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    • Hi LFI, Your knowledge in this area is greater than I could possibly hope to have and as such I appreciate your feedback. In your point 1 you mention: 1] there is a real danger that some part of the appeal will point out that the person appealing [the keeper ] is also the driver. I understand the point you are making but I was referring to when the keeper is also the driver and admits it later and only in this circumstance, but I understand what you are saying. I take on board the issues you raise in point 2. Can a PPC (claimant) refer back to the case above as proof that the motorist should have appealed, like they refer back to other cases? Thanks once again for the feedback.
    • Well barristers would say that in the hope that motorists would go to them for advice -obviously paid advice.  The problem with appealing is at least twofold. 1] there is a real danger that some part of the appeal will point out that the person appealing [the keeper ] is also the driver.  And in a lot of cases the last thing the keeper wants when they are also the driver is that the parking company knows that. It makes it so much easier for them as the majority  of Judges do not accept that the keeper and the driver are the same person for obvious reasons. Often they are not the same person especially when it is a family car where the husband, wife and children are all insured to drive the same car. On top of that  just about every person who has a valid insurance policy is able to drive another person's vehicle. So there are many possibilities and it should be up to the parking company to prove it to some extent.  Most parking company's do not accept appeals under virtually any circumstances. But insist that you carry on and appeal to their so called impartial jury who are often anything but impartial. By turning down that second appeal, many motorists pay up because they don't know enough about PoFA to argue with those decisions which brings us to the second problem. 2] the major parking companies are mostly unscrupulous, lying cheating scrotes. So when you appeal and your reasons look as if they would have merit in Court, they then go about  concocting a Witness Statement to debunk that challenge. We feel that by leaving what we think are the strongest arguments to our Member's Witness Statements, it leaves insufficient time to be thwarted with their lies etc. And when the motorists defence is good enough to win, it should win regardless of when it is first produced.   
    • S13 (2)The creditor may not exercise the right under paragraph 4 to recover from the keeper any unpaid parking charges specified in the notice to keeper if, within the period of 28 days beginning with the day after that on which that notice was given, the creditor is given— (a)a statement signed by or on behalf of the vehicle-hire firm to the effect that at the material time the vehicle was hired to a named person under a hire agreement; (b)a copy of the hire agreement; and (c)a copy of a statement of liability signed by the hirer under that hire agreement. As  Arval has complied with the above they cannot be pursued by EC----- ------------------------------------------------------------------------------------------------------------------------------------------------------------------- S14 [1]   the creditor may recover those charges (so far as they remain unpaid) from the hirer. (2)The conditions are that— (a)the creditor has within the relevant period given the hirer a notice in accordance with sub-paragraph (5) (a “notice to hirer”), together with a copy of the documents mentioned in paragraph 13(2) and the notice to keeper; (b)a period of 21 days beginning with the day on which the notice to hirer was given has elapsed;  As ECP did not send copies of the documents to your company and they have given 28 days instead of 21 days they have failed to comply with  the Act so you and your Company are absolved from paying. That is not to say that they won't continue asking to be paid as they do not have the faintest idea how PoFA works. 
    • Euro have got a lot wrong and have failed to comply with the Protection of Freedoms Act 2012 Schedule 4.  According to Section 13 after ECP have written to Arval they should then send a NTH to the Hirer  which they have done.This eliminates Arval from any further pursuit by ECP. When they wrote to your company they should have sent copies of everything that they asked Arval for. This is to prove that your company agree what happened on the day of the breach. If ECP then comply with the Act they are allowed to pursue the hirer. If they fail, to comply they cannot make the hirer pay. They can pursue until they are blue in the face but the Hirer is not lawfully required to pay them and if it went to Court ECP would lose. Your company could say who was driving but the only person that can be pursued is the Hirer, there does not appear to be an extension for a driver to be pursued. Even if there was, because ECP have failed miserably to comply with the Act  they still have no chance of winning in Court. Here are the relevant Hire sections from the Act below.
    • Thank-you FTMDave for your feedback. May I take this opportunity to say that after reading numerous threads to which you are a contributor, I have great admiration for you. You really do go above and beyond in your efforts to help other people. The time you put in to help, in particular with witness statements is incredible. I am also impressed by the way in which you will defer to others with more experience should there be a particular point that you are not 100% clear on and return with answers or advice that you have sought. I wish I had the ability to help others as you do. There is another forum expert that I must also thank for his time and patience answering my questions and allowing me to come to a “penny drops” moment on one particular issue. I believe he has helped me immensely to understand and to strengthen my own case. I shall not mention who it is here at the moment just in case he would rather I didn't but I greatly appreciate the time he took working through that issue with me. I spent 20+ years of working in an industry that rules and regulations had to be strictly adhered to, indeed, exams had to be taken in order that one had to become qualified in those rules and regulations in order to carry out the duties of the post. In a way, such things as PoFA 2012 are rules and regulations that are not completely alien to me. It has been very enjoyable for me to learn these regulations and the law surrounding them. I wish I had found this forum years ago. I admit that perhaps I had been too keen to express my opinions given that I am still in the learning process. After a suitable period in this industry I became Qualified to teach the rules and regulations and I always said to those I taught that there is no such thing as a stupid question. If opinions, theories and observations are put forward, discussion can take place and as long as the result is that the student is able to clearly see where they went wrong and got to that moment where the penny drops then that is a valuable learning experience. No matter how experienced one is, there is always something to learn and if I did not know the answer to a question, I would say, I don't know the answer to that question but I will go and find out what the answer is. In any posts I have made, I have stated, “unless I am wrong” or “as far as I can see” awaiting a response telling me what I got wrong, if it was wrong. If I am wrong I am only too happy to admit it and take it as a valuable learning experience. I take the point that perhaps I should not post on other peoples threads and I shall refrain from doing so going forward. 🤐 As alluded to, circumstances can change, FTMDave made the following point that it had been boasted that no Caggers, over two years, who had sent a PPC the wrong registration snotty letter, had even been taken to court, let alone lost a court hearing .... but now they have. I too used the word "seemed" because it is true, we haven't had all the details. After perusing this forum I believe certain advice changed here after the Beavis case, I could be wrong but that is what I seem to remember reading. Could it be that after winning the above case in question, a claimant could refer back to this case and claim that a defendant had not made use of the appeal process, therefore allowing the claimant to win? Again, in this instance only, I do not know what is to be gained by not making an appeal or concealing the identity of the driver, especially if it is later admitted that the defendant was the driver and was the one to input the incorrect VRN in error. So far no one has educated me as to the reason why. But, of course, when making an appeal, it should be worded carefully so that an error in the appeal process cannot be referred back to. I thought long and hard about whether or not to post here but I wanted to bring up this point for discussion. Yes, I admit I have limited knowledge, but does that mean I should have kept silent? After I posted that I moved away from this forum slightly to find other avenues to increase my knowledge. I bought a law book and am now following certain lawyers on Youtube in the hope of arming myself with enough ammunition to use in my own case. In one video titled “7 Reasons You Will LOSE Your Court Case (and how to avoid them)” by Black Belt Barrister I believe he makes my point by saying the following, and I quote: “If you ignore the complaint in the first instance and it does eventually end up in court then it's going to look bad that you didn't co-operate in the first place. The court is not going to look kindly on you simply ignoring the company and not, let's say, availing yourself of any kind of appeal opportunities, particularly if we are talking about parking charge notices and things like that.” This point makes me think that, it is not such a bizarre judgement in the end. Only in the case of having proof of payment and inputting an incorrect VRN .... could it be worthwhile making a carefully worded appeal in the first instance? .... If the appeal fails, depending on the reason, surely this could only help if it went to court? As always, any feedback gratefully received.
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Kensington First Court Hearing and got 28 day possession order.


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Hi,

To cut a long story short we had our first possession hearing today (20th) with regards to arrears on our Kensington Mortgage. I had initially asked for a "holiday period" from Kensington and they declined "its not their policy". I asked if I could rent our property back in February, they didn't answer. I have asked if the arrears could be added to the end of the mortgage, they didn't answer.

I was eventually sent a court hearing date and we attended, giving the judge all the above information................and told her we are waiting for the return of an MI12 form from the benefits agency who had advised us that we are eligible for payments on our interest only mortgage. The MI12 form was sent recorded delivery on the 10th August. I asked that if the benefits agency were able to make payments on the mortgage, I would possibly be able to make payments on the arrears (I'm currently on JSA).

 

She basically ignored this plea, and said as we have no confirmation of how much the benefits agency will pay, I have no option but to order a 28 possession. I was gobsmacked!!!. I now don't know which way to turn??? or what happens next. She advised that a warrant would be issued, but this may take a few weeks. Is there any advice anyone can give me???

 

 

I've since read on here that an order can't be placed whilst awaiting benefits approval?? Where do I stand, and can I contest the decision, given that we are waiting for Kensington to reply??. I've contacted the DWP and they have not had it returned by Kensington.??

 

I sent it recorded delivery and have the postal receipt.

 

I have a wife and two children and panicking :(

Thanks

Taz11

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Taz, I am very sorry to hear this. :( I have alerted the site team..

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Hi there, the Civil Justice Council Mortgage Arrears Pre-action Protocols state that no action for possession should be instigated while ever a claim for mortgage interest relief is in progress.

 

At the end of the 28 days, an eviction warrant will be applied for by Kensington. This usually gives another 14 - 21 days. So there is every possibility that your claim for MIR will have been sorted before the warrant is issued. You can then apply to the court for a hearing to suspend the eviction and if the DWP are paying the mortgage and you can pay towards the arrears you should succeed in keeping your home.

 

Give Shelter a ring tomorrow and see if they can help with the DWP claim.

Shelter England - The housing and homelessness charity

 

How much are the arrears?

 

Ell-enn

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Hi Ell-enn,

 

Thank you for taking the time to look in on my post. I have rang my local benefits agency who sent me the MI12 form and they have had no response from Kensington. Will Shelter be able to give me any more advice on this or will it be down to my local agency.

 

Is there any action I can take if the court has ordered a possession, but obviously not taken into consideration the fact that benefits have been applied for. In other words was the judge in the right to order the possession.

 

I've also just read that a lender must reply within 10 days to any proposals put forward by the borrower..........they didn't!!!. I requested advice on possibly renting the property, adding the arrears to the mortgage, reducing the payments and they replied to none.

 

I'm worried that I'm shutting the gate after the horse has bolted :( Is it a matter of fact of just waiting for the warrant to drop through the door.........or can I appeal the decision that has been made, now that I have more information to the protocols they should have recognised. (both the court and Kensington).

 

The arrears is approx £18,000

 

Thanks for any advice,

 

Taz11

Taz11 v NatWest/Triton: Unenforceable :D

Taz11 v BOS: Unenforceable :D

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I assume you sent in the N11M defence form before the hearing?

What did you put in part 27 of the defence form?

 

You have 28 days before anything else happens, hopefully you will have your claim for MIR sorted by then. I think Shelter may be able to intervene on your behalf - ring them and see what they say.

 

£18k is quite a lot of arrears, perhaps the judge thought that you wouldn't be able to clear them within a reasonable time. How much did you offer to pay towards the arrears?

 

Ell

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Hi Ell-enn,

 

Wrong I know, but unfortunately I went into this blind, where I should have requested advice/help. Basically I stated how it would have a drastic and stressfull effect on our family, especially with myself and my wife being currently out of work and trying to survive on JSA. It was never our intention to default, etc... etc..., and resulting in us having nowhere to live having owned our own home since 1993.

 

I shall definately give shelter a call and see what advice they can give.

 

They requested a mortgage payment plus arrears which, on £402 jsa a month, was not feasible. I tried to explain that if the benefits claim was successful, then I could possibly make a payment to the arrears from the JSA advances. She did advise that they would/could look for a payment on the arrears over the remaining term of the mortgage (18yrs), but she still went ahead and ordered the 28 days :( I also advised that the rental value of the property is £2200-£2500, which would cover mortgage payments and an arrears payment, but until Kensington agree to its rental I can't designate an agent. She did say to their "representative" ( who had none of my letters I sent to kensington, and wasn't aware of them), that Kensington must reply within 7 days to advise me if they are willing to let me rent the property.

 

 

I am still rather miffed though, how she can order the 28 day possession whilst a benefits claim is present ???

 

thanks

 

Taz11

Taz11 v NatWest/Triton: Unenforceable :D

Taz11 v BOS: Unenforceable :D

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How many months payments does the £18000 represent? Is that all arrears or does it include charges? 3what was the original mortgage and what do you estimate as the house value at the moment?

Please note I am not an expert - I am not offering opinions or legal help - Please use all the information provided on the site in FAQ- step by step instructions and library- thanks Jansus:)

http://www.consumeractiongroup.co.uk/forum/images/icons/icon1.gif

offer from A&L 24/8/07 - after case stayed

 

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Hi Jansus,

 

The arrears amounts to approx 6 months payments. The original mortgage was £497,000, and approx value is now £495,000. This is what we have reduced it to sell. It was originally up for £575,000.

 

We have now got a viewer on Tuesday and someone coming to value it for rental on Thursday. Rental value would cover the mortgage and I could then possibly cover a small arrears payment.

 

Are the mortgage company likely to understand if we receive an offer on the property and able to sell??

 

Kensington, as yet, have not replied to the Judges request to advise us if we can let the property. Is this something I could use as a defence???.

 

Ringing shelter Monday to find out about MI12 form, which Kensington seem to have ignored.???

 

 

Having now realised there are mortgage arrears protocols, which I believe Kensington have not helped with in any way, is there anyone or organisation I could complain to??

 

 

Thanks

Taz11

Edited by Taz11

Taz11 v NatWest/Triton: Unenforceable :D

Taz11 v BOS: Unenforceable :D

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I would contact kensington to remind them of what the judge has said.If you do get a buyer you will have to get permission to sell if it is below the CURRENT mortgage value . In other words if there is any negative equity.In your position I am guessing that even if you get help with your interest payments the cost of running what must be a large house will be difficult in your current situation. Because of the amount of arrears at the moment you will still probably be facing a mortgage shortfall.So taking all that in to account if the rental value covers the mortgage and some arrears I would have thought that would be your best action. If house prices do increase because your property is worth more then a small percentage increase may bring you out of negative equity quite quickly in the future.I will try and find the link to the latest protocol for you.

Please note I am not an expert - I am not offering opinions or legal help - Please use all the information provided on the site in FAQ- step by step instructions and library- thanks Jansus:)

http://www.consumeractiongroup.co.uk/forum/images/icons/icon1.gif

offer from A&L 24/8/07 - after case stayed

 

"What makes the desert beautiful is that somewhere it hides a well." - Antione de Saint Exupery

 

 

PROUD TO BE AN ORANGE

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Please note I am not an expert - I am not offering opinions or legal help - Please use all the information provided on the site in FAQ- step by step instructions and library- thanks Jansus:)

http://www.consumeractiongroup.co.uk/forum/images/icons/icon1.gif

offer from A&L 24/8/07 - after case stayed

 

"What makes the desert beautiful is that somewhere it hides a well." - Antione de Saint Exupery

 

 

PROUD TO BE AN ORANGE

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Hi Jansus,

 

Thanks for the information and advice. Unfortunately Kensington ignored all the proposals including capitalising the arrears, which I thought was one of the protocols. Looks like I have nowhere to go at the moment with this......only a good rental income looks like it might save the situation, but with only 28 days, it seems pointless. :(

 

Thank you for the link Jansus, do you think there is any point in complaining to the FOS??. I made proposals, requesting if we could rent, if we could add the arrears to the mortgage, requesting a payment holiday, and they didn't answer to any of them.........let alone in a 10 day period.........and they also haven't replied to the MI12 form :(

 

thanks

Taz11

Edited by Taz11

Taz11 v NatWest/Triton: Unenforceable :D

Taz11 v BOS: Unenforceable :D

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You do have the following options:

 

1) if you get an interested buyer you can appeal and ask to stay in the property while the sale goes through.

2) If you can rent out then again appeal against the possession. A years rental period would be good

2) If you can find out what help you will get with the mortgage and then if you can meet your MP you may at least stabalise the arrears and agin buy time in the hope your situation will improve.

 

 

Have you checked www.entitledto.co.uk

 

and also www.direct.gov.uk

 

there are some good links on these sites.

 

You have nothing to lose by contacting the FOS . Normally it is a slow proceedure but if you explain that your home is at risk and that renting it out will at least give you a breathing space, they may help.

 

 

Fight if you can because you will lose all control over costs and the SP if they get possession. At this stage besides the obvious emotional upheaval this has to become a loss mitigation exercise. Every penny still counts.

Please note I am not an expert - I am not offering opinions or legal help - Please use all the information provided on the site in FAQ- step by step instructions and library- thanks Jansus:)

http://www.consumeractiongroup.co.uk/forum/images/icons/icon1.gif

offer from A&L 24/8/07 - after case stayed

 

"What makes the desert beautiful is that somewhere it hides a well." - Antione de Saint Exupery

 

 

PROUD TO BE AN ORANGE

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Thank you Jansus,

 

Received a letter from the solicitors today requesting my intentions on mortgage payments and arrears now that a possession order has been placed. This must be put in writing to them in 7 days.

 

 

What would be your reply??

 

I could say we have the possibility to rent (but Kensington have not advised us that we can (the judge requested they advise us in 7 days)).

 

I could say we have a potential buyer (but obviously won't know until they have viewed)

 

I can say that benefits are willing to help towards mortgage payments, and I will try to pay towards arrears (but as yet, Kensington have not returned the MI12 form, so cannot advise them how much help we can get??).

 

 

How (having never done this before) do I appeal against the decision.

 

Thanks again for all the help and advice. I'm willing to give it a fight, but need to be pointed in the right direction I'm afraid.

 

The link to entitledto was very helpful.

 

thanks again

 

Taz11

Taz11 v NatWest/Triton: Unenforceable :D

Taz11 v BOS: Unenforceable :D

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I intend to put together a letter today to the solicitors as I'm sure they are unaware of any proposals I have forwarded to Kensington:mad:. Would appreciate any feedback on it if I post it on here. It might not make any difference but its worth a try :confused::roll:

 

Jansus could you please advise if this is still part of the protocol, as I couldn't see it in the link you posted.??

 

6) Possession proceedings for mortgage arrears should not be started against borrowers who can demonstrate that they have –

(a)

provided the Department of Work and Pensions with all the evidence required to process a claim for payment of mortgage interest or provided any Mortgage Protection Policy Insurer with any claim for payment under such a policy;

 

thanks

Taz11

Edited by Taz11

Taz11 v NatWest/Triton: Unenforceable :D

Taz11 v BOS: Unenforceable :D

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I think we need Ell-enns help on this. I am not sure if there is a later protocol but I have checked direct with the site and it does not appear to say that. But I am sure I saw something recent on another site.

 

 

I think if I was in your position I would do as you have said .

 

in the letter refer to the protocol - send a copy if you want and say

 

1) We believe you will be able to mantan a payment of XXX but we are still awaiting completion of the form xxx before we can confirm and that you the lender are delaying progress in that area.

2) We would be able to maintain payments plus an amount towards the arrears if you the lender would give permission for us to let the proprty for 12 months. We are taking advice from local letting agents in that respect.As you know the court asked for your decision in this respect and we await your reply

3)We are also taking professional local advice as to the current value of the property in order to consider a sale. This would be our last option as we feel that letting the property would allow us time to find gainful employment and for the house to regain value.

 

 

We feel that you Kensington are youreslves delaying our ability to pay by not completing the relevant forms required by the DWP and giving us the decision requested by the court and request your urgent reply by return

 

 

or words to that effect - you can send a copy to the court to put on file and the FOS if you decide to complain .

 

you can pm Ell-enn about your question above

Please note I am not an expert - I am not offering opinions or legal help - Please use all the information provided on the site in FAQ- step by step instructions and library- thanks Jansus:)

http://www.consumeractiongroup.co.uk/forum/images/icons/icon1.gif

offer from A&L 24/8/07 - after case stayed

 

"What makes the desert beautiful is that somewhere it hides a well." - Antione de Saint Exupery

 

 

PROUD TO BE AN ORANGE

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this was the other link and its not mentioned there either

 

The Law Society - Mortgage possession claims

Please note I am not an expert - I am not offering opinions or legal help - Please use all the information provided on the site in FAQ- step by step instructions and library- thanks Jansus:)

http://www.consumeractiongroup.co.uk/forum/images/icons/icon1.gif

offer from A&L 24/8/07 - after case stayed

 

"What makes the desert beautiful is that somewhere it hides a well." - Antione de Saint Exupery

 

 

PROUD TO BE AN ORANGE

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Thank you Jansus,

 

I will put a letter together with the help of your sentences above. I did find the required protocol, but not sure if it still in force.

 

Its at the start of page 15 on this link.

 

http://www.civiljusticecouncil.gov.uk/files/mortgage-pre-action-protocol-final290208.pdf

 

 

Do I need to make the solicitors aware that I intend to complain to FOS due to the lack of protocol procedure by their clients???

Edited by Taz11

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Hi there, include this paragraph in your letter:

 

"I am sure you are aware of the Civil Justice Council Consultation Paper – Mortgage Arrears Protocol whereby lenders are required to give positive assistance to customers who are in financial difficulties and who are asking for help. However, despite our numerous requests for you to consider our alternative proposals to repossession, you have failed to respond".

 

Ellx

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Thank you Ell-enn,

 

I am just in the middle of typing it now. I'll post it up and feel free to pick it to bits...lol

 

regards

 

Taz11

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Ok, this is what I have directed at Moore Blatch Solicitors, as they are the ones who have asked for proposals towards paying the arrears. Please feel free to edit where you think necessary.

 

Should I add I intend to complain to the FOS, and given the proposals put forward by us, can and how do I appeal to the court if we receive help from the dwp and can resume payments.

 

Thanks for all the help and advice.

 

Taz11

letter to moore blatch possession2.pdf

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Hi there, you've certainly covered all the points you need to make :)

However - where you are quoting 6.2, 6.3 and 7.1 from the Protocols you need to insert before these points " taken from the Civil Justice Council Mortgage Arrears Pre-action Protocols", otherwise it looks like your numbering has gone wrong.

 

Make sure you send by recoreded (or special delivery) and keep a copy.

 

If and when you receive an eviction notice, you can enter an N244 at court to ask for a hearing to suspend the eviction - we can help you with that. The letter (and any response) will be needed for the application.

 

Ell-enn

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Hi Ell-enn,

 

Thanks so much for getting back to me. I'm quite pleased the letter all seems ok. I'll add the parts you have quoted and re-post it. I always send recorded, and I'm enclosing a copy of the post office receipt of the MI12 form sent and also a print out of the delivery receipt.

 

I also intend to send a copy to the Service Quality Manager at Kensington, who, in their .pdf file state that they will try every opportunity to help before repossession.......I think not in this case..:-x:-x

 

http://www.kmc.co.uk/KMOnline/Customer/PDFs/Help%20for%20Customers%20in%20Arrears.pdf

 

 

Thanks for any advice on the N244 Ell-enn, this is where I am lost???. Do I actually wait for an eviction notice before sending it??......as this seems a very close call if I lose :sad:

 

Is this better?

 

Am I right in thinking they must reply in 10 days?? to any proposals??

letter to moore blatch possession2.pdf

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I'd wait at least a week to see what reply you get to the letter. At the moment you haven't got much more to tell the court than you did at the hearing.

 

Ell

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Ok Ell,

 

thanks so much, I'll post these tomorrow recorded. My wife is so worried, more for the children than anything else and where to go. We are looking to see if we could rent private as benefits have already advised us how much we would get towards renting. Given that it may be resolved???, I'm not sure if its right to go down this route if we can keep our home until a possible sale and the market picks up. I'm not going down without a fight though ;)

 

thanks once again for all your help and advice.

 

If I get anything from this, I owe a lot to you and other members who have been so helpfull with my present situation.

 

I'll wait for any replies and get back to post.

 

Taz11 ;)

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Hi Ell-enn/Jansus,

 

I hope you are about to give me a little more advice. The court last week told the solicitor that my mortgage company needed to inform me within 7 days if they would send accept a rental proposal. 7 days is up tomorrow (if you include weekends). As luck would have it, we have approached a letting agency, and a tenant has viewed today and wants to move in a month. The rental would cover the MP and a small amount of arrears. Where do I go with this with regards to informing court/mortgage company etc...., in an attempt to get the 28 day order lifted........and have a tenant for a year, which in turn means the property market may lift, it would still be our property, and we could possibly sell at a later date.

 

 

Alternatively I had confirmation from the benefits office that they had received the MI12 form, they asked for some more information, which I have sent them and awaiting the result of the claim??

 

I'm assuming this can only be all good, but don't know how to approach court with the proposals. At this point neither Moore Blatch or Kensington have replied to my above letter which was sent recorded delivery to them.

 

Any advice as always appreciated.

 

thanks

Taz11

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