please help !! Gina v Halifax

[ginamaunder]

can someone please give a template letter to try and get my mortgage redemption fees back i know i have seen one on here but cant find it now! thanks

[zootscoot]

Voila!

 

Especially revamped just for you. This includes request for late payment fees - simply delete if not applicable to you. Who are you claiming against? Keep me posted on how you get on!

 

 

 

 

ACCOUNT NUMBER: XXXX

 

Request for repayment of charges

 

Dear XXXX,

 

 

Our request

 

 

We are writing to ask you to refund the charges which you have levied from our account in respect of late payment fees to the sum of £XXX , the sum of £XXX representing the contractual rate of interest applied by yourselves in respect of the said charges (Please find enclosed schedule of charges detailing dates, amounts and interest) and xxx in respect of a redemption fee. We now understand that such fees are unlawful at Common Law, Statute and recent consumer Regulations.

 

In the case of Castaneda and Others v. Clydebank Engineering and Shipbuilding Co., Ltd. (1904) 12 SLT 498 the House of Lords held that a contractual party can only recover damages for actual or liquidated losses incurred from a breach of contract as oppose to a charge which represents a penalty. This law was confirmed and upheld in Dunlop Pneumatic Tyre Co Ltd v New Garage and Motor Co Ltd [1915] AC 79. A charge will be held to be a penalty if the sum stipulated for is extravagant and unconscionable in amount in comparison to the greatest loss that could conceivably be proved to have followed from the breach. A penalty clause is void in its entirety and unenforceable. (You may want to add something here relevant to how the charge they levied could not amount to a genuine pre-estimate. This will obviously vary depending on the particular product and lender)

 

In addition your charges appear to represent an unfair term of contract which is contrary to the Unfair Terms in Consumer Contracts Regulations 1999 (SI. 1999/2083). Our account falls within the ambit of Regulation 5 of the Unfair Terms in Consumer Contracts Regulations 1999 as we are consumers. Your charges constitute an unfair penalty under Schedule 2 of the said Regulations which provide an indicative and non-exhaustive list of terms which may be regarded as unfair. Under paragraph 1(e) of schedule 2 this specifically includes terms which have the object of requiring any consumer who fails his obligation to pay a disproportionately high sum in compensation. We would vigorously contend that this is the position regarding the fee of XXXX which you deemed fit to apply to our account.

 

Furthermore a fee levied requiring us to indemnify you against any commercial risk to yourself in offering us a reduced interest rate in order to attract our cutom is also contrary to s.4 Unlawful Contracts Terms Act 1977. We are confident that a court is likely to consider this clause to be unreasonable within s.11 of the said Act as a large commercial institution such as yourselves is in a far better placed position than us as consumers to bear the burden of the vicissitudes of business.

 

 

I would like to bring your attention to the following statement by The Office of Fair Trading:

 

"A term in a mortgage agreement which requires the borrower to pay more for breaching the contract terms than actual costs and losses caused to the lender by the breach (or a genuine pre-estimate of that) is likely to be regarded as an unfair penalty and to be unenforceable both at common law and (in a consumer mortgage) under the Unfair Terms in Consumer Contracts Regulations. A redemption charge may be regarded as a penalty even if it is expressd as the price for exercising a right rather than a consequence of breaking the agreement."

 

We believe that the charges you have levied of XXXXX for late payment, return of debit fees and early redemption far exceed any true cost to yourself as a result of our breach and any genuine pre-estimate you could conceivably reach. If you disagree, then will you please demonstrate this by letting me have a full breakdown of the costs to which you have been put to as a result of our breaches, in order to reassure us that your charges really do reflect your costs.

 

Your responsibilities

 

 

We would draw your attention to the terms of the contract which you agreed to at the time that we took out the loan. It is an implied term of that contract that you would conduct yourselves lawfully and in a manner which complies with UK law.

 

We are frankly shocked that you have operated our account in this way as we had always reposed confidence in your integrity and expertise. We consider that your repeated representations that your charges are fair and reasonable are deceptive and that they have deceived us into agreeing to pay them. Your concealment of the true nature of your charges has prevented us from asserting our rights until now.

 

 

Our targets to resolve this matter

 

We really hope that this matter can be resolved amicably and without the need for redress to the courts. Thus we are asking that you refund the charges which have unlawfully been levied on our account. Failure to refund all the money unlawfully taken from us will result in us taking further action. We will give you 14 days to reply accepting, unconditionally, our request in principle and letting us know a date by which we will receive payment. If you do not respond, or you do not respond positively, within this time period, we shall send you a letter before action giving you a further 14 days in which to reflect. We believe that these targets are more than sufficient for a large company such as yours with dedicated staff and departments.

 

After that, there will be no further communication from us and we shall issue a claim at the expiry of the second deadline. Thus take this letter as 28 days written notice of our intention to issue a court claim should you not comply with my request. I hope that you will enter into a sincere dialogue with me about this matter and I am writing this letter to you on the assumption that you will prefer to do this than merely respond with standard letters and leaflets.

 

Yours faithfully,

 

XXXX

 

 

Hope this helps

 

Best of luck

 

Zoot

 

[ginamaunder]

thanks zoot, i dont think i have any late charges ( must be the only company i have kept up payments with!) so i presume i dont do nedd a spreadsheet. im claiming against halifax only compleated the sale on friday so i thought id strike while the irons hot, ive just got back 1,500 back in bank charges so hope i can do the same with this one.how are you getting on with your mortgage charges? keep me posted thanks again

[BaldyBaldwin]

good luck, it looks like i could be following you.

[zootscoot]

No need to do a spreadsheet. Also no claim for contractual rate of interest obviously as your payment is given on termination of contract so its just the statutory 8%.

 

My claim is also against Halifax. You can see my thread here:

 

http://www.consumeractiongroup.co.uk/forum/mortgage-companies/19501-zoot-halifax-mortgages.html

 

As of yet no word since they acknowledged the money claim on the 9th with the intention of defending. They have been distinctly quiet throughout the process. I don't think they have quite worked out what stance to take on ERCs as yet.

 

You might also be interested in having a look at this thread in relation to ERCs.

 

 

http://www.consumeractiongroup.co.uk/forum/mortgage-companies/25072-very-interesting-article-ercs.html

 

 

Best of luck with your claim

 

Zoot

[ginamaunder]

thanks again zoot, to tired to write it now so i will do it tomorrow and send it recorded delivery on wednesday what address did you write to? good luck to you and you kevinlufflum!

[ginamaunder]

hello sorry im confused again! i cant work out which bits i need to take out as i am only asking for early mortgage redeption fees so no charges or interest, sorry has anyone got any idea?

[zootscoot]

Hi gina remove the bits in purple and send to:

Gareth Griffiths

Halifax plc,

PO Box 548,

Leeds,

LS1 1WU

[gizmo111]

Excellent letter is it worth adding this quote in anywhere

 

I would like to bring your attention to the following statement by The Office of Fair Trading

A term in a mortgage agreement which requires the borrower to pay more for breaching the contract terms than actual costs and losses caused to the lender by the breach (or a genuine pre-estimate of that) is likely to be regarded as an unfair penalty and to be unenforceable both at common law and (in a consumer mortgage) under the Unfair Terms in Consumer Contracts Regulations. A redemption charge may be regarded as a penalty even if it is expressd as the price for exercising a right rather than a consequence of breaking the agreement

[zootscoot]

Excellent suggestion have added it in appropriate place.

 

Cheers

 

Zoot

[ginamaunder]

thankyou both so much, have had to sell my house due to to being in to much debt as bill seems to go up but wages never do, i dont even know if i ever want a mortgage in this coutry again as i feel like i have ripped off left, right and centre!

[ginamaunder]

zoot, should i address the letter to gareth griffiths?

[zootscoot]

Sorry to hear that Gina

 

I sent mine simply to customer relations manager and the reply came from Gareth Griffiths.

 

Best of luck

 

Zoot

[ginamaunder]

thanks very much i will keep you posted.

[zootscoot]

Hi Gina,

 

Any news on this one yet?

[ginamaunder]

hi zoot, i have sent the letter (the one you posted on your erc thread) halifax had until the 10th of jan to reply, i phoned the court on friday and they said halifax had sent in another defence( details of previous on your thread) so i am pretty worried now i have not recived anything from the court yet but im sure i will next week:confused:

[zootscoot]

Don't panic Gina,

 

Let us know what they've put in their defence.

 

Do you want me to move your thread to the mortgage forum and change the title?

 

All the best

 

Zoot

[ginamaunder]

that would be great if you could move the thread, i dont know how to do it!, i will proberly hear from them this week so i will let you know. thanks

[ginamaunder]

ps this is the second defence they are putting in.

[zootscoot]

Have moved you!

 

I remember you posted the other defence on my thread.

 

All the best

 

Zoot

[ginamaunder]

thanks zoot, no news today but will keep you posted:rolleyes: