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    • Thanks for all the suggestions so far I will amend original WS and send again for review.  While looking at my post at very beginning when I submitted photos of signs around the car park I noticed that it says 5 hours maximum stay while the signage sent by solicitor shows 4 hours maximum stay but mine is related to electric bay abuse not sure if this can be of any use in WS.
    • Not sure what to make of that or what it means for me, I was just about to head to my kip and it's a bit too late for legalise. When is the "expenditure occured"?  When they start spending money to write to me?  Or is this a bad thing (as "harsh" would imply)? When all is said and done, I do not have two beans to rub together, we rent our home and EVERYTHING of value has been purchased by and is in my wife's name and we are not financially linked in any way.  So at least if I can't escape my fate I can at least know that they will get sweet FA from me anyway   edit:  ah.. Sophia Harrison: Time bar decision tough on claimants WWW.SCOTTISHLEGAL.COM Time bar is a very complex area of law in Scotland relating to the period in which a claim for breach of duty can be pursued. The Scottish government...   This explains it like I am 5.  So, a good thing then because creditors clearly know they have suffered a loss the minute I stop paying them, this is why it is "harsh" (for them, not me)? Am I understanding this correctly?  
    • urm......exactly what you filed .....read it carefully... it puts them to strict proof to prove the debt is enforceable, so thus 'holds' their claim till they coughup or not and discontinue. you need to get readingthose threads i posted so you understand. then you'll know whats maybe next how to react or not and whats after that. 5-10 threads a day INHO. dont ever do anything without checking here 1st.
    • I've done a new version including LFI's suggestions.  I've also change the order to put your strongest arguments first.  Where possible the changes are in red.  The numbering is obviously knackered.  Methinks stuff about the consideration period could be added but I'm too tired now.  See what you think. Background  1.1  The Defendant received the Parking Charge Notice (PCN) on the 06th of November 2020 following the vehicle being parked at Arla Old Dairy, South Ruislip on the 05th of December 2019.  Unfair PCN  4.1  On XXXXX the Defendant sent the Claimant's solicitors a CPR request.  As shown in Exhibit 1 (pages 7-13) the solicitors helpfully sent photos of 46 signs in their evidence all  clearly showing a £60.00 parking charge notice (which will  be reduced to £30 if paid within 14 days of issue).  There can be no room for doubt here - there are 46 signs produced in the Claimant's own evidence. 4.2  Yet the PCN affixed to the vehicle was for a £100.00 parking charge notice (reduced to £60 if paid promptly).  The reminder letters from the Claimant again all demanded £100. 4.3        The Claimant relies on signage to create a contract.  It is unlawful for the Claimant to write that the charge is £60 on their signs and then send demands for £100.   4.4        The unlawful £100 charge is also the basis for the Claimant's Particulars of Claim. No Locus Standi 2.1  I do not believe a contract exists with the landowner that gives MET Parking Services a right to bring claims in their own name. Definition of “Relevant contract” from the Protection of Freedoms Act 2012, Schedule 4,  2 [1] means a contract Including a contract arising only when the vehicle was parked on the relevant land between the driver and a person who is-  (a) the owner or occupier of the land; or  (b) Authorised, under or by virtue of arrangements made by the owner or occupier of the land, to enter into a contract with the driver requiring the payment of parking charges in respect of the parking of the vehicle on the land. According to https://www.legislation.gov.uk/ukpga/2006/46/section/44  For a contract to be valid, it requires a director from each company to sign and then two independent witnesses must confirm those signatures.  2.2  The Defendant requested to see such a contract in the CPR request.  The contract produced was largely illegible and heavily redacted, and the fact that it contained no witness signatures present means the contract has not been validly executed. Therefore, there can be no contract established between MET Parking Services and the motorist. Even if “No Parking in Electric Bay” could form a contract (which it cannot), it is immaterial. There is no valid contract. Illegal Conduct – No Contract Formed  3.1 At the time of writing, the Claimant has failed to provide proof of planning permission granted for signage etc under the Town and Country Planning Act 1990. Lack of planning permission is a criminal offence under this Act and no contract can be formed where criminality is involved.  3.4        I also do not believe the claimant possesses this document.  No Keeper Liability  5.1        The defendant was not the driver at the time and date mentioned in the PCN and the claimant has not established keeper liability under schedule 4 of the PoFA 2012. In this matter, the defendant puts it to the claimant to produce strict proof as to who was driving at the time.  5.2 The claimant in their Notice To Keeper also failed to comply with PoFA 2012 Schedule 4 section 9[2][f] while mentioning “the right to recover from the keeper so much of that parking charge as remains unpaid” where they did not include statement “(if all the applicable conditions under this Schedule are met)”.    5.3        The claimant did not mention the parking period instead only mentioned time 20:25 which is not sufficient to qualify as a parking period.   Protection of Freedoms Act 2012  The notice must -  (a) specify the vehicle, the relevant land on which it was parked and the period of parking to which the notice relates; 22. In the persuasive judgement K4GF167G - Premier Park Ltd v Mr Mathur - Horsham County Court – 5 January 2024 it was on this very point that the judge dismissed this claim. 5.4  A the PCN does not comply with the Act the Defendant as keeper is not liable.   Interest 6.2  It is unreasonable for the Claimant to delay litigation for four years in order to add excessive interest. Double Recovery  7.1  The claim is littered with made-up charges. 7.2  As noted above, the Claimant's signs state a £60 charge yet their PCN is for £100. 7.3  As well as the £100 parking charge, the Claimant seeks recovery of an additional £70.  This is simply a poor attempt to circumvent the legal costs cap at small claims. 29. Since 2019, many County Courts have considered claims in excess of £100 to be an abuse of process leading to them being struck out ab initio. An example, in the Caernarfon Court in VCS v Davies, case No. FTQZ4W28 on 4th September 2019, District Judge Jones-Evans stated “Upon it being recorded that District Judge Jones- Evans has over a very significant period of time warned advocates (...) in many cases of this nature before this court that their claim for £60 is unenforceable in law and is an abuse of process and is nothing more than a poor attempt to go behind the decision of the Supreme Court v Beavis which inter alia decided that a figure of £160 as a global sum claimed in this case would be a penalty and not a genuine pre-estimate of loss and therefore unenforceable in law and if the practise continued, he would treat all cases as a claim for £160 and therefore a penalty and unenforceable in law it is hereby declared (…) the claim is struck out and declared to be wholly without merit and an abuse of process.” 30. In Claim Nos. F0DP806M and F0DP201T, District Judge Taylor echoed earlier General Judgment or Orders of District Judge Grand, stating ''It is ordered that the claim is struck out as an abuse of process. The claim contains a substantial charge additional to the parking charge which it is alleged the Defendant contracted to pay. This additional charge is not recoverable under the Protection of Freedoms Act 2012, Schedule 4 nor with reference to the judgment in Parking Eye v Beavis. It is an abuse of process from the Claimant to issue a knowingly inflated claim for an additional sum which it is not entitled to recover. This order has been made by the court of its own initiative without a hearing pursuant to CPR Rule 3.3(4)) of the Civil Procedure Rules 1998...'' 31. In the persuasive case of G4QZ465V - Excel Parking Services Ltd v Wilkinson – Bradford County Court -2 July 2020 (Exhibit 4) the judge had decided that Excel had won. However, due to Excel adding on the £60 the Judge dismissed the case. 7.7        The addition of costs not previously specified on signage are also in breach of the Consumer Rights Act 2015, Schedule 2, specifically paras 6, 10 and 14.  7.8        It is the Defendant’s position that the Claimant in this case has knowingly submitted inflated costs and thus the entire claim should be similarly struck out in accordance with Civil Procedure Rule 3.3(4).  In Conclusion  8.1        I invite the court to dismiss the claim. Statement of Truth I believe that the facts stated in this witness statement are true. I understand that proceedings for contempt of court may be brought against anyone who makes, or causes to be made, a false statement in a document verified by a statement of truth without an honest belief in its truth. 
    • Scottish time bar: Scottish appeal court re-affirms the “harsh” rule (cms-lawnow.com)  
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rented for 6 years, now applied for housing benefit - landlord wants to serve notice


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Hello All,

 

We have been renting a property for nearly 6 years, always paid our rent by standing order and on time.

Unfortunately, my husband has been laid off recently and to get by until he resecures new employment we have applied for housing benefit.

we filled out the forms and sent the page to our landlord.

Now our landlord left a message on our answer machine, saying that her 'mortgage company' does not except tenants that are on housing benefit. (We have never been on benefits before).

She also claims that she has to serve us a 'section 21' notice (2 months)

 

Now obviously, we cannot afford a house move, have nowhere to move too yet and actually don't want to move. We have 3 children under the age of 10 who go to school here in the village and we hope not to stay on benefits for too long as we are actively seeking re-employment.

 

Can anyone give us some advice? Where do we legally stand with this? As far as we understand is that the landlord will not notice the difference when it comes to her monthly rent as I believe that it is fully covered.

 

We haven't phoned the landlord back yet, and want to be prepared.. so appreciate your help very much!

 

Flo

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Legally - the landlord can absolutely do this I'm afraid.

 

Moreover if the mortgage company doesnt allow HB, she MUST do this.

 

Sorry but there really isnt much of a way around this...

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

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As MrShed said, but was the ban on claiming HB included in the AST / clearly explained at start of T?

or is it a condition of the mortgage that LL cannot offer property to Ts already claiming HB?

 

I would suggest you arrange to meet LL asap, appreciate her mortgage dilemma and decide whether she is just using it as an excuse.. Perhaps ask her who is her mortgage provider and then do some online research.

 

Technically she has already inadvertantly breached any no HB clause in her mortgage and will do so for a further 2 months so should advise them of the change to your status. She could enquire if an existing recently made redundant T of 6 yrs and now only recently claiming HB, is covered by the clause.

She may be able to negotiate a clause suspension for a 6 month period. if she doesn't want to lose a reliable tenant.

If mortgage/LL provider demands your legal eviction for claiming HB entitlement in this economic downturn they could receive an adverse press.

It is fair enough excluding HB claimants from taking new tenancies & evicting those who fail to maintain rent payments IMO

 

In this case, it is in everyones interest for LL to receive rent and make the mortgage repayments.

Is your partner claiming JSA? contribution or income-based?

What is his chances of new employment in that area?

 

It is possible LLs property insurance also contains a No HB clause.

The other reason that HB claimants are feared is that LHA rates and entitlement can change with govt policy as per Apr 2011.

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I would advise any T to keep LL apprised of any change in circumstance.

If the T can maintain AST condition of paying rent on due date, LL is likely non the wiser.

However many HB claimants expect rent to be covered by Council although any claim can take several weeks to process and may be refused.

HB is always paid 2-4 weeks in arrears and T may not use it to pay rent.

The T can quickly become 2 months behind in due rent and open to a s8 repossession Notice whilst awaiting HB

LL is entitled to direct payment of HB if T is >8wks in arrears.

If HB claim has been submitted I would suggest the T provides the LL with DPA consent form allowing LL to discuss certain aspects of claim with Council.

 

Recently I had a T required to claim HB due to redundany. HB dept refused payment on the basis the AST had expired (beyond fixed term) Only the LL could confirm applicant was still T and the AST was now a Statutory Periodic, a concept alien to HB dept.

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My claim has been approved for my full rent on the basis of an expired (the fixed term has) AST lease. They did require an electric/water/gas bill from the last month to prove I still lived there.

 

Fortunately I am in the position to pay this and next months rent.

 

I can see how a tenant could get into arrears if they are unable to cover those 4 weeks before the first payment + the time taken to complete a claim. My claim again was straight forward and I had all details to hand.

 

My LL is a large commercial company that owns the entire block I live in, and which is considered 'exclusive'. Fortunately I share the flat with another joint tenant so my rent is halved, and again fortunately my half of rent is covered by the LHA.

 

I feel if my landlord had found out about my claim I would have been served notice to leave or I would have had to provide a guarentor. I have no intention in telling them of my claim.

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The council will not contact LL if you do not want them to.

HB is paid directly to you when approved and you can do what ever you like with it, but is usualy paid to LL to cover the rent or towards it if rent is more than the hb.

In other words the LL need never know if you do not want them to. As long as the rent is paid on time you nothing to worry about.

Some LL like the HB paid direct to them from the council so at least they know they are getting a regular payment.

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The council will not contact LL if you do not want them to.

HB is paid directly to you when approved and you can do what ever you like with it, but (is usualy)
should be
paid to LL to cover the rent or towards it if rent is more than the hb.

In other words the LL need never know if you do not want them to. As long as the rent is paid on time you nothing to worry about.

Some LL (like)
reluctantly accept
the HB paid direct to them from the council so at least they know they are getting a regular payment.
albeit 4 weeks in arrears.
LL can request direct HB payments if T is more than 8 weeks in arrears or a 'vulnerable' T (incapable of managing rent payments?)

 

General observations, consider

1 LL may have mortgage or Ins on property which specifically excludes tenants claiming HB

2 If such exclusion is highlighted in the AST, the T could be in breach of contract, with the Council complicit if they have copy of AST

3 HB is payable to an individual and for a specific address/tenancy, otherwise why require copy of AST?

4 IMO HB should not be transferrable to new address until T can show they have complied with legal requirements to vacate (due Notice) and would remain payable to current LL. The corrollary being the LL cannot effect a s21 unless any deposit is protected, T given prescribed information before s21 Notice served with correct dates specified.

5 IMO DPA does not prevent a Council providing the names & registered addresses only of any HB claimants. This could be restricted online to Council registered LLs and T consent be inc in any HB application (see electoral register reqs)

Best advice is to keep any mortgage provider/LL apprised of reduced finanacial circumstance

 

 

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The council will not contact LL if you do not want them to.

.

Unfortunately this is incorrect,Councils have a legal duty to protect tax payers money and can by law contact a LL,to confirm the tenant lives there,confirm how much the rent is and so on,but mainly to prevent Fraud...

 

When you claim HB

 

you have to give the LL/agents address on the HB form,if you don't they can refuse to pay HB..

Please use the quote system, So everyone will know what your referring too, thank you ...

 

 

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true about putting LL name etc. on application, but you also have to give the council permission to contact them!!

Have any of you filled one of these forms out recently, I have for a friend and thats what it says.

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Yes I filled one in last month.

 

They do ask for the Landlord details.

 

The council does not normally contact the LL unless you cannot provide any recent documents showing you still live at the property or a valid original signed lease. They might contact your LL if they believe you to be in arrears or that your LL is a family relation.

 

At my last meeting I asked if they contact my LL as I feared I would be evicted. They said no aslong as the above criteria is met.

 

I have checked my lease and there is no covenant relating to HB.

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true about putting LL name etc. on application, but you also have to give the council permission to contact them!!

Have any of you filled one of these forms out recently, I have for a friend and thats what it says.

 

Its true they dont have to contact LL if the tenant has given correct details on HB form and shown council original document,but

 

Councils can and do contact LL/agents without tenant's permission for routine checks,mainly to prevent HB/CT fraud..

Edited by 45002

Please use the quote system, So everyone will know what your referring too, thank you ...

 

 

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