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    • Hi LFI, Your knowledge in this area is greater than I could possibly hope to have and as such I appreciate your feedback. In your point 1 you mention: 1] there is a real danger that some part of the appeal will point out that the person appealing [the keeper ] is also the driver. I understand the point you are making but I was referring to when the keeper is also the driver and admits it later and only in this circumstance, but I understand what you are saying. I take on board the issues you raise in point 2. Can a PPC (claimant) refer back to the case above as proof that the motorist should have appealed, like they refer back to other cases? Thanks once again for the feedback.
    • Well barristers would say that in the hope that motorists would go to them for advice -obviously paid advice.  The problem with appealing is at least twofold. 1] there is a real danger that some part of the appeal will point out that the person appealing [the keeper ] is also the driver.  And in a lot of cases the last thing the keeper wants when they are also the driver is that the parking company knows that. It makes it so much easier for them as the majority  of Judges do not accept that the keeper and the driver are the same person for obvious reasons. Often they are not the same person especially when it is a family car where the husband, wife and children are all insured to drive the same car. On top of that  just about every person who has a valid insurance policy is able to drive another person's vehicle. So there are many possibilities and it should be up to the parking company to prove it to some extent.  Most parking company's do not accept appeals under virtually any circumstances. But insist that you carry on and appeal to their so called impartial jury who are often anything but impartial. By turning down that second appeal, many motorists pay up because they don't know enough about PoFA to argue with those decisions which brings us to the second problem. 2] the major parking companies are mostly unscrupulous, lying cheating scrotes. So when you appeal and your reasons look as if they would have merit in Court, they then go about  concocting a Witness Statement to debunk that challenge. We feel that by leaving what we think are the strongest arguments to our Member's Witness Statements, it leaves insufficient time to be thwarted with their lies etc. And when the motorists defence is good enough to win, it should win regardless of when it is first produced.   
    • S13 (2)The creditor may not exercise the right under paragraph 4 to recover from the keeper any unpaid parking charges specified in the notice to keeper if, within the period of 28 days beginning with the day after that on which that notice was given, the creditor is given— (a)a statement signed by or on behalf of the vehicle-hire firm to the effect that at the material time the vehicle was hired to a named person under a hire agreement; (b)a copy of the hire agreement; and (c)a copy of a statement of liability signed by the hirer under that hire agreement. As  Arval has complied with the above they cannot be pursued by EC----- ------------------------------------------------------------------------------------------------------------------------------------------------------------------- S14 [1]   the creditor may recover those charges (so far as they remain unpaid) from the hirer. (2)The conditions are that— (a)the creditor has within the relevant period given the hirer a notice in accordance with sub-paragraph (5) (a “notice to hirer”), together with a copy of the documents mentioned in paragraph 13(2) and the notice to keeper; (b)a period of 21 days beginning with the day on which the notice to hirer was given has elapsed;  As ECP did not send copies of the documents to your company and they have given 28 days instead of 21 days they have failed to comply with  the Act so you and your Company are absolved from paying. That is not to say that they won't continue asking to be paid as they do not have the faintest idea how PoFA works. 
    • Euro have got a lot wrong and have failed to comply with the Protection of Freedoms Act 2012 Schedule 4.  According to Section 13 after ECP have written to Arval they should then send a NTH to the Hirer  which they have done.This eliminates Arval from any further pursuit by ECP. When they wrote to your company they should have sent copies of everything that they asked Arval for. This is to prove that your company agree what happened on the day of the breach. If ECP then comply with the Act they are allowed to pursue the hirer. If they fail, to comply they cannot make the hirer pay. They can pursue until they are blue in the face but the Hirer is not lawfully required to pay them and if it went to Court ECP would lose. Your company could say who was driving but the only person that can be pursued is the Hirer, there does not appear to be an extension for a driver to be pursued. Even if there was, because ECP have failed miserably to comply with the Act  they still have no chance of winning in Court. Here are the relevant Hire sections from the Act below.
    • Thank-you FTMDave for your feedback. May I take this opportunity to say that after reading numerous threads to which you are a contributor, I have great admiration for you. You really do go above and beyond in your efforts to help other people. The time you put in to help, in particular with witness statements is incredible. I am also impressed by the way in which you will defer to others with more experience should there be a particular point that you are not 100% clear on and return with answers or advice that you have sought. I wish I had the ability to help others as you do. There is another forum expert that I must also thank for his time and patience answering my questions and allowing me to come to a “penny drops” moment on one particular issue. I believe he has helped me immensely to understand and to strengthen my own case. I shall not mention who it is here at the moment just in case he would rather I didn't but I greatly appreciate the time he took working through that issue with me. I spent 20+ years of working in an industry that rules and regulations had to be strictly adhered to, indeed, exams had to be taken in order that one had to become qualified in those rules and regulations in order to carry out the duties of the post. In a way, such things as PoFA 2012 are rules and regulations that are not completely alien to me. It has been very enjoyable for me to learn these regulations and the law surrounding them. I wish I had found this forum years ago. I admit that perhaps I had been too keen to express my opinions given that I am still in the learning process. After a suitable period in this industry I became Qualified to teach the rules and regulations and I always said to those I taught that there is no such thing as a stupid question. If opinions, theories and observations are put forward, discussion can take place and as long as the result is that the student is able to clearly see where they went wrong and got to that moment where the penny drops then that is a valuable learning experience. No matter how experienced one is, there is always something to learn and if I did not know the answer to a question, I would say, I don't know the answer to that question but I will go and find out what the answer is. In any posts I have made, I have stated, “unless I am wrong” or “as far as I can see” awaiting a response telling me what I got wrong, if it was wrong. If I am wrong I am only too happy to admit it and take it as a valuable learning experience. I take the point that perhaps I should not post on other peoples threads and I shall refrain from doing so going forward. 🤐 As alluded to, circumstances can change, FTMDave made the following point that it had been boasted that no Caggers, over two years, who had sent a PPC the wrong registration snotty letter, had even been taken to court, let alone lost a court hearing .... but now they have. I too used the word "seemed" because it is true, we haven't had all the details. After perusing this forum I believe certain advice changed here after the Beavis case, I could be wrong but that is what I seem to remember reading. Could it be that after winning the above case in question, a claimant could refer back to this case and claim that a defendant had not made use of the appeal process, therefore allowing the claimant to win? Again, in this instance only, I do not know what is to be gained by not making an appeal or concealing the identity of the driver, especially if it is later admitted that the defendant was the driver and was the one to input the incorrect VRN in error. So far no one has educated me as to the reason why. But, of course, when making an appeal, it should be worded carefully so that an error in the appeal process cannot be referred back to. I thought long and hard about whether or not to post here but I wanted to bring up this point for discussion. Yes, I admit I have limited knowledge, but does that mean I should have kept silent? After I posted that I moved away from this forum slightly to find other avenues to increase my knowledge. I bought a law book and am now following certain lawyers on Youtube in the hope of arming myself with enough ammunition to use in my own case. In one video titled “7 Reasons You Will LOSE Your Court Case (and how to avoid them)” by Black Belt Barrister I believe he makes my point by saying the following, and I quote: “If you ignore the complaint in the first instance and it does eventually end up in court then it's going to look bad that you didn't co-operate in the first place. The court is not going to look kindly on you simply ignoring the company and not, let's say, availing yourself of any kind of appeal opportunities, particularly if we are talking about parking charge notices and things like that.” This point makes me think that, it is not such a bizarre judgement in the end. Only in the case of having proof of payment and inputting an incorrect VRN .... could it be worthwhile making a carefully worded appeal in the first instance? .... If the appeal fails, depending on the reason, surely this could only help if it went to court? As always, any feedback gratefully received.
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Disturbed by constant viewings in a rental property


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Hello,

 

I wonder if anyone has had a similar experience with being constantly disturbed by viewings in a rental property and can help in telling me the best way to deal with them.

 

My landlord is selling the flat I live in and as I am in the process of buying a property I can't move out as I would have to sign into another minimum 6 month contract elsewhere which isn't practical.

 

The property has been on the market for over 2 months now and he has it on with 2 different agents. They booked 3 viewings at 10.45am, 12.45pm and 3.15pm last Saturday and so I was disturbed 3 times. As I don't want this to happen again I have now asked that 1 agent does a block viewing between 1pm and 1.30pm and the other agent does from 1.30pm to 2pm. Both agents have agreed to this but to be honest I wasn't expecting the viewings to go on for this long and I think the flat is over-priced in the market which is why they aren't getting any offers after all the viewings they have done. This means I will continue to be disturbed every weekend for an hour for the foreseeable future.

 

I text my Landlord last Friday to ask if he thought it was fair that I was to be disturbed 3 times on a Saturday - my weekend and the only time I have to relax and he completely ignored me.

 

They also do viewings in the week and usually email in the morning to say thy have a viewing that day and as I am at work I tell them it's fine and to go ahead.

 

I am working from home today and have just had an email at 12.30pm from one of the agents saying he is coming at 3pm today to do a viewing. I have checked my tenancy agreement and it says I have to have 48 hours notice for someone to gain entry to my flat yet I am allowing them to do the viewing so as not to be obstructive. I was also working from home last Friday and exactly the same thing happened.

 

As I am being constantly disturbed in my home and not enjoying peaceful enjoyment of it - do you think I am entitled to ask for a rent reduction? I pay a lot of rent to live here and resent doing so now that it is being invaded on a daily basis.

 

Any help or advice you can give would be very much appreciated as I am going to write to my landlord to tell him I am unhappy with the current situation and paying full rent. This could go on for months and I have been extremely accommodating so far - even changing plans 3 times to meet with agents for them to measure up and take photos - which really isn't my responsibility but the landlord's. He doesn't seem to appreciate it - rather I feel he is taking advantage of my good nature now and am very fed up with the whole situation.

 

Thank you in advance for any help or advice you can give :)

 

Pickles18

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First of all you do not have to let them have viewings at anytime if you don't want them to, even if they give you the required notice.

So suggest you do it to suit you, say once a week at a time that is convenient.

NEVER let anybody in if you are not there. If they have keys, change the locks.

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First of all you do not have to let them have viewings at anytime if you don't want them to, even if they give you the required notice.

So suggest you do it to suit you, say once a week at a time that is convenient.

NEVER let anybody in if you are not there. If they have keys, change the locks.

 

Hello, Thank you for your response. I didn't realise I don't have to allow viewings at all - do you know if that is legally the case? Also - I am not allowed to change the locks as a condition of my tenancy so I can't do that and tbh I don't mind them coming in during the week whilst I'm at work as it means I don't have to be distrubed in the evenings when I am at home. I don't want to be obstuctive becasue I know my landlord really needs to sell to buy the property he currently rents but I think it is unfair that I am being disturbed all the time and still paying full rent. Do you think I should request a rent reduction as this has been going on for over 2 months now - I often have friends stay at the weekend so would prefer not to do viewings at all at the weekend - am I within my rights to not allow them to unless I get a reduction in rent? The problem is I am afriad to ask for a rent reduction in case they give me notice to leave but then I suppose they are not likely to be able to rent it out again whilst it's in the process of being sold so I guess they would lose out on a rental income altogether if they did that. At the moment it seems I am doing all the work and being constantly disadvanatged whereas my landlord isn't being inconvenienced in any way and this doesn't seem at all fair to me. Kind regards, Pickles18

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see below;

“Protection from Eviction Act 1977”

Section 1

Unlawful eviction and harassment

s.1(3A) (as was amended by the Housing Act 1988) which states:

"the landlord of a residential occupier or an agent of the landlord shall be guilty of an offence if he does acts likely to interfere with the peace or comfort of the residential occupier or members of his household."

The individual carrying out any inspection will be personally criminally liable, and could face arrest by the police on the above charge. Likewise the agency as a corporate entity may face criminal investigation.

Also any attempt to enter the premises without your consent will treated as, as a matter of civil law:

a. trespass; and

b. a breach of the quiet enjoyment clause under the tenancy agreement.

 

A LL is entitled to do inspections on a regular basis say once every three months or if he has to do emergency repairs that's all! anything else is up to you.

As for the locks, change them, as long as you put the old ones back, or give the new keys to LL when you leave. ( why do LL or LA want them anyway, its your residence ).

LL or LA would be unwise to enter property unaccompanied by yourself as that would leave them open to anything. ( things going missing, damage etc.)

 

As for rent reduction, you can ask?

LL can issue you with a S21 notice at any time, but would need court order to evict.

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Hi,

 

A lot of tenancy agreements do state that the tenant agrees to allow viewings in the last month of the tenancy, with notice of course. I assume yours doesn't refer to this? Where are you on the tenancy agreement because you mentioned you are in the process of buying yourself.

 

DD

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Yes, it must be at the tenant's convenience, but I was wondering if Pickles and his landlord have gone beyond the original agreed term of the tenancy and are doing it on a month by month basis. Certainly he can ask for a reduction in rent. I'm just trying to find out his position: Are both Pickles and the landlord allowing the tenancy to continue on a month by month basis until the landlord sells, or can Pickles give just one month's notice if his purchase goes through first?

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