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    • Post #415 you said you were unable to sell it yourself. Earlier I believe you said there had been expressions of interest, but only if the buyer could acquire the freehold title. I wonder if the situation with the existing freeholders is such that the property is really unattractive, in ways possibly not obvious to someone who also has an interest in and acts for the freeholders.
    • i dont think the reason why the defendant lost the case means anything at all in that case. it was a classic judge lottery example.
    • Hello, I will try to outline everything clearly. I am a British citizen and I live in Luxembourg (I think this may be relevant for potential claims). I hired a car from Heathrow in March for a 3-day visit to family in the UK. I was "upgraded" to an EV (Polestar 2). I had a 250-mile journey to my family's address. Upon attempting to charge the vehicle, there was a red error message on the dashboard, saying "Charging error". I attempted to charge at roughly 10 different locations and got the same error message. Sometimes there was also an error message on the charging station screen. The Hertz 0800 assistance/breakdown number provided on the set of keys did not work with non-UK mobiles. I googled and found a bunch of other numbers, none of which were normal geographical ones, and none of which worked from my Luxembourg mobile. It was getting late and I was very short on charge. Also, there was no USB socket in the car, so my phone ran out of battery, so I was unable to look for further help online. It became clear that I would not reach my destination (rural Devon), so I had no choice but to find a roadside hotel in Exeter and then go to the nearest Hertz branch the following day on my remaining 10 miles of charge. Of course, as soon as the Hertz employee in Exeter plugged it into their own charger, the charging worked immediately. I have driven EVs before, I know how to charge them, and it definitely did not work at about 10 different chargers between London and Exeter. I took photos on each occasion. Luckily they had another vehicle available and transferred me onto it. It was an identical Polestar 2 to the original car. 2 minutes down the road, to test it, I went to a charger and it worked immediately. I also charged with zero issues at 2 other chargers before returning the vehicle. I think this shows that it was a charging fault with the first car and not my inability to do it properly. I wrote to Hertz, sending the hotel, dinner, breakfast and hotel parking receipt and asking for a refund of these expenses caused by the charging failure in the original car. They replied saying they "could not issue a refund" and they issued me with a voucher for 50 US dollars to use within the next year. Obviously I have no real proof that the charging didn't work. My guess is they will say that the photos don't prove that I was charging correctly, just that it shows an error message and a picture of a charger plugged into a car, without being able to see the detail. Could you advise whether I have a case to go further? I am not after a refund or compensation, I just want my £200 back that I had to spend on expenses. I think I have two possibilities (or maybe one - see below). It looks like the UK is still part of the European Consumer Centre scheme:  File a complaint with ECC Luxembourg | ECC-Net digital forms ECCWEBFORMS.EU   Would this be a good point to start from? Alternatively, the gov.uk money claims service. But the big caveat is you need a "postal address in the UK". In practice, do I have to have my primary residence in the UK, or can I use e.g. a family member's address, presumably just as an address for service, where they can forward me any relevant mail? Do they check that the claimant genuinely lives in the UK? "Postal address" is not the same as "Residence" - anyone can get a postal address in the UK without living there. But I don't want to cheat the system or have a claim denied because of it. TIA for any help!  
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    • 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
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Emailed my mortgage about the Public notice as they informed me that back in march they accepted an offer of £172,000.Today they placed on rightmove etc but under STC so no one would see it anyway to make a higher offer.I've complained to the estate agent and the mortgage lender why they've only just placed on STC when they should be placing it openly for possible interested parties to see the price they've been offered.I wondered if this is standard practice to put off potential higher bidders.

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How are you trying to contact these - by telephone ? I would send a Special Delivery letter to their head /registered office. Head your letter FORMAL COMPLAINT and in the circumstances, demand an urgent response, or you will escalate your complaint to the Ombudsman. Have you looked into MCOBs to see if there is anything in that, that might help ? It certainly seems to me as though they are not treating you fairly.

 

http://fshandbook.info/FS/html/handbook/MCOB

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1: How can BCOBS protect you from your Banks unfair treatment

2: Does your Bank play fair - You can force your Bank to play Fair with you

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4: BCOBS and Unfair Treatment - Common Examples of Banks Behaving Badly

5: Fair Treatment for Credit Card Holders and Borrowers - COBS

Advice & opinions given by citizenb are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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  • 2 weeks later...

I have now complained to the ombudsman.

 

I had a reply back from the estate agent who informed me they were not allowed to discuss the sale of the property or speak to me

My Mortgage lender had told them that.

 

The emails I'd asked the Estate Agent about were forwarded to my mortgage lender but they haven't answered them at all.

 

I had a reply back from their compliance officer who stated that they are not obliged to give me up to date minute info by of the sale of the property

 

.And that they'll deal with the complaint accordingly.

 

The property still has the notice on it.

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My hearings at court had a money judgement to be restored at liberty.

 

Can i still send a reply back to them stating that I don't acknowledge the debt?

 

when I finally get a letter for the shortfall which I think will be over £20k?

 

My financial situation has not improved and when I get the shortfall figures I'll be plunged even further into debt.

 

My husband and I will have nothing else to give as we have arrangements of £1 per month for other creditors.

I've even had to cancel our live assurance and I've cancelled down so many things over the last year

that we are living on £361.00 a week this includes working/tax credits my husbands small private pension and child benefit.

 

We get £20.00 housing benefit off my rent of £160.00 per week nothing off the council tax.

We've 2 dependents at home.

 

I presume that they'll take us to court but we won't be able to offer anymore than a £1 a month.

 

I'm still self employed but it's commission based.

 

My husband has mental health issues and I'm not feeling in the best of health at this moment

just had a chest X-ray for a cough I've had for 6 weeks.

 

My daughter who is 18 leaves college in 2 weeks so our finances will go down again.

 

Considering the house was sold under its market value

the mortgage people didn't help us but have now plunged us further into debt

which by the way it's going we'll both die in debt with nothing.

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When you hear from them regarding the shortfall, come back and let us know. We have a letter you can send .

Help us to keep on helping

Please consider making a donation, however small, if you have benefited from advice on the forums

 

 

This site is run solely on donations

 

My advice is based on my opinion and experience only. It is not to be taken as legal advice - if you are unsure you should seek professional help.

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Has anyone been billed for Council Tax when a house is repossessed has been sold in the disbursements?

 

We informed our local council of the repossession and where we'd be living after the eviction took place.

 

We had a letter back in March regarding the new Council Tax year and where we were living and we are paying council tax for this property.

 

We completed a form again

we know that the property we left has exchanged contracts etc 12/05/14

although nothing official from the mortgage lender just from an email I sent to the estate agents.

 

I rang my local council today and they told me that My Husbands name is still on the Bill for that address

and no one has informed them of a name change.

 

I know Mortgage lenders get an exemption but if this runs out I presume the persons evicted gets the bill for each month added on to the disbursements.

 

They advised at the council to write in and inform them but as we haven't offically been told the property has been sold yet

we were thinking it's admitting to anything we'd owe on the shortfall.

 

I don't live far from it so when I've passed it the other day there was someone in the house.

 

The mortgage lender has a money judgement in place to restore at liberty so if my local council have billed for April/May

they could include the whole of may instead of 11 days in this.

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  • 2 weeks later...

I just wondered how long the process of transfer of title takes at the land registry with a repossessed property?I've emailed the land registry and they said it takes 2 weeks when a property is sold but I see that Mine and My Husbands names are still on the title of our former home and it sold on 12th may 2014.

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Is it correct that when your property is repossessed you don't own it any more?Although the person named on the deeds is billed each month for arrears and when it's sold all the other costs.Something was said to me in conversation yesterday which from an 'independent' point of view I felt was very unprofessional and judgemental.

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Is it correct that when your property is repossessed you don't own it any more? - That was my understanding - repossession means that owneship has been returned to the mortgage provider.

Although the person named on the deeds is billed each month for arrears and when it's sold all the other costs. - Yes, the borrower would still be responsible for any arrears and other costs.

 

Something was said to me in conversation yesterday which from an 'independent' point of view I felt was very unprofessional and judgemental.

 

Would you like to share what was said so others could advise ?

Have we helped you ...?         Please Donate button to the Consumer Action Group

Uploading documents to CAG ** Instructions **

Looking for a draft letter? Use the CAG Library

Dealing with Customer Service Departments? - read the CAG Guide first

1: Making a PPI claim ? - Q & A's and spreadsheets for single premium policy - HERE

2: Take back control of your finances - Debt Diaries

3: Feel Bullied by Creditors or Debt Collectors? Read Here

4: Staying Calm About Debt  Read Here

5: Forum rules - These have been updated - Please Read

BCOBS

1: How can BCOBS protect you from your Banks unfair treatment

2: Does your Bank play fair - You can force your Bank to play Fair with you

3: Banking Conduct of Business Regulations - The Hidden Rules

4: BCOBS and Unfair Treatment - Common Examples of Banks Behaving Badly

5: Fair Treatment for Credit Card Holders and Borrowers - COBS

Advice & opinions given by citizenb are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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This was said to me in a conversation with an Adjudicator from the FOS service

 

regarding My complaint about the property I had repossessed and has recently been sold.

 

I was referring to the greatly reduced sale price and that I haven't been informed of the sale price.

 

The Adjudicator said they don't have to tell me or keep me informed as I didn't own the property when it was repossessed.

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They might not need to keep you advised during the sale process, but if they come after you for a shortfall they will need to be able to prove how they marketed the property keeping your best interests in mind and achieved the best possible price.

Help us to keep on helping

Please consider making a donation, however small, if you have benefited from advice on the forums

 

 

This site is run solely on donations

 

My advice is based on my opinion and experience only. It is not to be taken as legal advice - if you are unsure you should seek professional help.

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just received the shortfall for my mortgage

 

the shortfall is £23,692.56p.

 

I've a complaint which has been forwarded to the FOS regarding the the sale price and it's going to the ombudsman .

 

They want the money as soon as possible.

 

do I send off the the letter to my former mortgage lender not acknowledging the debt.

 

the property sold on 14th may 2014.

 

Do I ask for all the info on how the property was marketed etc.first?

 

Do I ask for the debt to be written off?

 

the debt is the balances of the secured loans with the same property with the same company

 

They do have a money judgement in place on the repossession order.

 

do I request any info if my complaint has gone to the Ombudsman or do I wait.

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The letter linked below is a request for all the information that you require surrounding the repossession and sale of the property.

 

http://www.consumeractiongroup.co.uk/forum/showthread.php?387500-Mortgage-shortfalls-Request-Breakdown-of-balance-owed

 

Yes, even though you have a complaint in with the Ombudsman, you can still request information from the lender.

 

Did you send a Subject Access Request to the Lender ?

 

The letter below is a request that they write off the shortfall debt.

 

http://www.consumeractiongroup.co.uk/forum/showthread.php?387499-Mortgage-shortfalls-Please-write-off-the-debt

Have we helped you ...?         Please Donate button to the Consumer Action Group

Uploading documents to CAG ** Instructions **

Looking for a draft letter? Use the CAG Library

Dealing with Customer Service Departments? - read the CAG Guide first

1: Making a PPI claim ? - Q & A's and spreadsheets for single premium policy - HERE

2: Take back control of your finances - Debt Diaries

3: Feel Bullied by Creditors or Debt Collectors? Read Here

4: Staying Calm About Debt  Read Here

5: Forum rules - These have been updated - Please Read

BCOBS

1: How can BCOBS protect you from your Banks unfair treatment

2: Does your Bank play fair - You can force your Bank to play Fair with you

3: Banking Conduct of Business Regulations - The Hidden Rules

4: BCOBS and Unfair Treatment - Common Examples of Banks Behaving Badly

5: Fair Treatment for Credit Card Holders and Borrowers - COBS

Advice & opinions given by citizenb are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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yes pes i'd always gather as much info about a situation as you can

 

dx

please don't hit Quote...just type we know what we said earlier..

DCA's view debtors as suckers, marks and mugs

NO DCA has ANY legal powers whatsoever on ANY debt no matter what it's Type

and they

are NOT and can NEVER  be BAILIFFS. even if a debt has been to court..

If everyone stopped blindly paying DCA's Tomorrow, their industry would collapse overnight... 

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  • 2 weeks later...

I've sent off a letter requesting subject to access with £10.00 fee.

 

Do I now sent back a letter one of the letters not acknowledging the debt etc?

 

before I receive all the other info?

 

Anyone out there who can tell me do I know send off the letter to not acknowledge the short fall?

 

before I get the Subect to access info.

 

My former mortage company have cashed the £10.00.

 

can anyone advise

 

if I now send the letter not acknowledging the shortfall before I receive the subject to access info

as the mortgage lender has a money judgement in place to restore at liberty and pursue in the courts?

 

Also I've checked on the land registry and mine and my husbands name still appear on the leasehold

along with the local council whom we had previously paid the ground rent each year.

 

I contacted the local council when we received a bill when the house had been sold in May.

 

The council said we weren't liable for paying this and to ignore it.

 

The names have been changed to people who bought it.

 

I presume it's cash buyers as no mortgage lender on it.

 

So who changes the leasehold info on a property?

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  • 4 weeks later...

My late Mortgage lender took repossession on the freehold title land which the property didn't sit.

 

they didn't take into account the leasehold which the property stands as mine and my husbands names are still on the leasehold.

 

I've checked with the Land registry the new owners are listed but the leasehold doesn't have their names but mine and my husbands.

 

the Land Registry have just told me to inform the mortgage lender but as I'm in dispute I'll leave it for them to find out.

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  • 2 weeks later...

Received the Information from the 2 surveyors who valued the property.

 

One survey in the part which states anything that can affect the property

and it turns out that they took advice from my ex next door neighbour regarding when I bought it from the council.

 

This statement is in the part of the survey which is incorrect and frankly has left me seething with anger

that a Professional Person would take a here say comment as the truth and add it to the comments regarding the property.

 

I have a complaint in with the FOS and they keep quoting in conversations to me that only Professional Surveyors etc

are used where does a comment from a neighbour become part of a legal documentation when a Survey is being done?

 

Who do I complain to regarding this?

 

They haven't left the surveyors name on the survey blanked it out.

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Received the Information from the 2 surveyors who valued the property.

 

One survey in the part which states anything that can affect the property

and it turns out that they took advice from my ex next door neighbour regarding when I bought it from the council.

 

This statement is in the part of the survey which is incorrect and frankly has left me seething with anger

that a Professional Person would take a here say comment as the truth and add it to the comments regarding the property.

 

I have a complaint in with the FOS and they keep quoting in conversations to me that only Professional Surveyors etc

are used where does a comment from a neighbour become part of a legal documentation when a Survey is being done?

 

Who do I complain to regarding this?

 

They haven't left the surveyors name on the survey blanked it out.

 

 

See what the ICO have to say about this. http://ico.org.uk/concerns/getting

The Consumer Action Group is a free help site.

Should you be offered help that requires payment please report it to site team.

Advice & opinions given by Caro are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

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Just been through the info sent from the mortgage lender.

 

I've looked at all the statements for the Mortgage and secured Loans dated for july and all the balances are showing 0.00.

 

I've looked through the statements and I see wording of "written off"

 

These are detailed just 2 weeks after the property sold

 

but I received a letter in June demanding the short fall which was a short worded letter.

 

I have a complaint in with the Ombudsman regarding the valuation and the price it sold.

 

Is this something that they can do.

 

I told the FOS that they'd have no chance of me paying off such a large amount.

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