game of who blinks first............especially as your DJ told them that they would be toast if they returned.

 

Read fairby's thread from post 250 - http://www.consumeractiongroup.co.uk/forum/dca-legal-successes/170484-fairbyblue-mbna-restons-court-13.html

 

and my thread from post 138 - http://www.consumeractiongroup.co.uk/forum/legal-issues/160395-restons-court-action-7.html

 

 

Restons like to play the game and then crumble at the final hurdle........ you will not, as you will know how they play. ;)

 

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Restons like to play the game and then crumble at the final hurdle........ you will not, as you will know how they play. ;)

 

Just keep counting all those extra hours of research you're putting in at £9.25 an hour...

 

Exactly!! :D

Any knowledge I possess or advice I proffer is based solely on my experiences in the University of Life. Please make your own assessment of legality, risks & costs before taking any action.

 

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  • 4 weeks later...

Happy new year to everyone,

Just a recap on events to date. I am at court 7 January. I have taken the advice of all contributers on board, particularly from FG and CB. I will be relying on the following CPR's for my strike out application and civil restraint order : 3.4.2b and 3.11.3.1.3.

And I have the other information as previously posted. In particular the PPI issue that was resolved during the previous claim that was struck out.

If anyone feels there is anything else I should consider or cite, please advise me. Other than that wish me luck and hopefully this will be the end of the matter and another success for CAG.

Best wishes for the new year to everyone.

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I wish you luck clynite!

 

You seem to have everything in order in plenty of time, just make sure all the docs. you will refer to in court are labelled so you can easily find them & if the other side try to pull a fast one with for eg. requesting admission of extra docs. etc. object strongly & if the DJ does allow, seek an adjournment. Be prepared for Restons to attempt a settlement immediately prior hearing - it's up to you if you want to listen, you don't have to speak to them but if you do agree anything, make sure that it is put before the DJ for official recording.

Any knowledge I possess or advice I proffer is based solely on my experiences in the University of Life. Please make your own assessment of legality, risks & costs before taking any action.

 

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I wish you luck clynite!

 

You seem to have everything in order in plenty of time, just make sure all the docs. you will refer to in court are labelled so you can easily find them & if the other side try to pull a fast one with for eg. requesting admission of extra docs. etc. object strongly & if the DJ does allow, seek an adjournment. Be prepared for Restons to attempt a settlement immediately prior hearing - it's up to you if you want to listen, you don't have to speak to them but if you do agree anything, make sure that it is put before the DJ for official recording.

 

I will second comments made by FG .

 

:D

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Uploading documents to CAG ** Instructions **

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Dealing with Customer Service Departments? - read the CAG Guide first

1: Making a PPI claim ? - Q & A's and spreadsheets for single premium policy - HERE

2: Take back control of your finances - Debt Diaries

3: Feel Bullied by Creditors or Debt Collectors? Read Here

4: Staying Calm About Debt  Read Here

5: Forum rules - These have been updated - Please Read

BCOBS

1: How can BCOBS protect you from your Banks unfair treatment

2: Does your Bank play fair - You can force your Bank to play Fair with you

3: Banking Conduct of Business Regulations - The Hidden Rules

4: BCOBS and Unfair Treatment - Common Examples of Banks Behaving Badly

5: Fair Treatment for Credit Card Holders and Borrowers - COBS

Advice & opinions given by citizenb 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.

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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Good luck for tomorrow:-D

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

Uploading documents to CAG ** Instructions **

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Dealing with Customer Service Departments? - read the CAG Guide first

1: Making a PPI claim ? - Q & A's and spreadsheets for single premium policy - HERE

2: Take back control of your finances - Debt Diaries

3: Feel Bullied by Creditors or Debt Collectors? Read Here

4: Staying Calm About Debt  Read Here

5: Forum rules - These have been updated - Please Read

BCOBS

1: How can BCOBS protect you from your Banks unfair treatment

2: Does your Bank play fair - You can force your Bank to play Fair with you

3: Banking Conduct of Business Regulations - The Hidden Rules

4: BCOBS and Unfair Treatment - Common Examples of Banks Behaving Badly

5: Fair Treatment for Credit Card Holders and Borrowers - COBS

Advice & opinions given by citizenb 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.

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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Thanks for your support CB, FG and DB.

I just received an email from the court, informing me that counsel for the client had been delayed on the train, the DJ has adjourned the case for 28 days.

So, I'll have to wait for new court date and then try again:(

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Hope it was the one stuck in the tunnel! He might still be there. :D

 

Always another day clynite...

Any knowledge I possess or advice I proffer is based solely on my experiences in the University of Life. Please make your own assessment of legality, risks & costs before taking any action.

 

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Thanks for your support CB, FG and DB.

I just received an email from the court, informing me that counsel for the client had been delayed on the train, the DJ has adjourned the case for 28 days.

So, I'll have to wait for new court date and then try again:(

 

What a nuisance, at least you didnt make the journey and you live to fight another day.:)

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

Uploading documents to CAG ** Instructions **

Looking for a draft letter? Use the CAG Library

Dealing with Customer Service Departments? - read the CAG Guide first

1: Making a PPI claim ? - Q & A's and spreadsheets for single premium policy - HERE

2: Take back control of your finances - Debt Diaries

3: Feel Bullied by Creditors or Debt Collectors? Read Here

4: Staying Calm About Debt  Read Here

5: Forum rules - These have been updated - Please Read

BCOBS

1: How can BCOBS protect you from your Banks unfair treatment

2: Does your Bank play fair - You can force your Bank to play Fair with you

3: Banking Conduct of Business Regulations - The Hidden Rules

4: BCOBS and Unfair Treatment - Common Examples of Banks Behaving Badly

5: Fair Treatment for Credit Card Holders and Borrowers - COBS

Advice & opinions given by citizenb 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.

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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Hello Clynite!

 

I just received an email from the court, informing me that counsel for the client had been delayed on the train, the DJ has adjourned the case for 28 days.

 

Use the extra time to your advantage.

 

Go back over everything, and also ask yourself what was bothering you the most about this before you were about to leave for Court (or building up to leave for Court).

 

Be as searching as you can, then start again, and get those issues straight, so that when it kicks off again, they won't be bothering you as they were this time.

 

If you can, use family and friends to practice speaking, and working through the arguments. Compile likely questions, and get family to ask you them out of sequence. Practice how you would respond, and how fast you can get to the reference in your Court Bundle. If you fumble when at home and bluster, it will be 10 times worse in Court.

 

P.P.P.P.P.P.P.

 

Proper Prior Planning Prevents P Poor Performance!

 

Cheers,

BRW

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