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    • no i meant the email from parcel2go which email address did they send it from and who signed it off (whos name is at the bottom)
    • I understand confusion with this thread.  I tried to keep threads separate because there have been so many angles.    But a team member merged them all.  This is why it's hard to keep track. This forum exists to help little people fight injustice - however big or small.  Im here to try get a decent resolution. Not to give in to the ' big boys'. My "matter' became complicated 'matters' simply because a lender refused to sell a property. What can I say?  I'll try in a nutshell to give an overview: There's a long lease property. I originally bought it short lease with a s.146 on it from original freeholder.  I had no concerns. So lender should have been able to sell a well-maintained lovely long lease property.  The property was great. The issue is not the property.  Economy, sdlt increases, elections, brexit, covid, interest hikes etc didn't help.  The issue is simple - the lender wanted to keep it.    Before repo I offered to clear my loan.  I was a bit short and lender refused.  They said (recorded) they thought the property was worth much more and they were happy to keep accruing interest (in their benefit) until it reached a point where they felt they could repo and still easily quickly sell to get their £s back.  This was a mistake.  The market was (and is) tough.   2y later the lender ceo bid the same sum to buy the property for himself. He'd rejected higher offers in the intervening period whilst accruing interest. I had the property under offer to a fantastic niche buyer but lender rushed to repo and buyer got spooked and walked.  It had taken a long time to find such a lucrative buyer.  A sale which would have resulted in £s and another asset for me. Post repo lender had 1 offer immediately.  But dragged out the process for >1y - allegedly trying to get other offers. But disclosure shows there was only one valid buyer. Lender appointed receiver (after 4 months) - simply to try acquire the freehold.  He used his powers as receiver to use me, as leaseholder, to serve notice on freeholders.  Legally that failed. Meanwhile lender failed to secure property - and squatters got in (3 times).  And they failed to maintain it.  So freeholders served a dilapidations notice (external) - on me as leaseholder (cc-ed to lender).   (That's how it works legally) I don't own the freehold.  But I am a trustee and have to do right by the freeholders.  This is where matters got/ get complicated.  And probably lose most caggers.   Lawyers got involved for the freeholders to firstly void the receiver enfranchisement notice. Secondly, to serve the dilapidations notice.  The lack of maintenance was in breach of lease and had to be served to protect fh asset. The lender did no repairs. They said a buyer would undertake them. Which was probably correct. If they had sold. After 1y lender finally agreed to sell to the 1st offeror and contracts went with lawyers.  Within 1 month lender reneged.  Lender tried to suggest buyer walked. Evidence shows he/ his lawyers continued trying to exchange (cash) for 4 months.  Evidence shows lender and receiver strategy had been to renege and for ceo to take control.   I still think that's their plan. Lender then stupidly chose to pretty much bulldoze the property.  Other stuff was going on in the background. After repo I was in touch by phone and email and lender knew post got to me.   Despite this, after about 10 months (before and then during covid), they deliberately sent SDs and eventually a B petition to an incorrect address and an obscure small court.  They never served me properly.  (In hindsight I understand they hoped to get a backdoor B - so they could keep the property that way.)  Eventually the random court told them to email me by way of service.  At this point their ruse to make me B failed.  I got a lawyer (friend paid). The B petition was struck out. They’d failed to include the property as an asset. They were in breach of insolvency rules. Simultaneously the receiver again appointed lawyers to act on my behalf as leaseholder. This time to serve notice on the freeholders for a lease extension.  He had hoped to try and vary the strict lease. Evidence shows the already long length of lease wasn't an issue.  The lender obviously hoped to get round their lack of permission to do works (which they were already doing) by hoping to remove the strict clauses that prevent leaseholder doing alterations.   The extension created a new legal angle for me to deal with.  I had to act as trustee for freeholders against me as leaseholder/ the receiver.  Inconsistencies and incompetence by receiver lawyers dragged this out 3y.  It still isn't properly resolved.  Meanwhile - going back to the the works the lender undertook. The works were consciously in breach of lease.  The lender hadn't remedied the breaches listed in the dilapidations notice.  They destroyed the property.  The trustees compiled all evidence.  The freeholders lawyers then served a forfeiture notice. This notice started a different legal battle. I was acting for the freeholders against what the lender had done on my behalf as leaseholder.  This legal battle took 3y to resolve. The simple exit would have been for lender to sell. A simple agreement to remedy the breaches and recompense the freeholders in compensation - and there's have been clean title to sell.  That option was proposed to them.   This happened by way of mediation for all parties 2y ago.  A resolution option was put forward and in principle agreed.  But immediately after the lender lawyers failed to engage.  A hard lesson to learn - mediation cannot be referred to in court. It's considered w/o prejudice. The steps they took have made no difference to their ability to sell the property.  Almost 3y since they finished works they still haven't sold. ** ** I followed up some leads myself.  A qualified cash buyer offered me a substantial sum.  The lender and receiver both refused it.   I found another offer in disclosure.  6 months later someone had apparently offered a substantial sum via an agent.  The receiver again rejected it.  The problem of course was that the agent had inflated the market price to get the business. But no-one was or is ever going to offer their list price.  Yet the receiver wanted/wants to hold out for the list price.  Which means 1y later not only has it not sold - disclosure shows few viewings and zero interest.  It's transparently over-priced.  And tarnished. For those asking why I don't give up - I couldn't/ can't.  Firstly I have fiduciary duties as a trustee. Secondly, legal advice indicates I (as leaseholder) could succeed with a large compensation claim v the lender.  Also - I started a claim v my old lawyer and the firm immediately reimbursed some £s. That was encouraging.  And a sign to continue.  So I'm going for compensation.  I had finance in place (via friend) to do a deal and take the property back off the lender - and that lawyer messed up bad.   He should have done a deal.  Instead further years have been wasted.   Maybe I only get back my lost savings - but that will be a result.   If I can add some kind of complaint/ claim v the receiver's conscious impropriety I will do so.   I have been left with nothing - so fighting for something is worth it. The lender wants to talk re a form of settlement.  Similar to my proposal 2y ago.  I have a pretty clear idea of what that means to me.  This is exactly why I do not give up.  And why I continue to ask for snippets of advice/ pointers on cag.  
    • It was all my own work based on my previous emails to P2G which Bank has seen.
    • I was referring to #415 where you wrote "I was forced to try to sell - and couldn't." . And nearer the start in #79 .. "I couldn't sell.  I had an incredibly valuable asset. Huge equity.  But the interest accrued / the property market suffered and I couldn't find a buyer even at a level just to clear the debt." In #194 you said you'd tried to sell for four years.  The reason for these points is that a lot of the claims against for example your surveyor, solicitor, broker, the lender and now the receiver are mainly founded in a belief that they should have been able to do something but did not. Things that might seem self evident to you but not necessarily to others. Pressing these claims may well need a bit more hard evidence, rather than an appeal to common sense. Can you show evidence of similar properties, with similar freehold issues, selling readily? And solid reasons why the lender should have been able to sell when you couldn't.
    • You can use a family's address.   The only caveat is for the final hearing you'd need to be there in person   HOWEVER i'd expect them to pay if its only £200 because costs of attending will be higher than that
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    • 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.

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      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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Here's a scenario I have recently encountered and I just want to run it out to see if my understanding of the system is correct.

 

 

Mr Smith opens a takeaway and obtains a utility contract in the name of Mr Smith, at this time although the takeaway has its own name, all of the bills are in the name of Mr Smith

 

 

Over the course of time a dispute is created with the utility company resulting in Mr Smith withholding payment until the dispute is resolved.

 

 

in the middle of last year Mr Smith changed the takeaway into a limited company with himself and one other as company directors.

 

 

As it stands today, the utility company is threatening Mr Smith with bailiffs etc even though the legitimate dispute is still outstanding and unresolved. Mr smith is still withholding payment.

 

 

Question, given the limited status of the takeaway, is there any risk to it from bailiffs as the utility contract is in the name of Mr Smith. Would the bailiffs have any right to interfere with the Takeaway at all?

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In a word no, but if the goods within were bought by Mr Smith personally then they could be available for seizure if they we're not sold, legally and correctly for their value, to the Ltd company.

 

What it does mean is that the Utility could go to Mr Smith's house and take his and his wifes goods including their car etc. They could also issue a Stat Demand which if followed through to bankruptcy would force Mr Smith to resign his Directorship.

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I would add that in circumstances like this it is the goods of the individual personally that usually prompt payment as removing from a takeaway is expensive and often not worth it. Also, cooking equipment is often leased in such places.

 

In my mind the Utility is better to enforce against Mr Smith anyway.

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Thank you for such a prompt reply,

 

 

That was my understanding also and pretty much the provisional advice I proffered to Mr Smith, the takeaway itself has been set up and is operating very much on a shoestring and has very little by way of tangible assets and Mr Smith is well aware that he is personally liable for the debt and the actions which can and cannot be taken against him, it was specifically the Limited company aspect which I was unfamiliar with.

 

 

Thanks again

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My understanding is as follows.

 

 

The takeaway premises is still being supplied under Mr Smiths existing (disputed) utility contract, no payment is being made.

 

 

A new supplier is to fulfil a new contract in the name of the ltd company as of the end of the month. Seemingly, a lot of this has come about because post from the utility company was posted through the letterbox of an upstairs flat, rather than that of the takeaway.

 

 

a. there is no dispute in the name of the Ltd company

b. there is a risk of imminent disconnection

c. A new contract has already been signed in the name of the Ltd company

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Think they have convoluted the situation though.

 

Why has the contract not been changed to the LTD companies name? That would give far more protection.

Whatever I post is my opinion and should be taken as such, an opinion. While it is what I believe and is offered in good faith, it should not be taken as a statement of truth

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http://www.legislation.gov.uk/ukpga/Eliz2/2-3/21/section/2

 

 

There is legal right of entry under warrant to DISCONNECT - remove meters.

 

Certainly going before a judge to offer evidence against grant of would be problematic as the delay in transferring the account to the Ltd would be difficult to explain - middle of last year to Jan-15 - you can understand why the company wants its money!

 

If the lease etc is in individual name - utils in individual.....

 

There is a dangerous game going on here, and usually its action now, ask questions later.

 

Not supporting HCEO's or Bailiffs in anyway (sorry HCEO's), under the regs above, they have many more powers.... get the dispute fixed asap.

 

N

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It looks as if the utility company have now terminated the contract with Mr Smith and have started to supply Takeaway Ltd by default, ie on an uncontracted basis, they have sent a letter to Takeaway Ltd stating as much.

 

 

I believe that Mr Smith will allow this situation to continue until the new contract is in place and then pay the small outstanding balance in the name of Takeaway Ltd.

 

 

Mr Smith has also received a termination letter from the utility company in the name of "Mr Smith Takeaway Ltd", which I think is naughty given that the contract was solely in the name of Mr Smith. I have advised Mr Smith to contact the utility company to ensure the name of Takeaway Ltd is removed from the bill and the two names are kept entirely separate as I see this as a deliberate attempt by the utility company to join the accounts and liability

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You would certainly be best advised to keep accounts separate. It appears a little as though the utility company, by linking liability, may be trying to get a CCJ via the back door, and thus have a detrimental effect on the limited company's future credit worthiness when re-leasing equipment etc... is needed.

 

What was the original dispute and why cannot it not be resolved, thus avoiding all the problems?

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I have given Mr Smith a three point plan to follow, to ensure accounts are separate, check that new utility provider is still on, or if dates could be moved forward, and to settle the balance as soon as possible.

 

 

I believe that they placed Mr Smith onto their most expensive tariff after the contract was underway, then when he complained they said they'd lost his original agreement with the agreed prices on it. I suggested that he place the monies not being paid to them to one side so he won't have as much of a shock when he has to settle, but that's outside of my sphere of influence.

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