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    • Including Default Notice Andy? Ok, I think this is the best I can do.. it all makes sense with references to their WS. They have included exhibits that dates don't match the WS about them, small but still.. if you're going to reference letters giving dates, then the exhibits should be correct, no? I know I redacted them too much, but one of the dates differs to the WS by a few months. IN THE ******** County Court Claim No. [***] BETWEEN: LC Asset 2 S.A.R.L CLAIMANT AND [***] DEFENDANT ************ _________________________ ________ WITNESS STATEMENT OF [***] _________________________ ________ I, [***], being the Defendant in this case will state as follows; I make this Witness Statement in support of my defence in this claim. 1. I understand that the claimant is an Assignee, a buyer of defunct or bad debts, which are bought on mass portfolios at a much-reduced cost to the amount claimed and which the original creditors have already written off as a capital loss and claimed against taxable income as confirmed in the claimant’s witness statement exhibit by way of the Deed of Assignment. As an assignee or creditor as defined in section 189 of the CCA this applies to this new requirement on assignment of rights. This means that when an assignee purchases debts (or otherwise acquires rights under a credit agreement) it also acquires certain obligations to the borrower including the duty to comply with CCA requirements (such as the rules on statements and notices and other post-contractual information). The assignee becomes the creditor under the agreement. This ensures that essential consumer protections under the CCA cannot be circumvented by assigning the debt to a third party. 2. The Claim relates to an alleged Credit Card agreement between the Defendant and Bank of Scotland plc. Save insofar of any admittance it is accepted that the Defendant has had contractual agreements with Bank of Scotland plc in the past, the Defendant is unaware as to what alleged debt the Claimant refers. 3. The Defendant requested a copy of the CCA on the 24/12/2022 along with the standard fee of £1.00 postal order, to which the defendant received a reply from the Claimant dated 06/02/2023. To this date, the Claimant has failed to disclose a valid agreement and proof as per their claim that this is enforceable, that Default Notice and Notice of Assignment were sent to and received by the Defendant, on which their claim relies. The Claimant is put to strict proof to verify and confirm that the exhibit *** is a true copy of the agreement and are the true Terms and Conditions as issued at the time of inception of the online application and execution of the agreement. 4. Point 3 is noted. The Claimant pleads that a default notice has been served upon the defendant as evidenced by Exhibit [***]. The claimant is put to strict proof to verify the service of the above in accordance with s136 and s196 Law of Property Act 1925. 5. Point 6 is noted and disputed. The Defendant cannot recall ever having received the notice of assignment as evidenced in the exhibit marked ***. The claimant is put to strict proof to verify the service of the above in accordance with s136 and s196 Law of Property Act 1925. 6. Point 11 is noted and disputed. See 3. 7. Point 12 is noted, the Defendant doesn’t recall receiving contact where documentation is provided as per the Claimants obligations under CCA. In addition, the Claimant pleads letters were sent on dates given, yet those are not the letters evidenced in their exhibits *** 8. Point 13 is noted and denied. Claimant is put to strict proof to prove allegations. 9. The Claimant did not provide a true copy of the CCA in response to the Defendants request of 24/12/2022. The Claimant further claims that the documents are sufficient to pursue a Judgement and are therefore copies of original documents in their possession. Conclusion 10. Without the Claimant providing a valid true copy of the executed Credit agreement that complies with the CCA, the Claimant has no grounds on which to enforce this alleged debt. 11. The Defendant was not given ample evidence to prove the debt and therefore was not required to enter settlement negotiations. Should the debt be proved in the future, the Defendant is willing to enter such negotiations with the Claimant. On receipt of this claim I could not recall the precise details of the agreement or any debt and sought clarity from the claimant by way of a Section 78 request. The Claimant failed to comply. I can only assume as this was due to the Claimant not having any enforceable documentation and issuing a claim in hope of an undefended default judgment.   Statement of Truth I, ********, the Defendant, believe the facts stated within this Witness Statement to be true. I understand that proceedings for contempt of court may be brought against anyone who makes, or causes to be made, a false statement in a document verified by a statement of truth without an honest belief in it’s truth. Signed: _________________________ _______ Dated: _____________________
    • AMEX and TSB the 2 Creditors who you need to worry about the least, ever!  Just stop paying them and forget about it, ignore all their threat o gram letters.  Only if, and with these 2 it's a massive if, you end up with a claim form you need to respond, and there will be plenty of help here.
    • No, nothing from Barclays. Turns out i have 2 accounts on here, and i posted originally on the other one. Sorry about that.  
    • Always send with proof of posting from your Post Office, so there is a trail. Conversations , are designed to intimidate into paying, Emails are designed as another way of bombarding. Only EVER communicate in writing, by post.  
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Letting agent not protected tenants deposit


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A landlord here,

 

tenants moved into my property on the 7th June 2013, WM Letting agents Paddock Wood took £1450 deposit from the tenants, Two weeks later I received a letter confirming the deposit has been protected with MYDEPOSITS scheme.

 

15th September I called W&M Letting agent asking for confirmation no./ certificate number, I was fobbed off.

 

So I then called MYDEPOSITShttp://www.mydeposits.co.uk and was told on four occasions in one day that they do not have the tenants deposit.

 

17th September- Certificate number received from W&M Letting agentby email. No official documentation received.

 

18th I called MYDEPOSITS to confirm the certificate number. I was told to my surprise W&M Letting agent took the insurance out online only on the 17th of September 2013.

 

I sent an email for W&M Letting agent stating the facts and asking for an explanation why they have not abided by the new legislation and have fraudulently sent me incorrect information knowing it was untrue.

 

W&M Letting agent have replied saying for data protection of the tenant: NO COMMENT

 

here is the legislation-

https://www.depositprotection.com/legislation

 

"From 6th April 2012, deposits for all assured short hold tenancies (ASTs) in England and Wales must now be protected within 30 calendar days of receipt by the landlord, this change is as a result of the Localism Bill 2011."

 

I have asked W&M Letting agent to return my tenants deposit to my tenant, they are refusing saying the tenancy terms have not finished (06th June 2014 is the end date)

 

Please can anyone advise how do I proceed in this matter? Ie how do I get W&M Letting agent to return my tenants deposit.

 

Do I need to report the letting agent and if so to whom/ which governing body?

 

Many thanks in advance

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I have scanned in the relevant pages of the signed contract with M&W lettings 07/06/2013

 

Headed DEPOSIT SPECIFICS (6.0- 6.7) this also includes (6.8) Protection of the Deposit- Stated in this heading "The Deposit is safeguarded by Tenancy Deposits Solutions Limited (mydeposits.co.uk)", followed by their address and telephone number.

 

Correct me if I am wrong but this says in the contract that the deposit is already safeguarded with Mydeposits according to the signed contract???

 

Please find attached pages 14 and 15 from the 15 page signed contract M&W lettings 07/06/2013, between myself the tenant and M&W.

 

Regards

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The deposit should have been protected and the information passed to the tenants within 30 days of the start of the tenancy.

Failure to do so exposes you to being sued by your tenant for the return of the deposit and possible compensation.

It is the LL responsibility to protect the deposit; your agent is not a party to the contract.

If action is started you may well have a claim against your agent for breach of your contract with them.

If you wish to return the deposit then your agent must do this, they are working for you.

Have you informed your tenant of the problem and discussed it them.

You may well get additional advice by posting on the landlord zone site.

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The deposit should have been protected and the information passed to the tenants within 30 days of the start of the tenancy.

Failure to do so exposes you to being sued by your tenant for the return of the deposit and possible compensation.

It is the LL responsibility to protect the deposit; your agent is not a party to the contract.

If action is started you may well have a claim against your agent for breach of your contract with them.

If you wish to return the deposit then your agent must do this, they are working for you.

Have you informed your tenant of the problem and discussed it them.

You may well get additional advice by posting on the landlord zone site.

 

 

Hi there Ray,

 

Thanks for your response. I am in close contact with the tenant and on amicable terms.

 

I think one solution would be for the tenant to sue me and then to settle with them and then pursue the letting agent through small claims court to recovery the deposit plus costs. I don't really want to go down that route however the LA is really digging their heels in and being difficult whilst refusing to return the funds either to myself or to the tenant.

 

Could you post a link up to the Landlord Zone site? that would be helpful is it part of CAG or a separate external site?

 

Many thanks

 

Best Regards

 

BB

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LLzone is a separate site, but is easy to register and post up for advice.

As mainly LL on the site, they may well have come across this problem before.

 

What I suggest is for the tenant to sue you and the LA as joint defendants and see if this gets some response from them.

Doubt judge would be very sympathetic with LA as you have tried to sort it.

Get tenant to write to LA with request for return of deposit, quoting legislation, in first instance or he will take them and you to court.

This may make them see sense?

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LLzone is a separate site, but is easy to register and post up for advice.

As mainly LL on the site, they may well have come across this problem before.

 

What I suggest is for the tenant to sue you and the LA as joint defendants and see if this gets some response from them.

Doubt judge would be very sympathetic with LA as you have tried to sort it.

Get tenant to write to LA with request for return of deposit, quoting legislation, in first instance or he will take them and you to court.

This may make them see sense?

 

Yes this makes sense,

 

It could be time consuming but for the moment seems to be the only option. Thanks for taking the time to clarify this.

 

Best Regards

 

BB

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  • 2 weeks later...

quick couple of questions and an interesting link:

 

1. Once the deposit has been insured by MYDEPOSITS....should I receive some kind of certificate? Or an official document from MYDEPOSITS. Personally I do not think an email from the Letting agent with a certificate number is not sufficient.

 

2. Is the L.A required by law to keep all tenants deposits in a separate client bank account?

 

There was a very interesting article on bbc r4...on the subject....but these estate agents ran off with £135k of 40 or so peoples' deposits.

 

Is only 10 mins long and quite succinct

http://www.bbc.co.uk/programmes/p01jmjnt

 

Best regards

 

BOb.

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The LL is responsible for protecting your deposit, however many leave it up to the LA.

If an insurance backed scheme the LL can do what he wants with your deposit.

If LA runs off with it, you are still covered as the LL is the person who has to give it back.

Yes the scheme will confirm the amount and tenant for the deposit is registered for, ask for it, or you can check with the scheme on line.

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