Jump to content


  • Tweets

  • Posts

    • Make sure the WS is sent 14 days before the hearing. You can e-mail the court theirs.  In the subject line put the case number, the names of the parties and "Witness Statement".  Obviously click on "Return Receipt". Send Simple Simon his by 2nd class post - all VCS are worth - and get a free Certificate of Posting from the post office.
    • The outlet is in Camden Town and was set up in 2006, a year after my husband established the business, in addition to selling at exhibitions, online, shows, events, and having licensing agreements in some places overseas.  The only thing I have stopped doing since I got ill is the physical stuff, which I’m working on. The business has not changed name or anything like that either. I’m not sure where the original contract with Camden is but the management must still have it. My husband died in Jan 2017, and until Sept 2018, I would take the stock in every week; after that I was sending it in by post. I went in now and then when possible to re-do the display but that was about it. No one had access to any files until 2020. Moved house in 2020 thought would have to pull it all, Covid had just hit as well. The person in question said he would be interested in taking over and paying the rent etc. so I said I would let him sell the pictures for nothing as long as he would ‘keep it warm’ for me.  Obviously, everywhere was closed for lockdown. During this time I was working out how to go forward.  In May 2022 I told him I couldn’t  give anything away for free anymore, and put in place the wholesale agreement.  I’ve disregarded any discrepancies from before this date. I sent over the jpgs electronically, so I’ve still got them too. He hasn’t got any original files like .psds negatives or memory cards etc, I’ve got proof of all ownership/copyright. A co-op is whereby a small number of neighbours work on a rotational basis so they each of them can have time off, that way everyone doesn’t need to be there at the same time, he had never been an employee of mine.  The only reason I allowed him to have the files in the first place as I didn’t want to lose that side of the business.  It’s a good, constant source of income. However, the rent was becoming crippling as I believed there was something fishy going on well before this as there’s so much cash dealt with there, and I couldn’t go in regularly in person, and I’m sure sales weren’t being recorded properly and cash was being pocketed. My husband was too busy to be doing any stock control properly, he wasn't really into paperwork, and the guy who was ‘helping’ me after my husband's death, was making things very difficult for me to implement a solid stock control system by refusing to co-operate on simple things like using email etc. which I thought was a smokescreen, so I severed ties with him just before I made the agreement in question. I sent about 100 images, jpg files, sent via We Transfer. I’ve got the confirmation of which files were sent with dates. I will have to go through closed bank accounts and previous tax returns to get a proper estimate.   Before I made this agreement, I was selling retail there, this is a wholesale agreement so I’ll have to do some calculations but it is definitely in the thousands.  I haven’t got his his home address, and I don't think he's got any sizeable assets. I’m also worried that he might send the files overseas and start selling them there. I know he’s not stupid enough to sell them online. He knows for sure how serious this is, but he’s been chancing it and thinks I’m stupid, if not soft and stupid. I don’t know if this would work but I am thinking that when he does contact me, I tell him we need to talk, tell him I know what he’s been up to, and strongly urge him not to order any more prints from wherever he is having them printed because it will make things much worse for him if he does. Then when I do tell him about the gravity of the situation, maybe a few days later, I think it will scare him into complying because the consequences definitely trump the few quid he thinks he is saving by getting his own printing done. Tell him an amount that I want back for lost revenue, and make it clear that if he doesn’t destroy the files and if I find out he is still doing it at any point down the line, I will seek prosecution for copyright infringement and fraud, which I will. I don’t know how I can enforce any of this without involving the courts though. I will be able to tell, though, and he will know this. And the only reason I am doing this now rather than before, is that I couldn’t prove anything until now.  It was screamingly obvious from the beginning though, as he wasn’t ordering enough from me to pay the rent, let alone make a profit. If I decided to come down like him lie a ton of bricks straight away, how would I go about a cease and desist, would I have to get one from the court? And what do I do about the stock he currently holds? It has also occurred to me that he might file for bankruptcy or similar if things get heavy, where would that leave me? I could put the feelers out for a brand-new person to take it on, obviously without giving them access to files, that is an option. But that comes with its own set of issues. Also, would there be any implications for me, if I kept quiet for now? Let him order again from me as if nothing has happened, as it will be any day and I want to get all my ducks in a row first ideally….   Thanks again
    • I’ve also just realised their online website they’ve got 12 photographs of my vehicle, including close ups of the inside?? Not sure why that’s relevant.  The time stamp on the first photo is 13:57, the PCN incident time is 14:12. 
    • I’m tempted to send a letter to the company outlining the reasons why I think their PCN is illegitimate. I guess will technically be an appeal.  Their documentation states they won’t discuss over phone, I also don’t want them to have my email address.    re signage on entrance, having looked at land registry, the whole road is private, and when you turn into the road off the highway, there is a sign on the lamppost about 20m in, again not noticeable and on the other side of the road.  I feel like I am in a difficult position with this, I understand that I may have a good chance of not having to pay, but at the same token the stress this is already causing me makes me feel like it’s not worth the £60!
    • Well done with the photo. Of course the signage is insufficient.  PPM are not interested in competent management of a car park, they are interested in catching drivers out so they can issue their PCNs. For a start, according to their trade associations' Codes of Practice, they are supposed to have signage at the entrance. Any e-mail reply from the company and whether they will/won't/can/can't get the invoice cancelled?    
  • 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

Kensington Charges


woodwa5
style="text-align: center;">  

Thread Locked

because no one has posted on it for the last 4344 days.

If you need to add something to this thread then

 

Please click the "Report " link

 

at the bottom of one of the posts.

 

If you want to post a new story then

Please

Start your own new thread

That way you will attract more attention to your story and get more visitors and more help 

 

Thanks

Recommended Posts

Hi Woowa5

 

It may also be worth taking it up with the Office of Fair Trading too. This is because, the FSA may tell you that they only take case of "FSA regulated mortgages". In general all residential mortgages that are taken out after 31 October 2004 are FSA regulated mortgages, and mortgages prior to that date were regulated through the OFT.

 

In principle, the FSA should take up your complaint as they regulate the administration of mortgages anyway and on that ground alone the FSA should take up and assit you with your complaint.

 

The OFT still issue the credit licence to lenders, so a complaint to the OFT will alert the OFT that they should think about whether or not Kensignton should have their licence revoked. Point is, no harm in giving it to Kensignton on both fronts.

 

Oh BTW Janus - great supersluthing work!!!

 

Good luck

Link to post
Share on other sites

  • Replies 78
  • Created
  • Last Reply

Top Posters In This Topic

Top Posters In This Topic

I have got to say that was an old document I found - but it is very difficult to find anything concrete and I still think it depends on the individual contract - but I would definitely be pursuing it on thew chance it is an unfair term especailly if it does not make it clear it is payable if the property is re-possessed.

 

Nothing ventured nothing gained - so worth a try.

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

Link to post
Share on other sites

I have sent a general question email regarding ERC and possession to the FOS and FSA so lets see if I get a reply. If I was you I think I would contact Kensington - SAR ( did we say that before?) and ask for a copy of their complaints proceedure.

 

It is important that you follow that ( if they have one!) You have to give them a chance to rectify first . I would be trying on the basis that an Unfair T&C as the ERC has been taken on possession of the property - which was not explained to you at the time of taking out the mortgage.

 

What does anyone else think?

 

Jan

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

Link to post
Share on other sites

  • 2 weeks later...

Taken from

 

http://fsahandbook.info/FSA/html/handbook/MCOB/12/3

 

MCOB 12.3 Early repayment charges: regulated mortgage contracts1

 

MCOB 12.3.1 Early repayment charges to be expressed as cash and to be reasonable

 

A firm must ensure that any regulated mortgage contract that it enters into does not impose, and cannot be used to impose, an early repayment charge other than one that is:

(1) able to be expressed as a cash value; and

(2) a reasonable pre-estimate of the costs as a result of the customer repaying the amount due under the regulated mortgage contract before the contract has terminated.

 

MCOB 12.3.2 A firm can choose the method it employs for calculating early repayment charges in accordance with MCOB 12.3.1 R. A firm should not use the 'Rule of 78' (as contained in Schedule 2 of the Consumer Credit (Rebate on Early Settlement) Regulations 1983), which is not appropriate as it effectively overstates the cost to the mortgage lender.

 

MCOB 12.3.3 A firm may calculate the same level of early repayment charge for all regulated mortgage contracts of a similar type (for example a tranche of regulated mortgage contracts offering a particular fixed rate of interest), rather than on the basis of the individual regulated mortgage contract with the particular customer.

 

MCOB 12.3.4 Early repayment charges to be disclosed in illustrations

 

Before: (1) entering into a regulated mortgage contract with a customer; or

(2) making a further advance on an existing regulated mortgage contract; or

(3) changing all or part of a regulated mortgage contract from one interest rate to another;2 a firm must disclose to the customer:

(a) in the illustration provided in accordance with MCOB 5, MCOB 7.6.7 R, MCOB 7.6.18 R, MCOB 7.6.22 R, MCOB 7.6.31 R, or MCOB 9; and

(b) in the illustration provided as part of the offer document in accordance with MCOB 6.4.1 R(1) and MCOB 9.5;

the maximum amount payable as an early repayment charge in respect of that regulated mortgage contract, if an early repayment charge applies.

 

************************************************** ************************************************** *******************

************************************************** ************************************************** *******************

 

 

Taken from

http://fsahandbook.info/FSA/html/handbook/MCOB/12/4

 

MCOB 12.4 Arrears charges: regulated mortgage contracts1

 

MCOB 12.4.1 (1) A firm must ensure that any regulated mortgage contract that it enters into does not impose, and cannot be used to impose, a charge for arrears on a customer except where that charge is a reasonable estimate of the cost of the additional administration required as a result of the customer being in arrears. 2

(2) Paragraph (1) does not prevent a firm from entering into a regulated mortgage contract with a customer under which the firm may change the rate of interest charged to the customer from a fixed or discounted rate of interest to the firm's standard variable rate if the customer goes into arrears, providing that this standard variable rate is not a rate created especially for customers in arrears.

 

MCOB 12.4.2 A firm may calculate the same level of arrears charges for all regulated mortgage contracts where the customer is in arrears, rather than on the basis of the individual regulated mortgage contract with the particular customer.

 

MCOB 12.4.3 Firms are also subject to requirements on information provision and standards relating to arrears and repossessions (see MCOB 13 (Arrears and repossessions

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

Link to post
Share on other sites

Now I guess the question is - was yours a regulated mortgage contract?

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

Link to post
Share on other sites

Not sure

 

As kensington are a sub prime lender I think? But if you click the blue link it has a description.

 

I will come back to you tomorrow

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

Link to post
Share on other sites

Hi Had not forgotten you:)

 

I am afraid I have no definite answers but form my posts above it looks like this could be an unfair term.

 

Also referring to post 29 did Kensington get a money order judgement from the court for the final amount do you know?

 

I think we need a little help on how we approach this - so bumping your thread up as well.

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

Link to post
Share on other sites

Hi

 

Just to let you know I did not get a definitive reply from the FOS - in other words they look at every case on an individual basis - and I guess it would depend on what it said in the original contract. However the email did say that anyone who has a complaint of this nature should complete one of thier on line complaints forms - which wont cost you anything!

 

Also I have been checking on line and on MOST key facts the wording is the ERC is payable if the borrower chooses to repay the mortgage early.

 

As there was a previous legal case where the borrower did win his case ( apparently ) the IMO I would pursue this.

 

Which method is best ? I am not sure - but I would always advocate the correct complaints proceedure before going to court as I dont think the judges look favourably on people going to court without trying other methods first.

 

Sorry I do read lots of threads have you done a full SAR letter yet?

 

I think you need details of all charges as well to check those out.

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

Link to post
Share on other sites

Ok

 

I know it will all take time - but it may be worth it. At least the FOS did not say a straight No. chance

 

I will still keep trying to see if I can find out about the previos case law.

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

Link to post
Share on other sites

The stated case is Evans v Cherry tree finance where a court found the erc unfair. Although the creditor then appealed on different grounds. So without further investigation it isnt clear why lower court found it unfair. The regulations you need to use are The unfair terms in consumer contract regulations 1999. These provide a list of some terms which might be unfair including sums which are disproportianiate to losses. The OFT and FSA have published guidelines but as they state these are only their interpetation, the final decision would rest with a court. Therfore I think you should look at the regs and go from there. The MCOB does outline the rules for lenders since 2004. Some are statuory some just guidance. However the FSA deals with the lender so would not reclaim your ERC. The FOS as I understand it would get involved if you had cause to complain about companies actions. Finally check that the money judgement on repossession (although giving a figure) doesnt allow any further charges or interest to be added. hope this helps.

  • Haha 1
Link to post
Share on other sites

I was told there was a previous Nat West case as well which is why they made an undertaking not to charge the ERC on death or possession.

 

I am still checking.

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

Link to post
Share on other sites

This is the original Nat West claim http://www.consumeractiongroup.co.uk/forum/mortgage-companies/28200-first-successful-erc-claim.html

 

However you should be aware that others have gone into court in Jan and Feb 07 and lost the claim for ERC reclaims, and got ordered to pay quite hefty costs.

 

MaroonFox - £7500 - Mortgage Express

Jamorgan - £4500 kensington

Charbydis - £4000 Platform

Myself - finally negotiated down to £1000 to withdraw claim against Mortgage Express.

Consumer Health Forums - where you can discuss any health or relationship matters.

Link to post
Share on other sites

I understand what you are saying - but were any of those cases ERC in the event of possession or death of a borrower? I see the case you mentioned was not - which I am surprised at.

 

That was the undertaking that the FSA I think gave to Nat West.

 

I am not advocating going to court as I am not an expert in this area but if the KFI do not cover what happens to the ERC in the case of possession then could that be a case for at least trying the FOS?

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

Link to post
Share on other sites

The FOS is worth it as it costs nothing, without going through the threads I'm not sure if any of them were cases of possession, if I get time I'll have a read through later, although I have a feeling Jamorgans was a remortgage to avoid repossession.

Consumer Health Forums - where you can discuss any health or relationship matters.

Link to post
Share on other sites

Hi

 

FSA REGULATED MORTAGES.

 

An FSA Regulated Morgage is a mortgage that was entered into on or after 31 October 2004.

 

Therefore, if you entered into the mortgage before 31 Oct 2004, it is NOT an FSA regulated mortgage and

 

if you entered into the mortgage on or after 31 Oct 2004, then it IS an FSA regulated mortgage. In which case, you can use the MCOB rules that are quoted earlier in this thread and the case law cited in the earlier posts on this thread.

 

If the mortgage was entered into before the 31 Oct 2004, then you can use the case law cited in the earlier posts on this thread.

 

It is normal for lawyers to use the costs tactic to scare people off from asserting their rights. Most of the ERC's are unlawful and consequently, the lender's lawyers can only use the bully tactics of scaring you off with threatening costs. In my view, if that's their only counter argument then it shows the lender's know they have a weak case.

 

Nonetheless, everyone has to make their own choices based on the facts before them.

 

Good luck

Supersleuth

Link to post
Share on other sites

Just checking how you are getting on

 

The FSA did send me a long reply - basically referring to what UFTC are and how to complain . I will send you some details

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

Link to post
Share on other sites

  • 4 weeks later...
Stop paying them.... their next option would be to make you bankrupt, and you can then show the Official Receiver their statement, ask for the ERC to be removed from the equation (which they apparently can do - it was done to a family member recently and lessened their debt by around £12K) and then Kensington will be the sorry ones.

 

Really you have very little obligation on a mortgage shortfall, especially as they have taken ERC, and also possibly have claimed on any insurance policy as well... this is NOT a priority debt any more and should not be treated as such.

 

 

Silly Girl do you have any more details on the case where the ERC was removed from the equation? Was this done through FOS ?

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

Link to post
Share on other sites

Jansus, the person did go through the FOS, and it was deemed that as there was only three months before the ERC should have expired the claiming of this was 'not in the defendants interest' and put the lender in a far more stronger position than they should have been (in this case only three payments had been missed). It was a couple of years ago now but I can see if I can get you the reference from them for this... cant make any promises though coz they've lost a lot of the paperwork in between.

Link to post
Share on other sites

Thanks , that answers my question really that the FOS would be the way to go if people do wish to try and claim . And in this particular case it was towards the end of the ERC period.

 

Thanks for that.

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

Link to post
Share on other sites

  • 1 year later...
  • Recently Browsing   0 Caggers

    • No registered users viewing this page.

  • Have we helped you ...?


×
×
  • Create New...