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    • ok best shot..   you need to reply to that letter of claim.   for debt covered by the consumer credit act:   send a cca request along with the completed form:   NOTE ONLY USE THE ATTACHED FORM below DO NOT USE THE FORM SUPPLIED BY THE DCA IN THEIR PAP LETTER!! DO NOT USE OR GIVE THEM YOUR EMAIL/PHONE NUMBER. USE ROYAL MAIL 1st class - get free proof of posting from any PO counter   box D tick   I dispute this debt because ..i refer you to our previous communications and my previous respond to your previous Letter of Claim. i am over 50yrs and have deferred as required to meet the age write off.    box I tick   I also require you to supply the following..   All signed agreements Copies All my deferment sent to either yourselves, the SLC or the SAAS to date. Copies of all communications bothways in whatever format to/from Erudio, Capquest, yourselves and Me A copy of the any Default Notices A copy of the Notice of Assignment A complete set of statements detailing exactly how the sum you allege is owed has accrued detailing: All Transactions. Any additional charges, be them by the original creditor or you xxxx the debt purchaser or any predecessor DCA. Details of all contractual interest added by whom and on what date. List of ALL Payments made toward the Agreement   no need to do the financial statement etc anything else or send anything else bar the above do NOT give them your phone nor email PRINT your name never sign the form   staple the £1  PO to the CCA request and send it to the debt purchaser return the completed PAP form below to the solicitors that sent it to you attain free proof of posting for BOTH at any PO counter 1st class mail will do. recorded is a waste of money   reply form PAP.pdf
    • There's more support for many in the Budget, but for some it still falls short. View the full article
    • no you are kidding me...   they can't be that thick surely... could be game over if they've faked it.   can you attach it to a private msg to me please.  
    • The original pdf did bring up txt boxes where my details were, it wasn't as if it was a photocopied document with my details embedded and I do find it awfully convenient it appeared the very next day after the case meeting.   The address was the same as it should have been, but ive only recently moved, this case was already in motion during my move.   Can I then just argue the authenticity of the CCA  at the next meeting? Explain that when put into a editor my personal details and only them pop up as carefully placed text boxes whereas the rest of the form looks photocopied??
    • have you written evidence it was hacked?    
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    • I sent in the bailiffs to the BBC. They collected £350. It made me smile.
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    • 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
      • 33 replies

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I've had 5 positive viewings and they all said it was a nice house, but as of yet no what I would call a serious offer has been on the table

 

Hello again.

 

If you want to know the real answer, because 'nice' is quite bland and non-committal, then you probably need to dig deeper than that. In your place, I would ask why other houses near you have had offers and while people think your house is nice, they aren't making serious offers.

 

Only do this if you want to hear the truth though.

 

HB

Illegitimi non carborundum

 

 

 

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Maybe you could go and view similar properties in your area to compare.

 

TBH, your property hasn't been on the market that long and to have 5 viewings already is excellent. Were these viewings genuine house seekers or simply local nosy parkers ?

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Which could still jam you up. I think you are being quite brave. I also think you are a tad naive if you think that this sort of info could never come out of the council.

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and again, 140k is a good and realistic offer. If it is up for 150k, and there are other similar places up locally (even if not identical) then you should be expecting offers of between 130k and perhaps 145k.

 

Most buyers that see that a kitchen needs doing will automatically knock 10k off the asking price.

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and again, 140k is a good and realistic offer. If it is up for 150k, and there are other similar places up locally (even if not identical) then you should be expecting offers of between 130k and perhaps 145k.

 

Most buyers that see that a kitchen needs doing will automatically knock 10k off the asking price.

 

The kitchen is the only room in the house thst needs updating, but the estate agent informs people that it is a blank canvas for someone to put their own stamp on it.

 

We've agreed that not to sell below £145K, so we need to make some money on it.

 

We only paid £137,500 for it 2 years ago

 

If it doesnt sell in the next couple of months, we will take it off the market, and put in a cheap white based kitchen in.

 

You can get a good quality kitchen for around £1000 from Wickes.

 

You dont need to spend a fortune, but we do know it does need plastering as its got that awful artex.

 

We need to test the market.

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Its been a whole week now without any viewings at all, estate agent said it was because its now school holidays and should pick up after the holidays.

 

I am begining to feel rather let down by the agent I am currently using and feel they havent done enough to market the property; they have had other properties similar tomine up for sale and they have sold for aound £145K which is what we are after.

 

If it doesnt pick up after the holidays will take it off the market and try again with someone else.

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but if your's is the last of a certain type to hit the market it might not make that. What are they doing to market it? Is is on rightmove? what are the photos like? Is there a floorplan? Floorplans are almost mandatory these days to get folk in the door.

 

What is your deal with the estate agent? How long are you locked in?

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Had a viewing this morning.

 

We're listed on zoopla. We've had 308 views in 20 days, and 6 viewings now.

 

Photographs looks fine, and they have the floor plans.

 

I cant really take under £145K as the property we want is around £160K.

 

I have to ask how long were locked in for.

 

I think viewings is picking up again now.

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Most people will use rightmove first - it is by far the most popular. I'd question an agent that is not listing there.

 

If you are not getting any serious offers after these viewings then something is wrong. the asking price, the staging, the condition, the tour, or the estate agent is not properly vetting viewers and you are not getting serious buyers through the door.

 

Also remember that just because the property that you want is up for 160k, doesn't mean you will need to pay that. Most folk (unless desperate or dim) will be knocking at least 10% or so off the asking price straight off, so an asking price of 160 means an initial offer of 150k max. Perhaps even 145k.

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Most people will use rightmove first - it is by far the most popular. I'd question an agent that is not listing there.

 

If you are not getting any serious offers after these viewings then something is wrong. the asking price, the staging, the condition, the tour, or the estate agent is not properly vetting viewers and you are not getting serious buyers through the door.

 

Also remember that just because the property that you want is up for 160k, doesn't mean you will need to pay that. Most folk (unless desperate or dim) will be knocking at least 10% or so off the asking price straight off, so an asking price of 160 means an initial offer of 150k max. Perhaps even 145k.

 

Thanks for the advice.

 

I have to agree we had our sixth viewing yesterday, there is clearly summit wrong as to why we are not getting any serious offers of over £145K.

 

I will wait until the school holidays are over, then I might go with another agent.

 

I am amazed considering that every viewer has said its a nice house, just had not that serious offer!!

 

I would have that the agent would have done more to have sold us.

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Spoke at length to the estate agent this morning; they have admitted to over pricing ours!!

 

They have dropped the guide price from £150K to £140K with a views of accepting offers of around £145K.

 

Bit annoyed with them for over pricing our in the first place as we could have sold by now!!

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Spoke at length to the estate agent this morning; they have admitted to over pricing ours!!

 

They have dropped the guide price from £150K to £140K with a views of accepting offers of around £145K.

 

Bit annoyed with them for over pricing our in the first place as we could have sold by now!!

typical estate agents ploy to get you to sell through their agency

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typical estate agents ploy to get you to sell through their agency

 

Well, I have given then am ultimatim that we want at least £145K, if they dont sell us we will cancel and go else

where, simples!!

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Well, I have given then am ultimatim that we want at least £145K, if they dont sell us we will cancel and go else

where, simples!!

 

Hello again. Have you checked what you signed with these people to make sure you can leave them when you want to? Or maybe you could bring in other agents to give these ones some competition.

 

In any event, it's useful to have several valuations to see what the concensus is.

 

HB

Illegitimi non carborundum

 

 

 

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If you drop to 140k you are not going to get an offer of 145k. You will get offers between 128k and 135k. But the poster above is correct, it is common for estate agents to give higher valuations than realistic as many sellers will simply go for the highest valuation.

 

caveat - my comments are based on you being in England or Wales. Using the term 'guide price' gives me pause to think you are in Scotland, or are planning on selling at auction. If either of these are the case, please shout as it might mean I'm talking ****e.

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Well, I have given then am ultimatim that we want at least £145K, if they dont sell us we will cancel and go else

where, simples!!

 

Cancelling can be troublesome and you can find yourself paying commission to two agents if you are not very careful. At the very least ask - in writing - for a list of all the buyers they have introduced to your property. If any of these end up buying your place - even through another agent - then you could be on the hook for commission.

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A month is not a long time to be honest. The longer the house is on the market the more likely you are to get a sale at a good price. This issue was researched extensively for the book "Freakonomics", which is a popular book on behavioural economics. There is a short youtube video explaining here: http://www.youtube.com/watch?feature=player_embedded&v=17jO_w6f8Ck#at=100.

 

As honeybee said, please check your contract and the agent's T&Cs to ensure that it is not an exclusive contract. Over the last few months there have been a few posts in the legal issues forum by people who tried to cancel their contract with an estate agent when they were not entitled to do so and are being pursued for fees through the court system. Not saying don't do it, just be careful.

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