Jump to content



  • Tweets

  • Posts

    • The fast fashion retailer is not purchasing the stores or taking on its staff. View the full article
    • Who is the retailer?   What was the item? Where was it sent from and where was it sent to? How did you pay?
    • I purchased an item costing approximately £3000 from an online retailer. The item was sent via Royal Mail Special Delivery. The item never arrived. Tracking shows as delivered with a signiture and printed name which is not mine. I informed the retailer and they in turn informed Royal Mail who started an investigation. After the investaigation Royal Mail said the item was delivered to a house number opposite me and that I should check with them. I checked and nothing had been received by that neighbour. After this the reailer initiated a claim with Royal Mail. It has been 5 days since then and I have not heard back from the retailer. My question is: Legally, do I really need to wait for the Royal Mail claim? As far as I see it I have a contract with the retialer. I have paid them money and they have agreed to provide me with goods. I have paid my money but not recieved the goods. The Royal Mail aspect is nothing to do with me and not my problem. Am I correct in this thinking?   If so, what should I do?
    • Hello to all on this wonderful forum! I have just joined and hope to be able to share my experiances and knowledge with you all whilst also benefitting from others.
    • The top ranking highlights China's growing influence on the word economic stage. View the full article
  • Our picks

    • I sent in the bailiffs to the BBC. They collected £350. It made me smile.
        • Haha
        • Like
    • Hi @BankFodder
      Sorry for only updating you now, but after your guidance with submitting the claim it was pretty straight forward and I didn't want to unnecessarily waste your time. Especially with this guide you wrote here, so many thanks for that
      So I issued the claim on day 15 and they requested more time to respond.
      They took until the last day to respond and denied the claim, unsurprisingly saying my contract was with Packlink and not with them.
       
      I opted for mediation, and it played out very similarly to other people's experiences.
       
      In the first call I outlined my case, and I referred to the Contracts (Rights of Third Parties) Act 1999 as the reason to why I do in fact have a contract with them. 
       
      In the second call the mediator came back with an offer of the full amount of the phone and postage £146.93, but not the court costs. I said I was not willing to accept this and the mediator came across as a bit irritated that I would not accept this and said I should be flexible. I insisted that the law was on my side and I was willing to take them to court. The mediator went back to Hermes with what I said.
       
      In the third call the mediator said that they would offer the full amount. However, he said that Hermes still thought that I should have taken the case against Packlink instead, and that they would try to recover the court costs themselves from Packlink.
       
      To be fair to them, if Packlink wasn't based in Spain I would've made the claim against them instead. But since they are overseas and the law lets me take action against Hermes directly, it's the best way of trying to recover the money.
       
      So this is a great win. Thank you so much for your help and all of the resources available on this site. It has helped me so much especially as someone who does not know anything about making money claims.
       
      Many thanks, stay safe and have a good Christmas!
       
       
        • Thanks
    • Hermes and mediation hints. https://www.consumeractiongroup.co.uk/topic/428981-hermes-and-mediation-hints/&do=findComment&comment=5080003
      • 1 reply
    • Natwest Bank Transfer Fraud Call HMRC Please help. https://www.consumeractiongroup.co.uk/topic/428951-natwest-bank-transfer-fraud-call-hmrc-please-help/&do=findComment&comment=5079786
      • 31 replies

Please note that this topic has not had any new posts for the last 2630 days.

If you are trying to post a different story then you should start your own new thread. Posting on this thread is likely to mean that you won't get the help and advice that you need.

If you are trying to post information which is relevant to the story in this thread then please flag it up to the site team and they will allow you to post.

Thank you

Recommended Posts

Hello,

 

I moved property 3 months ago. When I chose this location, there were several factors which were very important to me.

 

1) A NTL connection had to be available, which the estate agent told me was available, and they even showed me the NTL connection.

2) That there was CCTV around the entire property, which there appears to be by various cameras placed around the property.

 

Since I have moved there, I have found out that:

 

1) The NTL connection is infact a dummy and does not work. I approached the letting agent about this and got the following response:

**********

Response: With regards to the NTL. This is the first ive heard about it. And as far as i am aware if you are in a non serviceable area then NTL would'nt install a connection point. If there is a connection point Joseph would assume like anybody else would, that NTL would supply a connection there.

**********

 

2) The CCTV camera's are ALSO dummies... I also approached them about this and they came back with the following:

**********

Response: With regard to the CCTV this would be down to the Managment Company (SLM) TEL: 01482 328068.

**********

 

Now why do I feel like I'm being fobbed off here and that the buck is being passed on. What options do I have to sort this out? Also in light of this, can I dispute the £120.00 administration cost which they said was for 'administration and credit checking'?

 

Thanks and Regards

 

Adrian

Link to post
Share on other sites
  • Replies 108
  • Created
  • Last Reply

Top Posters In This Topic

Nope, nothing as of yet. I'm just about to write them a letter, but I'm not 100% what my rights are and what grounds I have to start a battle with them.

 

Cheers

 

Adri

Link to post
Share on other sites

Hmm I'm not sure what rights you have seeing as no where have they given you this information in writing, it is all hearsay at the moment. I suggest all further comms are written.

Ex CAG helper ^_^

Link to post
Share on other sites
  • 6 years later...

Hi,

 

I was wondering what I should regard as my notice period?

 

I'm in an AST (Assured Shorthold Tenancy), 6 months, and the fixed term has expired. The AST started on the 3rd April 2012, and I believe that after the fixed term is over it becomes a monthly periodic term.

 

I received a notice of a small rent increase as per 16th October, giving me one month notice until the 16th November.

 

Am I right in saying that the notice period only starts as from the start of the next period? i.e. 3rd November hence the increase is effective as of 3rd December?

 

The contract states that they give me '4 weeks notice' of rent increases.

 

My rend is monthly (not weekly), so I assumed that the contract was calendar monthly periodic.

 

Can someone advise me as to what dates are which?

 

Cheers

 

Adrian

Link to post
Share on other sites

Hi,

 

I've been in this property for 3 years and 3 times a year I've had to rent a carpet shampoo hoover to clean the carpets as when its rainy or humid a weird dark stain appears in several places on the carpet.

 

The letting agent is aware of this as I've sent them photos of before and after these stains appear.

 

I was wondering if the letting agent/landlady should pay for a proper industrial deep clean? I don't smoke in the apartment, there's been no spills and I've paid for cleaning myself but there's obviously something in the floorboards/underlay which is causing this?

 

Some advice on this would be great!

 

 

Cheers

 

Adrian

Link to post
Share on other sites

Hi,

 

About a year ago, I agreed with the landlady that I would restore this old property (which I live in) which is early 1900's victorian. I discussed that rent would stay fixed as I did this.

 

Since I've done the garden (which was a state when I met it), restored the welsh dresser in the kitchen which was somewhat unkempt and repaired and restored all of the ceiling faciers, she's put the rent up!

 

Her reasoning is that I live in a prime property (bedsit in sittingbourne, £500 a month now from £450) and I should pay for the luxury.

 

From the photo's I have from when I mvoed in until now, there's a HUGE difference at my own expense. Have I got any rights to oppose the rent increase? 2 Bedroom flats here cost £500, let alone bedsits! Proplem is they're all alotted by the council to those which need them.

 

Advice would be great.

 

Cheers

 

Adrian

Link to post
Share on other sites

how long have you lived there and what sort of contract?

rent cannot be increased in the first 12 months.

and must be on the correct form with a notice period ( A section 13 notice ) to be valid.

Link to post
Share on other sites

Have you actually lifted the carpets to look at the floorboards/underlay?

 

We had a similar problem in our previous home, and discovered it was due to the fact the underlay was heavily stained with...well, God only knows what. If it's something on the underlay or floorboards, no amount of deep cleaning will shift it. In fact, as we found out to our cost, constantly cleaning the carpets made it worse, because it kept wetting the stain so it soaked back through after a while.

"Then they came for me--and there was no one left to speak for me". Martin Niemöller

 

"A vital ingredient of success is not knowing that what you're attempting can't be done. A person ignorant of the possibility of failure can be a half-brick in the path of the bicycle of history". - Terry Pratchett

 

If I've been helpful, please click my star. :oops:

Link to post
Share on other sites

@rey: They were clean initially but despite cleaning them over and over, over the years these stains kept appearing.

 

LaughingGirl (nice name, reminds me of Sylvester and Tweety): I think that is the issue, Since I'm repainting the place, I removed one of the skirting boards and looked under the carpet, there's a 'carpet' under there! Looks like all they did was plonk a new carpet on the old one.

 

@everyone: Do I have any room to ask that they resolve it? I have kept a good photographed record and email journal with the letting agent telling them when:

i) I cleaned the carpets

ii) The stains came back

Link to post
Share on other sites

Its an AST (assured shorthold tenancy), and the fixed period is 6 months.

 

I've been here for 3 years, but the fixed period ended in April (as I renewed it earlier at a £70 cost for admin fees).

 

The 'renewed contract' ended at 12:00 on the 3rd of April so it went periodic. The rent period noted in the contract is monthly (despite them charging me weekly and saying im in debit 3 weeks out of the month :-/).

 

They notified me on the 16th October, that rent was due to increase on the 16th November.

 

I might be wrong but last time I checked, any legal notices such as that only are effective as from the 'first day of the next period'. So I would have thought that the rent went up as per 3rd December.

Link to post
Share on other sites

Does it say who is responsible for the carpets in your contract? To be honest, you'd probably have more luck if you offered to split the cost. In my experience the only time landlords like to replace carpet is when they're looking for new tenants, lol.

"Then they came for me--and there was no one left to speak for me". Martin Niemöller

 

"A vital ingredient of success is not knowing that what you're attempting can't be done. A person ignorant of the possibility of failure can be a half-brick in the path of the bicycle of history". - Terry Pratchett

 

If I've been helpful, please click my star. :oops:

Link to post
Share on other sites

What was rent at start of orig T?

What was rent at start of last AST renewal?

Rent increase notices are not governed by tenancy periods, but as ray said any rent increase, not allowed for by the AST, should be via s13. Even with just a letter, you should be able to get Rent Assessment Comm to review if you object

I fear you may be out of time if you have done nothing since 16 Oct.

If rent is due monthly, the AST should specify 1st payment date, (prob 3rd or 4th) and full rent is payable on due date, after which 4 weeks rent is owing and tech you are 'in debit' on the 16th.

A T could negotiate a rent freeze for time it takes him to complete them, but he could then drag them out unfairly for remainder of T.

If you can find another bedsit for £450 then serve an NTQ to vacate.

Link to post
Share on other sites

Two threads merged on the same subject

If I have helped you please leave me a message by clicking my star

 

1. Single Premium PPI Q&A Read Here

2. Reclaim mis-sold PPI

Read Here

3. Reclaim Loan & Credit Card Charges Read Here

4. The CAG Interest Tutorial

Read Here

5. Feel Bullied by Creditors or Debt Collectors?

Read Here

6. Staying Calm About Debt

Read Here

7. Thinking of a Full & Final Settlement?

Read Here

 

How To Upload Documents To Cag

Instructions

 

I DON'T GIVE ADVICE BY PM BUT IF YOU SEND ME A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER HELP THERE

 

 

 

Private message facilities are offered for users to communicate issues that are perhaps inappropriate for posting on the main forum. Site rules explain this in more detail.

 

If you receive a private message which you consider abusive, derogatory or otherwise inappropriate, whether it be about yourself or other members, please report it using the "report" icon

 

If you are approached (or have been approached) by private message with an offer of help "Off Forum" or with a view to asking you to visit another website, please inform the site team via the report icon, especially if this results in a request for a fee. Remember, this is for your own protection

my views are my own and are given in good faith to try and help people. Please seek professional advice on your case if necessary

 

PLEASE HELP US TO KEEP THIS SITE RUNNING

EVERY POUND DONATED WILL HELP US TO KEEP HELPING OTHERS

 

Link to post
Share on other sites

rent increase starts at rent period, usually has to be by section 13 notice which gives you your rights, but you can accept it by letter if you dont want to challenge it.

Link to post
Share on other sites

y1 was £435 / month

y2 was £450 / month

y3 was £495 / month

 

Is there any way I can get the rent evaluated by someone? The issue I have is 1 bedroom flats / bedsits are hard to find in this area, furthermore I can find a 2 or 3 bedroom house / flat for £500 / month, but because I get housing benefits now and again, I will be penalised for the extra room.

 

Can I have my business rent the entire property and have it sublet a room and shared areas to myself thus being officially a 1 bedroom tenancy?

Link to post
Share on other sites

yes, fixtures which are in the property when I moved in are the landlords responsibility. Is it worth pulling the reports from the evironmental health as they aparently checked the property a week before I moved in.

Link to post
Share on other sites

Not sure that EH would have much to say about the carpets unless it's some kind of biological stain or mould. If the stains only appear periodically, they might not have even been there when they inspected the property. I suppose it could be worth having a look, but unless they make a specific recommendation about the state of the floor coverings, I'm not sure how you'd use it as leverage.

"Then they came for me--and there was no one left to speak for me". Martin Niemöller

 

"A vital ingredient of success is not knowing that what you're attempting can't be done. A person ignorant of the possibility of failure can be a half-brick in the path of the bicycle of history". - Terry Pratchett

 

If I've been helpful, please click my star. :oops:

Link to post
Share on other sites

Why do you get penalised?

they( council ) just pay rent for a one bed property at the rate for your area irrespective of what you are actually living in.

e.g. one bed rate is say £110/week, although rent is say £150; you pay the difference.

Link to post
Share on other sites

I hav a feeling that the property wasn't checked as when I moved in here, there was terrible toxic black mould in the bathroom. Despite constantly cleaning it, the landlady did nothing about it. It took 18 months before something was done (which resolved the issue). I would have thought that EH would have pointed that out prior to me moving in. If they can't provide me with a report, say if they did't inspect the property, then the letting agent is in breach of their contract.

 

Could that be leverage enough? :D *innocent grin*

Link to post
Share on other sites

I presume this relates to your other thread re LA notifying you of rent increase? Hence your search for 'leverage'.

 

LL is under no obligation to replace carpets during T or expected life of carpet.

Some DIY carpet shampoos are not suitable for some carpets. Also 3X/yr seems excessive. Desist & let carpet dry. If no move-in report compiled, you have little to fear.

 

Why would EH inform you (not a T at time) of property condition or reasons for their inspection?

 

I fear you could soon receive a s21.

Link to post
Share on other sites

I'm getting confused, here. did the letting agent give you the impression that environmental health had inspected the property?

"Then they came for me--and there was no one left to speak for me". Martin Niemöller

 

"A vital ingredient of success is not knowing that what you're attempting can't be done. A person ignorant of the possibility of failure can be a half-brick in the path of the bicycle of history". - Terry Pratchett

 

If I've been helpful, please click my star. :oops:

Link to post
Share on other sites
  • Recently Browsing   0 Caggers

    No registered users viewing this page.


  • Have we helped you ...?


×
×
  • Create New...