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    • Thank-you dx, What you have written is certainly helpful to my understanding. The only thing I would say, what I found to be most worrying and led me to start this discussion is, I believe the judge did not merely admonish the defendant in the case in question, but used that point to dismiss the case in the claimants favour. To me, and I don't have your experience or knowledge, that is somewhat troubling. Again, the caveat being that we don't know exactly what went on but I think we can infer the reason for the judgement. Thank-you for your feedback. EDIT: I guess that the case I refer to is only one case and it may never happen again and the strategy not to appeal is still the best strategy even in this event, but I really did find the outcome of that case, not only extremely annoying but also worrying. Let's hope other judges are not quite so narrow minded and don't get fixated on one particular issue as FTMDave alluded to.
    • Indians, traditionally known as avid savers, are now stashing away less money and borrowing more.View the full article
    • the claimant in their WS can refer to whatever previous CC judgements they like, as we do in our WS's, but CC judgements do not set a legal precedence. however, they do often refer to judgements like Bevis, those cases do created a precedence as they were court of appeal rulings. as for if the defendant, prior to the raising of a claim, dobbed themselves in as the driver in writing during any appeal to the PPC, i don't think we've seen one case whereby the claimant referred to such in their WS.. ?? but they certainly typically include said appeal letters in their exhibits. i certainly dont think it's a good idea to 'remind' them of such at the defence stage, even if the defendant did admit such in a written appeal. i would further go as far to say, that could be even more damaging to the whole case than a judge admonishing a defendant for not appealing to the PPC in the 1st place. it sort of blows the defendant out the water before the judge reads anything else. dx  
    • Hi LFI, Your knowledge in this area is greater than I could possibly hope to have and as such I appreciate your feedback. I'm not sure that I agree the reason why a barrister would say that, only to get new customers, I'm sure he must have had professional experience in this area that qualifies him to make that point. 🙂 In your point 1 you mention: 1] there is a real danger that some part of the appeal will point out that the person appealing [the keeper ] is also the driver. I understand the point you are making but I was referring to when the keeper is also the driver and admits it later and only in this circumstance, but I understand what you are saying. I take on board the issues you raise in point 2. Is it possible that a PPC (claimant) could refer back to the case above as proof that the motorist should have appealed, like they refer back to other cases? Thanks once again for the feedback.
    • Well barristers would say that in the hope that motorists would go to them for advice -obviously paid advice.  The problem with appealing is at least twofold. 1] there is a real danger that some part of the appeal will point out that the person appealing [the keeper ] is also the driver.  And in a lot of cases the last thing the keeper wants when they are also the driver is that the parking company knows that. It makes it so much easier for them as the majority  of Judges do not accept that the keeper and the driver are the same person for obvious reasons. Often they are not the same person especially when it is a family car where the husband, wife and children are all insured to drive the same car. On top of that  just about every person who has a valid insurance policy is able to drive another person's vehicle. So there are many possibilities and it should be up to the parking company to prove it to some extent.  Most parking company's do not accept appeals under virtually any circumstances. But insist that you carry on and appeal to their so called impartial jury who are often anything but impartial. By turning down that second appeal, many motorists pay up because they don't know enough about PoFA to argue with those decisions which brings us to the second problem. 2] the major parking companies are mostly unscrupulous, lying cheating scrotes. So when you appeal and your reasons look as if they would have merit in Court, they then go about  concocting a Witness Statement to debunk that challenge. We feel that by leaving what we think are the strongest arguments to our Member's Witness Statements, it leaves insufficient time to be thwarted with their lies etc. And when the motorists defence is good enough to win, it should win regardless of when it is first produced.   
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Rights of a "Qualifying Occupier" at eviction (Scotland)?


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I am a secure tenant of a social housing landlord in Scotland and have been so for fifteen years, at the same address throughout.

 

 

I am the sole tenant, I do not sub-let or keep lodger(s),

however for the last three plus years I have allowed a friend to stay with me in the property as my "guest" (for want of a more appororiate term),

and it has been their sole and only home throughout that period.

The landlord has been aware of their presence at the address throughout, and has not objected or attempted to have them removed.

 

Following almost three years of a difficult and steadily deteriorating relationship between myself and the landlord,

relating to other matters unrelated to my co-habitee, my landlord has now served a summons for eviction on me.

 

 

I'm disputing it in court on the ground of the landlords unreasonable expectations and demands,

but quite frankly only rather half-heartedly as I realise and accept that even if I win,

our tenant/landlord relationship is untenanble in anything more than the very short term on account of our various difficulties over the last three years.

 

Essentially I'm none to bothered whether I win or lose, as I'm going to have to move on sooner rather than later anyway,

and while I'd rather have a bit more time and wait until circumstances were somewhat better to move on,

if I have to make do with what alternative accomodation I can arrange right now, so be it.

 

My co-habitee's situation is however rather different.

 

 

Having been a resident at the address for three years and known to the landlord as such throughout that period,

I am given to understand they have the status of a "qualifying occupier", and as such have a right under legislation for the Court

to be taken in to consideration upon what the impact would be on them should an eviction of the tenant be granted.

 

 

How I, or my co-habitee goes about making the Court aware of their circumstances and the impact of my eviction on them

as a resident at my address is where my questions lie, as obtaining information on this seems almost impossible to locate.

 

So far we have been led to believe that for their interests to be considered by the Court, they need to apply to be "sisted" to the Summons

- however the flip side of being sisted, or at least one of them, is that they, at the Sheriff's discretion can then be made liable for some/all??

of the sum of money my landlord is seeking in connection with my eviction.

 

Is this the only "down" side (for them) in being "sisted" to the summons, or are there other potential negative issues?

Is it absolutely necessary that they be "sisted" for them to be able to address/inform the Court of how they will be affected by granting my eviction

 

 

- To me anyway, it seems strange that the legislation appears to say that the Court is obliged to consider them anyway,

that they need to be pro-active in making sure the information for the Court to be able to do so is in front of the Court,

and, have to run the risk of being held responsible for a monetary sum,

when in effect they are an innocent and uninvolved party who just happens to going to be losing out whatever happens

, in a dispute between a landlord and tenant.

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Hello there.

 

I've moved your thread to the lettings forum where the guys should be along later with advice for you. There is a link for you to follow from the homelessness forum to this one.

 

Have you spoken to someone like Shelter for advice on this?

 

HB

Illegitimi non carborundum

 

 

 

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Thanks for that, I wasn't sure where was best to post it.

 

Sorry, I should have said in my OP, that my co-habitee has been in touch with the CAB to try and establish what their rights are

and how to go about protecting them, however their line is that they're not in a position to offer legal advice, and recommended they contact Shelter.

 

 

They have done this, and while Shelter were sympathetic, they also took the position that any advice they could give would have to come direct from a lawyer.

They put my co-habitee on a waiting list to receive a phone call consultation with one of their lawyers as soon as one was available,

but after waiting a week, they advised that given their lawyers' current workload and the rate at which they were currently receiving higher priority cases,

it was highly unlikely they were going to be able to have the resources available for even a phone consultation in time to be of help.

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Not something I know anything about CB, googling it throws up some legislation, this is the Scottish Government's Scottish Secure Tenancy facts...

 

http://www.gov.scot/Publications/2002/08/sst/1

 

 

 

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Thanks for the link citizenB, essentially where we're at is the contents of item #40:

 

This section enables a qualifying occupier to play a part in possession proceedings, so that their rights as well as the tenant's rights may be considered by the court. When a qualifying occupier(s) applies to the court to be a party to the proceedings, the court must grant the application. This will allow qualifying occupiers, if they so wish, to put their point of view to the court, for example to explain the consequences of the repossession action for themselves. It will be for the sheriff to decide what weight to give to the views of the qualifying occupier(s) in determining whether it is reasonable to grant an order to possess the house.
My co-habitee called the Scottish Court Service to ascertain what, if anything, being made a "party" to the proceedings meant in practical terms for them, in addition to being able to present their point of view to the Court. The SCS advised them that this process was called being "sisted" and to use Form XXX to apply to the Court for it to be done, but beyond that declined to provide any further details of what exactly (if anything) my co-habitee would be committing themselves to should they decide to down this route, citing that they "didn't provide legal advice" as the reason.

 

My co-habitee very much wishes for the Court to take their point of view in to consideration, but not at any cost. Further research has so far unearthed information that would appear to suggest that by being made a party to the proceedings, they are, at the Sheriff's discretion, making themselves potential liable for part/all of any sum(s) deemed payable by the defenders side, and this has just served to make them more concerned and leery of defending their rights, as they're wondering what else they may ultimately become liable for that's not apparent in the readily available information.

 

Hence my question(s), is being made party to the action the only way a qualifying occupier can ensure they are heard in Court, and if so, what liabilities/conditions/terms etc are they committing to, either automatically, or potentially at the discretion of the Sheriff or another by doing so?

 

@ IdaInFife: The eviction action is being raised on the grounds on non-payment of rent, which (as sole tenant) I do not dispute and admit full liability for, I am defending it on the grounds that I believe the landlord has and is acting unreasonably in expecting me to have paid it for the period in question, or to pay it now. As throughout that period and beyond I have had zero income on account of waiting on the DWP to process two seperate applications for benefit. (I have had an ESA claim outstanding since May 23rd 2014, and a PIP claim outstanding since October 5th 2014).

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I do not know Scottish Laws pertaining but in E&W your 'guest' would have no Rights to remain nor address Court. They will be evicted at same time as you. By your own admission rent is owed and Shelter would advise rent is a priority debt and the sole resp of the T. Why did 'guest' not contribute to rent if money was tight?

I sympathise with your long wait for ESA & PIP claims to be paid, but that is not LLs problem. He can reasonably expect rent to paid, when due, by the T.

All I can suggest is to highlight your delayed benefits to DWP/Press and your local MSP, though I suspect a back story for the reason.

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@ mariner51: My "guest" is also my informal carer, I am virtually housebound due to immobility issues, hence my ESA and PIP claim. The arrangement has always been that they stayed with me rent free in lieu of payment for their services, as I was not in a financial position to employ them at a set rate, and it allowed them to be available as and when required.

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Have a read from here >> http://scotland.shelter.org.uk/get_advice/advice_topics/eviction/eviction_if_youre_a_disabled_person I am off out for a while and will post a further reply for you..

 

 

Also please have a read of this attachment. This is a case that was heard in the Supreme Court (SC) on the 11/03/2015

it will help if you could read this and post your comments for further advice later

 

 

Thx

Edited by mikeymack2002
Added PDF

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