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    • Received a final demand today Final demand.pdf
    • Here is my final draft: I, XXXXXX, being the Defendant in this case will state as follows; I make this Witness Statement in support of my defence in the claim and further to my set aside application dated 1 November 2022. The claimants witness statement confirms that it mostly relies on hearsay evidence as confirmed by the drafts in person in the opening paragraph. It is my understanding they must serve notice to any hearsay evidence pursuant to CPR 33.2(1)(B) (notice of intention to rely on hearsay evidence) and Section 2 (1) (A) of the Civil Evidence Act.   1.        The claimant failed to comply with the additional directions ordered by District Judge Davis on the 2 February 2024 'The Claim shall be automatically struck out at 4pm on 3 April 2024 unless the Claimant delivers to the Court and to the Defendant the following documents.' None of these documents were received by the court nor the defendant by that date.   2.        I understand that the claimant is an Assignee, a buyer of defunct or bad debts, which are bought on mass portfolios at a much reduced cost to the amount claimed and which the original creditors have already wrote off as a capital loss and claimed against taxable income as confirmed in the claimants witness statement exhibit by way of the Deed of Assignment.   As an assignee or creditor as defined in section 189 of the CCA this applies to this new requirement on assignment of rights.  This means that when an assignee purchases debts (or otherwise acquires rights under a credit agreement) it also acquires certain obligations to the borrower including the duty to comply with CCA requirements (such as the rules on statements and notices and other post-contractual information).  The assignee becomes the creditor under the agreement. This ensures that essential consumer protections under the CCA cannot be circumvented by assigning the debt to a third party.   3.        The alleged letter of claim dated 7 January 2020 was served to a previous address which I moved out of in 2018, no effort was made to ascertain my correct address.  I have attached a copy of my tenancy agreement which is marked ‘Appendix 1’ and shows I was residing at a difference address as of 11 December 2018 and was therefore not at the service address at the time the proceedings were served.  I have also attached an email from my solicitors to the Claimants solicitors dated 14 July 2022 which was sent to them requesting that they disclose the trace of evidence they utilised prior to issuing the proceedings against me.  This is marked ‘Appendix 2’.  The claimants solicitors did not provide me with these documents.   4.        Under The Pre-Action Protocol for Debt Claims 2017 a Debt Buyer must undertake all reasonable enquiries to ensure the correct address of a debtor, this can be as simple as a credit file search. The Claimant failed to carry out such basic checks. Subsequently all letters prior to and including ,The Pre action Protocol letter of claim dated 7 January 2020 and the claim form dated 14th February 2020 were all served to a previous address which I moved out of in 2018.   5.        I became aware of original Judgement following a routine credit check on or around 14th September 2020.   6.        Upon the discovery of the Judgement debt, I made immediate contact with the Court and the Claimant Solicitors, putting them on notice that I was making investigations in relation to the Judgement debt as it was not familiar to me.  I asked them to provide me with a copy of the original loan agreement but this was not provided to me.   The correspondence to the Claimant Solicotors is attached and marked ‘Appendix 3’   7.        I then sent a Data Subject Access Request to Barclays but no agreement was provided. Details the timeline of communication between myself and Barclays are attached and marked ‘Appendix 4’and the copies of correspondence between myself and Barclays are attached and marked ‘Appendix 5’.   8.        The claimant relies upon and exhibits a reconstituted version of the alleged agreement.   It is again denied that I have ever entered into an agreement with Barclaycard on or around 2000.  It is admitted that I did hold other credit agreements with other creditors and as such should this be a debt that was assigned to Barclaycard from another brand therefore the reconstituted agreement disclosed is invalid being pre April 2007 and not legally enforceable pursuant to HH Judge Waksman in Carey v HSBC 2009 EWHC3417.  Details of this are attached and marked ‘Appendix 6’.   The original credit agreement must be provided along with any reconstituted version on a modified credit agreement and must contain the names and address of debtor and creditor, agreement number and cancelation clause.   9.        Therefore the claimant is put to strict proof to disclose a true executed legible agreement on which its claim relies upon and not try to mislead the court.   10.   As per CPR 1.4(2)(a) the court encourages parties to cooperate with each other in the conduct of proceedings in order to try and save time and costs for the parties and to also save the time and resources of the court however, despite vast attempts at mediation the claimants have been most unreasonable and have remained unwilling to mediate. Until such time the claimant can comply and disclose a true executed copy of the original assigned agreement they refer to within the particulars of this claim they are not entitled while the default continues, to enforce the agreement pursuant to section 78.6 (a) of the Credit Consumer Act 1974. 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. Signed                 ………………………………………………….. Name                  XXXX Date                     30 April 2024
    • Only trying to help.  Ain't being nasty.  Some
    • Hi folks, I've just found previous documentation. I thought it had gone missing. I'd forgotten that I did appeal it through POPLA but I can't find the thread on here that, I assume, I posted for help. Appeal letter is dated 27/10/2020 with a rejection. I genuinely had forgotten about this so apologies for misleading you. A lot has happened in the years since the ticket was issued. We closed down a couple of businesses and moved to the opposite end of the country to retire. The documents I have are scanned copies. I no longer have the originals. The NTK is also in there. If there's anything you'd like to see, please let me know and I'll post them, although it probably won't be until tomorrow now, but I'll be looking in on this page tonight. Thank you for the responses so far
    • Hello! After emailing them I received this reply:   I have drafted the following, please would you be able to comment as to if you think it is correct/sufficient? "Thank you for your email.   Thanks you for confirming that the vehicle does not have these features as stated in the advertisement.    I am sure you are aware that the Consumer Rights Act 2015 provides the short term right to reject within 30 days. Statutory rights cannot be taken away from a consumer, and any attempt to do so is illegal.   Please can you advise how best to return the vehicle?" Thanks in advance!
  • Our picks

    • If you are buying a used car – you need to read this survival guide.
      • 1 reply
    • Hello,

      On 15/1/24 booked appointment with Big Motoring World (BMW) to view a mini on 17/1/24 at 8pm at their Enfield dealership.  

      Car was dirty and test drive was two circuits of roundabout on entry to the showroom.  Was p/x my car and rushed by sales exec and a manager into buying the mini and a 3yr warranty that night, sale all wrapped up by 10pm.  They strongly advised me taking warranty out on car that age (2017) and confirmed it was honoured at over 500 UK registered garages.

      The next day, 18/1/24 noticed amber engine warning light on dashboard , immediately phoned BMW aftercare team to ask for it to be investigated asap at nearest garage to me. After 15 mins on hold was told only their 5 service centres across the UK can deal with car issues with earliest date for inspection in March ! Said I’m not happy with that given what sales team advised or driving car. Told an amber warning light only advisory so to drive with caution and call back when light goes red.

      I’m not happy to do this, drive the car or with the after care experience (a sign of further stresses to come) so want a refund and to return the car asap.

      Please can you advise what I need to do today to get this done. 
       

      Many thanks 
      • 81 replies
    • Housing Association property flooding. https://www.consumeractiongroup.co.uk/topic/438641-housing-association-property-flooding/&do=findComment&comment=5124299
      • 161 replies
    • We have finally managed to obtain the transcript of this case.

      The judge's reasoning is very useful and will certainly be helpful in any other cases relating to third-party rights where the customer has contracted with the courier company by using a broker.
      This is generally speaking the problem with using PackLink who are domiciled in Spain and very conveniently out of reach of the British justice system.

      Frankly I don't think that is any accident.

      One of the points that the judge made was that the customers contract with the broker specifically refers to the courier – and it is clear that the courier knows that they are acting for a third party. There is no need to name the third party. They just have to be recognisably part of a class of person – such as a sender or a recipient of the parcel.

      Please note that a recent case against UPS failed on exactly the same issue with the judge held that the Contracts (Rights of Third Parties) Act 1999 did not apply.

      We will be getting that transcript very soon. We will look at it and we will understand how the judge made such catastrophic mistakes. It was a very poor judgement.
      We will be recommending that people do include this adverse judgement in their bundle so that when they go to county court the judge will see both sides and see the arguments against this adverse judgement.
      Also, we will be to demonstrate to the judge that we are fair-minded and that we don't mind bringing everything to the attention of the judge even if it is against our own interests.
      This is good ethical practice.

      It would be very nice if the parcel delivery companies – including EVRi – practised this kind of thing as well.

       

      OT APPROVED, 365MC637, FAROOQ, EVRi, 12.07.23 (BRENT) - J v4.pdf
        • Like

Me V Oakwood Homeloans Limited


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No problem Ronnie, you need to take the paperwork to the court asap though (if you can't take it in person, send by registered post!) - and remember to take a copy for yourself.

 

We can then do an up to date statement to hand to the judge at the hearing, so you will have another week or so to gather any other information you want the court to consider.

 

Ell-enn

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Is it worth bringing the £50 per month charges that Oakwood to court attention at this time or for statement on day in court?

I've been going through letters from Oakwwod as well (with additional notes when I've phoned them)

*involving members of the team unable to assit with my query regarding mortgage account as didn't have knowlege of account or who dealing with it.

*Member of staff asking me if I'd been to court (back at end of May this year) when I hadn't even had any paperowrk off them regarding a possession

*Staff refusing to put me through to Team Manager even though letter addressed from them and asked to respond......ended up with memeber of staff putting phone down on me.

* Same member of staff asking if I was going to set up an account and then asking me if I was calling to make a payment (when I had a letter saying payment plan not maintained )......but I drew to his attention that payment plan was being maintained and he confirmed he could see payments made.

*When member of staff hung up on me I called back and and again requested to be put through to Team Manager ....was advised they would call Team Manager to call me back ......they never did.

*Letter of 31st May states 'unless the arrangement established is brought up to date within next 7 days our solicitors will be instructed to commence proceedings for possession of the mortgaged property without further notice'.....................this letter was recieved 3 weeks later on 17/6/08.Date letter originally issued was 31st May so unable to respond in the '7 day period' indicated in letter.

*Claimant ignoring detail on court paperwork of my request to port over mortgage to another property and also point of trying to sell property which would remove indebtedness to them.

*Other unwarranted charges for a failed DD (£30 pleasure of)

*A phone call to Claimaint in April 2008 to address arrears and set up a payment plan ..................they wouldn't accept a payment plan unless I brought arrears immediately down to £1400 .....which would have meant a payment of £1027.99. (totally unreasonable) Oakwood saying they weren't able to agree 'mutally acceptable arrangement' unless done so. This is the point when husbands car needed over £650 + work to get it through MOT and allow him to atleast to carry on with assisting in paying of other bills leaving me to cover mortgage.Also when water flooding into bathroom (over electrics and damaged walls - plasterwork)...................serious hazard to even turn a light on!

*Redemption charges of £120.00 plus Early Repayment charges £6k (total £6120) now stopping me from selling plus all additional charges Oakwood keep adding every month!! Solicitors fee £100 Court Fee £40.00 added to my account.

* Letter of 1st July says account in arrears of £2276.02 yet paperwork submitted to court says as of 6th August 2008 arrears is now £4626 (an additional £2349.98).............??? how?

Also in their court payment history they list arrears of 1st July as £3901.04 yet my letter direct from their Credit Management Dept dated same 1st July is the figure of £2276.02 (so difference of £1625.02) ..........what the hell is going on with them. Which figure is to be believed?

 

I think my brain's about to overload!!

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Hi Ronnie, the main thing is to get your defence form in. We can put a lot of your other issues into the statement for court. As for Oakwood only giving 12 months to repay arrears - let the judge decide that based on the Norgan case!

 

Ell-enn

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Please consider making a donation, however small, if you have benefited from advice on the forums

 

 

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My advice is based on my opinion and experience only. It is not to be taken as legal advice - if you are unsure you should seek professional help.

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Just one final question before I go and submit paperwork today....Q6. Do you intend to apply to the court for an order changing the terms of your loan areement?

 

What do I need to put there?

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Hi Ronnie, the answer to Q.6 is NO.

 

Ell-enn

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Please consider making a donation, however small, if you have benefited from advice on the forums

 

 

This site is run solely on donations

 

My advice is based on my opinion and experience only. It is not to be taken as legal advice - if you are unsure you should seek professional help.

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  • 2 weeks later...

Hi Ell-enn,

I've tried to draft my witness statement (I think that's the correct term for it). Would you be able to advise me on it if I send it to you............and let me know your thoughts? I've been working from similar threads and using them as guidance but I want to make sure its correct or if you could advice me of anything I need to add?

 

Thanks

Ronnie

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Hi Ronnie,

 

you can send your statement to me at

[email protected]

 

I'll happily have a look at it for you.

 

Kind Regards

 

Ell-enn

Help us to keep on helping

Please consider making a donation, however small, if you have benefited from advice on the forums

 

 

This site is run solely on donations

 

My advice is based on my opinion and experience only. It is not to be taken as legal advice - if you are unsure you should seek professional help.

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Thanks for the Ell-enn.

 

I've printed that sheet out but then I had a sudden thought I've got an income/expenditure sheet from CCCS (Consumer Credit Counselling Services) as have a debt management plan in place set up and monitored/reviewed regularly by them and amended as and when necessary. Can I submit that one as proof of budget etc?

 

Thanks for all your help.

 

Ronnie

 

P.S. I feel in a bit of a daze about tm and just trying to get through each day till hearing tm.

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Well quick update after hearing on Friday last week.

 

The Judge ajourned it for a further 35 days to allow both parties to address discrepancies in payments made / payment history from Oakwood and also resolve dispute over what amount of arrears there really are (as figures don't correspond). Judge also said he would prefer/hope after those 35 days if the 2 parties discussed the matter outside bfeore attending the court room. I did bring it to Judges attention that I had made offer on 2 occassions of payment plan to Oakwood but that they had rejected both and advised me they would only allow a payment plan over 12 months. Judge advised both parties this would be discussed if came to court again.

He also thanked me (you Ell-enn) for citing case of Norgan and said 'I'm sure the Claimant is very aware of the case and its judgement'.

 

So there we are at the moment .................me compiling my payment history to them since start of mortgage (along with proof of DD's/cheques stubs etc). to be served at court and on Claimant by Friday 26th Sept.Then they have 2 weeks to respond and a further 10 days for both parties to review etc and potentially return to court.

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Can I make a suggestion put your offer in again as everytime you go to court it costs you they will put the solicitors charges on you statement but if the Judge sees that you have tried he may make an order for no costs or reduce them

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Hi ! am very sorry to here this. I was also sold off by kensington to oakwood and the latter have given me hell for the last 2 and half years. They will suck you dry, unless if you can remortgage immediatley, and you dont have any redeemption fee charge. The courts don't consider unreasonable charges and Oakwood's [problem] insurance.

Glaxy radio has an ecomonic program were solicitors give proper advice on how to fight back. Although i struggledcpaying them they still pushed for a repossession. They are very very aggressive and unfriendly. But now I have refused to continue paying, because Oakwood is only after repossession. I told them that if they want me to pay, they should lift the repossession, otherwise they are not getting a penny any more, and i will give them hell for them too!

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  • 1 month later...

Great news all.....................went to court again yesterday. Oakwood were looking to repossess in 28 days (that's kind of them isn't it.....turf us all out just before christmas) they also advised me before going into court that they would request an appeal should it be required.

Well english justice system paid off.................Judge was totally unimpressed with Oakwood and refused possesion order and then followed it up with 'appeal denied....stop wasting my time'. He stressed to Oakwood solicitor he'd love to have the press in with such cases as he's so fed up with all the mortgage companies going straight for a possession order rather than seeking to help their customers.

 

What a fanatstic day..................oh forgot to mention Judge even reduced the payments that I had been paying and continued to offer to pay ....so better off by £35 per month as well.

 

I'm going to celebrate :D.........Oakwood go to hell!!!

 

Thanks everyone for support /guidance...........................:D

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Fantastic result.

 

Im really pleased for you.

I Wish you everything you wish yourself.

 

NatWest Claimed £1,639. Accepted £1,344.

Natwest Paid me again as GOGW £1,656. Yes they can have it back if they say please.

Barclays 1 Claimed £1,260. Won by default. Paid in full

Barclays 2 Claimed £2,378. Won by default. Paid in full

Birmingham Midshires. Claimed £2,122. Accepted £2,075.

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Brilliant Ronnie - well done!

 

Ell-enn

Help us to keep on helping

Please consider making a donation, however small, if you have benefited from advice on the forums

 

 

This site is run solely on donations

 

My advice is based on my opinion and experience only. It is not to be taken as legal advice - if you are unsure you should seek professional help.

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  • 3 weeks later...

Hi - glad you got a good result. I was going to add that the lender cannot dictate the length of terms re payments - see the Norgen case where the instalments were set to cover the remainder of the term of the mortgage.

While I'm here:can anyone help me with the tarrif of charges from GMAC 2004 - I beleive they are the same as 2002 tariff but can't confirm. My mortg. was also sold to Oakwood who are in repo action against us - alas the judge in my case has allowed multi track and is set for February. Currently trying to sort out disclosures etc but they want payment terms now. They also state that the penalties argument (£50 p. mth arrears fees) are "in a higher court" and therefore we cannot contest them.!! I think this is wrong as they are talking surely about the OFT case which is re banks isnt it? Any help much appreciated.:)

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  • 4 months later...

Hello all, First time poster but would like to let you all know that there is light at the end of the tunnel.

Received my refinance initiative letter from Oakwood in December and thought that I would take them up on the offer if I could get a re-mortgage. Last year fell into £6500 arrears but managed to pay back the arrears by overpaying by £1000 a month on top of my monthly DD of £1490. Was stretched to say the least but all was up to date by September. When the letter popped through the letterbox I thought they were kidding until I phoned them up and realized that they were serious. They were offering to waive the early repayment charge of £13,000 and discount 15% of my mortgage from £202,000 to £170,000. Wow. On the letter it says to phone a company called Think Pink. Phoned them and spoke to a Chris Marsh. Went through my story with him and he told me he would research and get back to me. 3 days later had a phone call from Chris to say that because of the arrears no-one would lend but keep going and pay 6 complete months and phone him back. 6 months passed and I phoned Oakwood to see if the initiative was ongoing to be told all letters were open to the end of May. Phoned Chris back and he done his research again and he came back to me. The only lender he could find was a Melton Mobray but that they were unwilling to lend because of a £10,000 secured loan on the property. Also they would only lend a maximum of 146,700. He had taken it upon himself to phone Oakwood for a further discount to cover the loan and the mortgage shortfall. They had agreed!!! He phoned me back and had to explain everything twice to me. I could not believe it. A mortgage including ERC of £215,000 reduced to £136,700, and the £10,000 secured loan makes a new mortgage of £146,700. This angel is saving me over £700 a month and reduced my mortgage by 34%. I cannot recommened Think Pink anymore highly than this.

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  • 1 month later...

i too have a mortgage with oakland home loans,and also having the same probs.e.g home insurance,and trying to send a financial advisor to my house-at my expense.in jan 09 i lost my job so started to claim j.s.a.also at the same time i applied for help towards the mortgage interest payments.i nformed oakwood of my financial problems,at this point my arrears were around £1500 so i asked them if they would capitalise the arrears or a payment hols or any other help they could offer.they offered to capitalise the arrears but no other help.they bought down my mortgage monthly payments to £450-until april by which time the m.i.p from the dhss should start.i told them £450 is unrealistic amount to pay as i only recieve £60 a week in benefits (they already had my financial expenditure form)as the months went by i kept them informed about my position with the m.i.p. i could not pay the £450 but was paying them regulary what i could.i then recieved a letter in may about the arrears,i wrote back to them asking for help regarding my arrears,they said the letter would be sent to head office for them to decide.i rang back around 2 weeks later to find out what the outcome was,i was told the letter had not reached head office yet and she said they could not consider any of my arrangements for help.i said why are you making the decision and not your head office?i asked her to write me a letter about what she had just told me.she refused.i asked her for the name of the m.d and add of the head office, she again refused.i then recieved a letter on the 6th of june from optima legal telling me that a possession claim had been started on my house and my court date is on the 6th july.i rang oakwood homes on monday regarding the court letter,i was told its because of the arrears that have built up (£5000).i said you have a letter from me regarding the arrears and i have been waiting for a response.she said i cant get any help or cant have the £50 monthly charge dropped.i said i have not recieved a letter about the decision,she said the head office made the decision on the 4th.the letter was dated the 5th.the mortgage interest payments started on the 1st of june,which they were fully aware of from myself and the dhss.i have to pay £45 a month to make up the mortgage payments.-this was all previously arranged.i told them i will try to pay £100 a month towards the arrears and also pay a lump sum of £500 by the end of the week.she said she would put the proposal through to head office and get back to me within 7 days.please help!!!

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The Mortgage Arrears Pre-action Protocols introduced by the government last year state that lenders should not instigate possession proceedings where they have been informed that their customer is awaiting receipt of DWP mortgage interest payments.

 

You need to write to Oakwood and Optima advising them of this. If you need help with the letter let me know and I'll draft one for you.

 

Ell-enn

Help us to keep on helping

Please consider making a donation, however small, if you have benefited from advice on the forums

 

 

This site is run solely on donations

 

My advice is based on my opinion and experience only. It is not to be taken as legal advice - if you are unsure you should seek professional help.

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hi Ell-enn,i wanted to pay oakwood homes £500.00 on credit card,they refuse this method of payment,wanted me to pay with debit card or pay cash into they account,i have not done so.also could help me draft a letter to oakwood home and to optima please.

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