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    • Yep, I read that and thought about trying to find out what the consideration and grace period is at Riverside but not sure I can. I know they say "You must tell us the specific consideration/grace period at a site if our compliance team or our agents ask what it is"  but I doubt they would disclose it to the public, maybe I should have asked in my CPR 31.14 letter? Yes, I think I can get rid of 5 minutes. I am also going to include a point about BPA CoP: 13.2 The reference to a consideration period in 13.1 shall not apply where a parking event takes place. I think that is Deception .... They giveth with one hand and taketh away with the other!
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    • the Town and Country [advertisments ] Regulations 2007 are not easy to understand. Most Council planing officials don't so it's good that you found one who knows. Although he may not have been right if the rogues have not been "controlling" in the car park for that long. The time only starts when the ANPR signs go up, not how long the area has been used as a car park.   Sadly I have checked Highview out and they have been there since at least 2014 . I have looked at the BPA Code of Practice version 8 which covers 2023 and that states Re Consideration and Grace Periods 13.3 Where a parking location is one where a limited period of parking is permitted, or where drivers contract to park for a defined period and pay for that service in advance (Pay & Display), this would be considered as a parking event and a Grace Period of at least 10 minutes must be added to the end of a parking event before you issue a PCN. It then goes on to explain a bit more further down 13.5 You must tell us the specific consideration/grace period at a site if our compliance team or our agents ask what it is. 13.6 Neither a consideration period or a grace period are periods of free parking and there is no requirement for you to offer an additional allowance on top of a consideration or grace period. _________________________________________________________________________________________________________________So you have  now only overstayed 5 minutes maximum since BPA quote a minimum of 10 minutes. And it may be that the Riverside does have a longer period perhaps because of the size of the car park? So it becomes even more incumbent on you to remember where the extra 5 minutes could be.  Were you travelling as a family with children or a disabled person where getting them in and out of the car would take longer. Was there difficulty finding a space, or having to queue to get out of the car park . Or anything else that could account for another 5 minutes  without having to claim the difference between the ANPR times and the actual times.
    • Regarding a driver, that HAS paid for parking but input an incorrect Vehicle Registration Number.   This is an easy mistake to make, especially if a driver has access to more than one vehicle. First of all, upon receiving an NTK/PCN it is important to check that the Notice fully complies with PoFA 2012 Schedule 4 before deciding how to respond of course. The general advice is NOT to appeal to the Private Parking Company as, for example, you may identify yourself as driver and in certain circumstances that could harm your defence at a later stage. However, after following a recent thread on this subject, I have come to the conclusion that, in the case of inputting an incorrect Vehicle Registration Number, which is covered by “de minimis” it may actually HARM your defence at a later stage if you have not appealed to the PPC at the first appeal stage and explained that you DID pay for parking and CAN provide proof of parking, it was just that an incorrect VRN was input in error. Now, we all know that the BPA Code of Practice are guidelines from one bunch of charlatans for another bunch of charlatans to follow, but my thoughts are that there could be problems in court if a judge decides that a motorist has not followed these guidelines and has not made an appeal at the first appeal stage, therefore attempting to resolve the situation before it reaches court. From BPA Code of Practice: Section 17:  Keying Errors B) Major Keying Errors Examples of a major keying error could include: • Motorist entered their spouse’s car registration • Motorist entered something completely unrelated to their registration • Motorist made multiple keying errors (beyond one character being entered incorrectly) • Motorist has only entered a small part of their VRM, for example the first three digits In these instances we would expect that such errors are dealt with appropriately at the first appeal stage, especially if it can be proven that the motorist has paid for the parking event or that the motorist attempted to enter their VRM or were a legitimate user of the car park (eg a hospital patient or a patron of a restaurant). It is appreciated that in issuing a PCN in these instances, the operator will have incurred charges including but not limited to the DVLA fee and other processing costs therefore we believe that it is reasonable to seek to recover some of these costs by making a modest charge to the motorist of no more than £20 for a 14-day period from when the keying error was identified before reverting to the charge amount at the point of appeal. Now, we know that the "modest charge" is unenforceable in law, however, it would be up to the individual if they wanted to pay and make the problem go away or in fact if they wanted to contest the issue in court. If the motorist DOES appeal to the PPC explaining the error and the PPC rejects the appeal and the appeal fails, the motorist can use that in his favour at court.   Defence: "I entered the wrong VRN by mistake Judge, I explained this and I also submitted proof of payment for the relevant parking period in my appeal but the PPC wouldn't accept that"   If the motorist DOES NOT appeal to the PPC in the first instance the judge may well use that as a reason to dismiss the case in the claimant's favour because they may decide that they had the opportunity to resolve the matter at a much earlier stage in the proceedings. It is my humble opinion that a motorist, having paid and having proof of payment but entering the wrong VRN, should make an appeal at the first appeal stage in order to prevent problems at a later stage. In this instance, I think there is nothing to be gained by concealing the identity of the driver, especially if at a later stage, perhaps in court, it is said: “I (the driver) entered the wrong VRN.” Whether you agree or not, it is up to the individual to decide …. but worth thinking about. Any feedback, especially if you can prove to the contrary, gratefully received.
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How long is a ast valid for ?


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How long is a assured shorthold tenancy valid for one the original 12 months have run out ?

Reason i am asking is another person i am helping has been given a s21 notice to quit followed by a n5c claim form for property. The original ast was for a year. Then it was signed up for another year but no paper work exchanged hands. Now in the paperwork provided with the summons the deposit has been protected till the tenancy ends it second year. Two questions

 

1. Is the s21 notice valid ?

2. The deposit although again protected seems to not have been protected with in 30 days of the satrt of the second year. How can i find this out.

So whats cooking today ?

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'With most assured shorthold tenancies, you will sign up for a fixed number of months to begin with. This is often for a period of six months but it can be longer. After this period comes to an end, if you and your landlord want to extend the tenancy you may:

 

  • be asked to sign up for another fixed number of months, or
  • extend the tenancy on a rolling basis, from one week or one month to the next, without signing a new tenancy agreement.'

https://www.citizensadvice.org.uk/debt-and-money/rent-arrears/assured-shorthold-tenancies-and-rent-arrears/#are_you_an_assured_shorthold_tenant

 

deposit info in that link. https://www.citizensadvice.org.uk/Documents/Advice%20factsheets/Housing/h-tenancy-deposits.pdf

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I think the AST is regarded as the duration of the fixed term (term certain). If T remains in occupation and no new fixed term is agreed, it is imm followed by SPT with same T&Cs as orig AST, except for min Statutory Notice periods for LL & T.

You infer a deposit was taken and protected for first AST. If this was left in a Custodial Scheme account and no new deposit taken, the s21 for 2nd AST may be valid, the recent De-Regulation Act has given LLs with some unprotected Tenancy deposits until 30 June to comply.

As for 3. ring the deposit and ask.

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The question that is nagging me is. The landlord confirmed another tenancy agreement was not needed and the ast would be extended for a further year. Unless he was thinking of something else. However the tenancy protection shows that the deposit is protected for a futher year from the start of the new tenancy and is protected three months after the tenant vacates the property. If it is a rolling tenancy then why has the deposit been protected for another year or is this how it works ?

So whats cooking today ?

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Sounds like LL agreed to let orig TA continue as SPT at end of 12 month fixed term,in which PI should have been re-issued at end of orig FT, but deposit would have remained protected if required Ins Premium ha been paid for continuation.

 

 

Helping another is admirable, but unless T responds, it can delay required info/lead to misleading info, ie was a new fixed term AST agreed/signed? When was PI provided? What are the various rel T dates?

OP can benefit from becoming a member of NLA/RLA for a rel small annual fee. IMO too many LA's are using this Forum for advice, without undertaking nec training. Even Law students expect rel Forums to provide answers to L&T Law exam questions.

I am prepared to help any open LL or T with a specific problem, but the Internet is not the fount of all knowledge.

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Thanks mariner51.

 

 

The original ast was taken out in july 2013 for 12 months. When the ast ran out landlord agreed to another 12 months but did not sign a new agreement and said that the current agreement would suffice. Tenant confirmed this but did not get anything in writing. I have a copy of the landlord's correspondence dated late last year stating that he had explained to the tenant a few weeks ago why a new tenancy agreement was not needed. In December various things started to happen and landlord did not repair things that needed repairing. A ceiling fell down and things went from bad to worse. In feb 2015 landlord issued a sec 21 notice via letting agent. This expired in march. then approx. 4 days ago claim for possession was received. On this the landlord attached a copy of the deposit cert and also a copy of the notice. The deposit cert shows that the deposit is protected from july 2014 to july 2015. Also the tenancy agreement the tenant is holding has been witnessed at the same time as the landlords copy but the landlords copy has now been witnessed by a relative of his who was not present at the time. The tenant has also contacted my deposits who confirmed that the deposit has been protected for a year and not on a monthly tenancy. How is it proved in court that the s21 is invalid ? I have experience dealing with bailiffs and associated problems but have never dealt with this so deeply.

So whats cooking today ?

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The time for which a deposit is protected is not necessarily related to the tenancy length.

 

Deposit protection is an insurance based system (for some schemes). You wouldn't insure your car month by month because you are thinking of selling it soon. You insure it for a year and then cancel it when the car is sold.

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Tenant has had a reply back from My Deposits who state as follows :

 

 

Dear XXXXX

 

 

Thank you for your recent email.

We can confirm that we have 2 protections for you. One from 30/07/13 and was un protected on ** july 2014.

The other from as renewed on 14th july 2014 and is currently protected until 30 days after july 2015.

This is on a fixed term agreement and not a statutory periodic tenancy.

 

 

Kind regards ,

 

 

 

 

Administration service.

 

 

 

 

What do you make of this email ?

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letsmake a mark, I've only skimmed the posts. On my understanding, since 26 March 2015 landlords need no longer reprotect a deposit. They only need do it once. It's in s215B(1) Housing Act 2004 which was inserted by s32 Deregulation Act 2015. There are other changes e.g. to s21 notices, that come into force later in the year.

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  • 3 weeks later...

letsmakeamark, don't know if I've understood your question correctly. For one thing the LL does not protect the deposit himself but must put the moneyt in an authorized scheme.There is no longer any need for the LL to reprotect the deposit when there is a new tenancy agreement so long as it was correctly protected in the first place.How would reprotection have been done? I suppose the Prescribed Information (giving new details etc) would have had to be done all over again and a new number issued by the deposit protection service.

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letsmakeamark, there are (three) different deposit protection schemes each with their own Ts and Cs and their own interpretation of the law.I've had a quick look at Mydeposits which is an insurance-based scheme. The LL keeps the money but pays a fee to Mydeposit for the duration of the tenancy. Their Ts and Cs require the deposit to be reprotected where there is a new fixed term or other material changes. They seem to be being very cautious in relation to the law. Deposit Protection Service (custodial) requires no such thing.

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No it does not TA & Statute defines length and type of T, not the deposit scheme.

In #1 you state 12 month term recently expired and LL said no extension reqd orig AST would suffice. Later you say T received s21, which would be a bit pointless for Court repo if LL was relying on new 12 month fixed term, leading me to think orig AST still in operation as SPT.

If LL used My Deposits Ins scheme, it just suggests he paid another annual Premium for deposit protection when last Premium expired.

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letsmakeamark and mariner51: the mydeposits website (which is very informative) says that the protection covers both the fixed term and any ensuing statutory periodic tenancy.One can always check these things by entering details on the website.

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letsmakeamark, I can't see what you are quoting. I tried to do a link to mydeposits Scheme Rules, effective from 7 Aug 2014 but it didn't work.This copy and paste aimed at landlords might work though:I wish to bring to your attention, that it is your responsibility to correctly Protect and Un-protect Deposits inaccordance with these Scheme Rules. At the end of the fixed term of the tenancy the Deposit will be Un-protected bythe Scheme unless you inform us otherwise. If a new fixed term tenancy is granted then the Deposit Protection mustbe renewed/re-protected and the relevant fee paid. If the tenancy rolls over into an SPT then the deposit does notrequire re-protecting but you must inform us of the status of the tenancy.

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End%20of%20tenancy%20flowchart.jpg

You can either extend the protection to cover the rolling Statutory Periodic Tenancy free of charge, or renew the protection and pay a new protection fee to cover a new Tenancy Agreement.

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letsmakeamark, OK mydeposits website seems to give out contradictory information.I think that how mydeposits interpret "protected" is different from how the law sees it. Mydeposits is concerned with getting its fees and giving the insurance cover whereas the law does not seem to be concerned with that. I have not seen it in any cases anyway.My feeling is that it's hard for the LL to get it legally wrong with mydeposits. You might be better off focusing on the validity of the s21 notice. It does not sound as if the required 2 months notice was given.

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  • 1 month later...

A quick update

General Form of Judgement or Order

 

Upon reading the court file and the court not being satisfied that the Claimant is entitled to a posession order.

 

IT IS ORDERED THAT :

 

The matter is listed on 20/07/15 at the county courtlink3.gif sitting in the uk @ 12 noon with a time estimate of 15 minuted when you should attend.

 

There appears to be an issue as to whether the tenants were provided with a fourth fixed term tenancy in july 2014.

 

Dated 17/06/15

 

The tenant has managed to get a hearing to explain what is going on and also has counter claimed.

 

 

 

At the hearing district Judge made it clear that there is a doubt over the length of the tenancy and if notice given was premature. Hearing fixed for November 2015.

LL in his witness statement claims that he accidently renewed the annual deposit cover rathar then notify my deposits and change it to monthly cover. The judge was not very happy as the landlord through his brief was trying to say that there was damage to the house. The dj pointed out that the only thing that we are there for is if the claim for posession is valid. See what happens next.

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  • 6 months later...
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