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    • I have just read the smaller print on their signs. It says that you can pay at the end of your parking session. given that you have ten minutes grace period the 35 seconds could easily have been taken up with walking back to your car, switching on the engine and then driving out. Even in my younger days when I used to regularly exceed speed limits, I doubt I could have done that in 35 seconds even when I  had a TR5.
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    • Thank you for posting up the results from the sar. The PCN is not compliant with the Protection of Freedoms Act 2012 Schedule 4. Under Section 9 [2][a] they are supposed to specify the parking time. the photographs show your car in motion both entering and leaving the car park thus not parking. If you have to do a Witness Statement later should they finally take you to Court you will have to continue to state that even though you stayed there for several hours in a small car park and the difference between the ANPR times and the actual parking period may only be a matter of a few minutes  nevertheless the CEL have failed to comply with the Act by failing to specify the parking period. However it looks as if your appeal revealed you were the driver the deficient PCN will not help you as the driver. I suspect that it may have been an appeal from the pub that meant that CEL offered you partly a way out  by allowing you to claim you had made an error in registering your vehicle reg. number . This enabled them to reduce the charge to £20 despite them acknowledging that you hadn't registered at all. We have not seen the signs in the car park yet so we do not what is said on them and all the signs say the same thing. It would be unusual for a pub to have  a Permit Holders Only sign which may discourage casual motorists from stopping there. But if that is the sign then as it prohibits any one who doesn't have a permit, then it cannot form a contract with motorists though it may depend on how the signs are worded.
    • Defence and Counterclaim Claim number XXX Claimant Civil Enforcement Limited Defendant XXXXXXXXXXXXX   How much of the claim do you dispute? I dispute the full amount claimed as shown on the claim form.   Do you dispute this claim because you have already paid it? No, for other reasons.   Defence 1. The Defendant is the recorded keeper of XXXXXXX  2. It is denied that the Defendant entered into a contract with the Claimant. 3. As held by the Upper Tax Tribunal in Vehicle Control Services Limited v HMRC [2012] UKUT 129 (TCC), any contract requires offer and acceptance. The Claimant was simply contracted by the landowner to provide car-park management services and is not capable of entering into a contract with the Defendant on its own account, as the car park is owned by and the terms of entry set by the landowner. Accordingly, it is denied that the Claimant has authority to bring this claim. 4. In any case it is denied that the Defendant broke the terms of a contract with the Claimant. 5. The Claimant is attempting double recovery by adding an additional sum not included in the original offer. 6. In a further abuse of the legal process the Claimant is claiming £50 legal representative's costs, even though they have no legal representative. 7. The Particulars of Claim is denied in its entirety. It is denied that the Claimant is entitled to the relief claimed or any relief at all. Signed I am the Defendant - I believe that the facts stated in this form are true XXXXXXXXXXX 01/05/2024   Defendant's date of birth XXXXXXXXXX   Address to which notices about this claim can be sent to you  
    • pop up on the bulk court website detailed on the claimform. [if it is not working return after the w/end or the next day if week time] . When you select ‘Register’, you will be taken to a screen titled ‘Sign in using Government Gateway’.  Choose ‘Create sign in details’ to register for the first time.  You will be asked to provide your name, email address, set a password and a memorable recovery word. You will be emailed your Government Gateway 12-digit User ID.  You should make a note of your memorable word, or password as these are not included in the email.<<**IMPORTANT**  then log in to the bulk court Website .  select respond to a claim and select the start AOS box. .  then using the details required from the claimform . defend all leave jurisdiction unticked  you DO NOT file a defence at this time [BUT you MUST file a defence regardless by day 33 ] click thru to the end confirm and exit the website .get a CPR 31:14 request running to the solicitors https://www.consumeractiongroup.co.uk/forum/showthread.php?486334-CPR-31.14-Request-to-use-on-receipt-of-a-PPC-(-Private-Land-Parking-Court-Claim type your name ONLY no need to sign anything .you DO NOT await the return of paperwork. you MUST file a defence regardless by day 33 from the date on the claimform.
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Tenant tries to sue for not protecting deposit after moving out despite a full refund


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I am a landlord and was hoping that the forum members could help me with a problem.

 

The situation

  • I had a tenant rent a room in a shared house from me. The tenancy started in June 2012.
  • The tenant has been difficult throughout the tenancy. Initially she stated that she moved out of a flat and needs to sort through her possessions. The room was filled up to 2m high with boxes and she even changed the bed to a folding bed, as there was no space left for a permanent bed. She also stored boxes in the communal areas.
  • Although I received at least 1-2 email per week about all aspects of the flat that apparently need repair I always responded promptly and resolved/paid for repairs & new items for the flat.
  • Around Christmas 2012 I asked the tenant to remove her items from the communal areas as it was affecting the other tenants. There are 4 tenants in the flat in total.
  • Although the situation temporarily improved, the communal areas were used again for storage shortly after.
  • I sent the tenant another email asking her to please keep the communal areas clear and bring her room back to a reasonable standard. This was a polite request and I did not ask her to move out.
  • The tenant decided that the 'situation is not workable' and decided to move out on the following weekend, which seemed like a overreaction neither me nor the other housemates could understand. I was glad to see her leave and wanted resolve the situation as soon as possible so, I agreed that she would only have to pay rent up the day she moves out, and I did not insist on the notice period.
  • The tenant was not able to organise her move in time and moved out one day late. We agreed she would pay rent for one additional day only.
  • Shortly after she had left I refunded her deposit in full and she confirmed receipt.
  • I do admit that I failed to protect the deposit. This was a genuine mistake, which I regret. I have other tenants and can prove that their deposits are protected.
  • The tenant is now suing me for three times the monthly rent for not protecting her deposit.

 

Additional factors

  • The tenant has been very difficult throughout the tenancy and managed to fall out with the other housemates before moving out. One of the housemate's friends who works in mental health suggested that she suffers from psychological problems and she has clearly a tendency to hoard things. The housemates even told me that she brought items into the flat she found on the street. I am mentioning this as I believe there is no realistic chance to settle this out of court.
  • I believe I have always acted very reasonably and made multiple exceptions to meet the tenant’s requests.
  • The tenant has suffered no loss.
  • I found that the tenant has posted an advert on Gumtree.com stating my full name, calling me '**** bag' and that I allegedly have cheated her out of hundreds of pounds and kept her deposit, which is not true.

 

My Questions:

  • Can the tenant sue me for not protecting the deposit, given I have acted reasonably and refunded her deposit in full?
  • Are there any recent cases where the landlord has been sued for not protecting the deposit despite retuning it in full?
  • I understand that even if the court orders me to pay compensation, I can avoid having a CCJ against my name if I pay within 28 days. Is that correct? Avoiding any CCJ against my name is the most important thing in this case for me.
  • Would counter-suing for slander be advisable? I have contacted Gumtree.com and they said they would provide the details of the person who posted the advert to a lawyer or the police.

 

Thanks in advance for your responses!

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I am a landlord and was hoping that the forum members could help me with a problem.

 

 

.

 

My Questions:

  • Can the tenant sue me for not protecting the deposit, given I have acted reasonably and refunded her deposit in full?
  • Are there any recent cases where the landlord has been sued for not protecting the deposit despite retuning it in full?
  • I understand that even if the court orders me to pay compensation, I can avoid having a CCJ against my name if I pay within 28 days. Is that correct? Avoiding any CCJ against my name is the most important thing in this case for me.
  • Would counter-suing for slander be advisable? I have contacted Gumtree.com and they said they would provide the details of the person who posted the advert to a lawyer or the police.

Thanks in advance for your responses!

 

1.Yes T can sue for non-protection up to 6 years after T ended. It should be via full County Court hearing and could cost her £1K+ in up front Court fees. The loser will be liable to pay winner's full legal costs.

2.Under recent Localism Act the penalty is between 1 - 3x deposit AT THE JUDGE'S DISCRETION.

3. I wouldn't countersue for Slander/Libel at this stage, but get a hard copy of the offending Gumtree article. Get solicitor to obtain poster's details for pot legal action and include all in Court bundle if non-protection hearing goes ahead to demonstrate Ts character.

 

This OP sounds familiar, have you posted it elsewhere recently?

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Have you received a claim form? If so then you clearly already have the makings of a good defence, although you should stick to facts that can be proven rather than hearsay about psychological issues.

 

Other posters can hopefully confirm or deny this, but I understood that if the deposit was returned in full and in within a reasonable time, there is no basis for any claim. Only if damages are being claimed could there be a case, in which case they would have to be quantify and provide evidence of their loss.

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I had a conversation with shelter a few days ago regarding this. I was informed that a tenant can still file a claim for non-compliance up to 6 years after the tenancy has ended.

I was also advised that even if a deposit was returned in full and in a timely manner, the claim would still be valid - the landlord will still be liable to pay 1-3x the deposit amount.

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