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    • 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.   
    • S13 (2)The creditor may not exercise the right under paragraph 4 to recover from the keeper any unpaid parking charges specified in the notice to keeper if, within the period of 28 days beginning with the day after that on which that notice was given, the creditor is given— (a)a statement signed by or on behalf of the vehicle-hire firm to the effect that at the material time the vehicle was hired to a named person under a hire agreement; (b)a copy of the hire agreement; and (c)a copy of a statement of liability signed by the hirer under that hire agreement. As  Arval has complied with the above they cannot be pursued by EC----- ------------------------------------------------------------------------------------------------------------------------------------------------------------------- S14 [1]   the creditor may recover those charges (so far as they remain unpaid) from the hirer. (2)The conditions are that— (a)the creditor has within the relevant period given the hirer a notice in accordance with sub-paragraph (5) (a “notice to hirer”), together with a copy of the documents mentioned in paragraph 13(2) and the notice to keeper; (b)a period of 21 days beginning with the day on which the notice to hirer was given has elapsed;  As ECP did not send copies of the documents to your company and they have given 28 days instead of 21 days they have failed to comply with  the Act so you and your Company are absolved from paying. That is not to say that they won't continue asking to be paid as they do not have the faintest idea how PoFA works. 
    • Euro have got a lot wrong and have failed to comply with the Protection of Freedoms Act 2012 Schedule 4.  According to Section 13 after ECP have written to Arval they should then send a NTH to the Hirer  which they have done.This eliminates Arval from any further pursuit by ECP. When they wrote to your company they should have sent copies of everything that they asked Arval for. This is to prove that your company agree what happened on the day of the breach. If ECP then comply with the Act they are allowed to pursue the hirer. If they fail, to comply they cannot make the hirer pay. They can pursue until they are blue in the face but the Hirer is not lawfully required to pay them and if it went to Court ECP would lose. Your company could say who was driving but the only person that can be pursued is the Hirer, there does not appear to be an extension for a driver to be pursued. Even if there was, because ECP have failed miserably to comply with the Act  they still have no chance of winning in Court. Here are the relevant Hire sections from the Act below.
    • Thank-you FTMDave for your feedback. May I take this opportunity to say that after reading numerous threads to which you are a contributor, I have great admiration for you. You really do go above and beyond in your efforts to help other people. The time you put in to help, in particular with witness statements is incredible. I am also impressed by the way in which you will defer to others with more experience should there be a particular point that you are not 100% clear on and return with answers or advice that you have sought. I wish I had the ability to help others as you do. There is another forum expert that I must also thank for his time and patience answering my questions and allowing me to come to a “penny drops” moment on one particular issue. I believe he has helped me immensely to understand and to strengthen my own case. I shall not mention who it is here at the moment just in case he would rather I didn't but I greatly appreciate the time he took working through that issue with me. I spent 20+ years of working in an industry that rules and regulations had to be strictly adhered to, indeed, exams had to be taken in order that one had to become qualified in those rules and regulations in order to carry out the duties of the post. In a way, such things as PoFA 2012 are rules and regulations that are not completely alien to me. It has been very enjoyable for me to learn these regulations and the law surrounding them. I wish I had found this forum years ago. I admit that perhaps I had been too keen to express my opinions given that I am still in the learning process. After a suitable period in this industry I became Qualified to teach the rules and regulations and I always said to those I taught that there is no such thing as a stupid question. If opinions, theories and observations are put forward, discussion can take place and as long as the result is that the student is able to clearly see where they went wrong and got to that moment where the penny drops then that is a valuable learning experience. No matter how experienced one is, there is always something to learn and if I did not know the answer to a question, I would say, I don't know the answer to that question but I will go and find out what the answer is. In any posts I have made, I have stated, “unless I am wrong” or “as far as I can see” awaiting a response telling me what I got wrong, if it was wrong. If I am wrong I am only too happy to admit it and take it as a valuable learning experience. I take the point that perhaps I should not post on other peoples threads and I shall refrain from doing so going forward. 🤐 As alluded to, circumstances can change, FTMDave made the following point that it had been boasted that no Caggers, over two years, who had sent a PPC the wrong registration snotty letter, had even been taken to court, let alone lost a court hearing .... but now they have. I too used the word "seemed" because it is true, we haven't had all the details. After perusing this forum I believe certain advice changed here after the Beavis case, I could be wrong but that is what I seem to remember reading. Could it be that after winning the above case in question, a claimant could refer back to this case and claim that a defendant had not made use of the appeal process, therefore allowing the claimant to win? Again, in this instance only, I do not know what is to be gained by not making an appeal or concealing the identity of the driver, especially if it is later admitted that the defendant was the driver and was the one to input the incorrect VRN in error. So far no one has educated me as to the reason why. But, of course, when making an appeal, it should be worded carefully so that an error in the appeal process cannot be referred back to. I thought long and hard about whether or not to post here but I wanted to bring up this point for discussion. Yes, I admit I have limited knowledge, but does that mean I should have kept silent? After I posted that I moved away from this forum slightly to find other avenues to increase my knowledge. I bought a law book and am now following certain lawyers on Youtube in the hope of arming myself with enough ammunition to use in my own case. In one video titled “7 Reasons You Will LOSE Your Court Case (and how to avoid them)” by Black Belt Barrister I believe he makes my point by saying the following, and I quote: “If you ignore the complaint in the first instance and it does eventually end up in court then it's going to look bad that you didn't co-operate in the first place. The court is not going to look kindly on you simply ignoring the company and not, let's say, availing yourself of any kind of appeal opportunities, particularly if we are talking about parking charge notices and things like that.” This point makes me think that, it is not such a bizarre judgement in the end. Only in the case of having proof of payment and inputting an incorrect VRN .... could it be worthwhile making a carefully worded appeal in the first instance? .... If the appeal fails, depending on the reason, surely this could only help if it went to court? As always, any feedback gratefully received.
    • To which official body does one make a formal complaint about a LPA fixed charge receiver? Does one make a complaint first to the company employing the appointed individuals?    Or can one complain immediately to an official body, such as nara?    I've tried researching but there doesn't seem a very clear route on how to legally hold them to account for wrongful behaviour.  It seems frustratingly complicated because they are considered to be officers of the court and held in high esteem - and the borrower is deemed liable for their actions.  Yet what does the borrower do when disclosure shows clear evidence of wrong-doing? Does anyone have any pointers please?
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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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      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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Leaving rental contract due to disability


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Hi there,

 

We have a really good landlord but I am in a 3rd floor flat and have found out I have MS.

 

Increasingly I am finding the stairs difficult, both with vision and energy.

 

We still have 8 months to go on a 12 month contract. At the moment we are thinking of staying until the lease is up but we keep seeing ground floor properties with adaptations and are worried that nothing suitable will be around in 8 months.

 

(last time we were looking there were no ground floor properties)

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I will try and find someone who can help.

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I have moved your thread to a more appropriate forum. You need do nothing, it was purely an administrative move.

 

I am sure there will be caggers who will be able to advise what you can do.

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I agree with Mariner - the sooner you discuss this with your landlord, the better.

Hopefully, he will be sympathetic but don't forget he stands to lose money if you leave early, so may ask for some kind of financial settlement in return for surrendering the lease. Or he may require you to continue to pay the rent until a new tenant moves in.

Make sure all communication is in writing.

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Does the single equality act help you here I wonder?

 

I would be looking to contact an MS support group and see if they can help you

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The SabreSheep, All information is offered on good faith and based on mine and others experiences. I am not a qualified legal professional and you should always seek legal advice if you are unsure of your position.

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#SS. why should Equality Act be relevant, unless OP is registered/qualifies as disabled?

MS is a slow progressiive, debilitating disease of the nervous system. As a newly diagnosed MS sufferer, OP is suffering early symptoms of fatigue, so I can understand need to vacate 3rd floor flat (no lift?).

A compassionate LL may offer amenable terms for accepting early surrender if suitable alt can be found. T can vacate at end of fixed term anyway.

Many HA's have difficulty in sourcing ground floor flats for their deserving Ts. PRS LLs not have similar obligation to their Ts

Ultimately it isTs resp to find suitable alt accom and negotiate terms for T release

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You could ask for termination due to frustrated contract, no longer able to get up stairs so cannot occupy the flat. A month's notice should allow LL to find someone else and not suffer any substantial loss. Managing agents are a bit trickier to persuade as they like to add a few quid to everything for their troubles so you may have to consider paying them a fee, even if LL happy enough.

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#SS. why should Equality Act be relevant, unless OP is registered/qualifies as disabled?

MS is a slow progressiive, debilitating disease of the nervous system. As a newly diagnosed MS sufferer, OP is suffering early symptoms of fatigue, so I can understand need to vacate 3rd floor flat (no lift?).

A compassionate LL may offer amenable terms for accepting early surrender if suitable alt can be found. T can vacate at end of fixed term anyway.

Many HA's have difficulty in sourcing ground floor flats for their deserving Ts. PRS LLs not have similar obligation to their Ts

Ultimately it isTs resp to find suitable alt accom and negotiate terms for T release

 

It was an area to explore, not only regarding LL but maybe also to assist in finding somewhere else.

 

FYI "unless OP is registered/qualifies as disabled?" from what the OP has stated already, they qualify as disabled. " I am finding the stairs difficult, both with vision and energy"

 

1. Does the condition impact on their every day living? - YES

2. Is/has there condition likely to/have lasted more than 12 months - YES

 

Remember, the single equality act not only applies to employment law but also in the provision of goods and services.

 

Not sure how it can be used, but I thought I would mention it as it is an avenue worth exploring

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IN this case, if a Disabled Tenant makes a specific request, the LL is duty bound to investigate it and see whether it would be "reasonable" to grant it.

 

IF the T found a suitable property that catered for them and then offered 1 months notice to surrender early on the grounds that their disability prevents them from "Enjoying and Accessing their property", the LL would struggle to argue refusal is reasonable.

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The SabreSheep, All information is offered on good faith and based on mine and others experiences. I am not a qualified legal professional and you should always seek legal advice if you are unsure of your position.

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You could ask for termination due to frustrated contract, no longer able to get up stairs so cannot occupy the flat. A month's notice should allow LL to find someone else and not suffer any substantial loss. Managing agents are a bit trickier to persuade as they like to add a few quid to everything for their troubles so you may have to consider paying them a fee, even if LL happy enough.

 

As a landlord, I'd also ask that the outgoing tenant pays the fees involved with signing up a new tenant - our agent charges £240.

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There is no 'frustration' of contract here. There is also no 'duty' for the LL to investigate this particular request (flat is on the third floor, no lift, there's nothing to investigate - the issue is not INSIDE the rented property, but where the property is located); an AST doesn't account for a LL having to be 'reasonable' in a request to break a fixed term tenancy. The flipside of that would be that the tenant also would have to be 'reasonable' if the LL wanted the flat back sooner - you can see where that type of 'logic' would lead...

 

The disability issues are for discussion and negotiation with the landlord, they do not, in themselves, provide an out from a perfectly valid contract (even death doesn't end a fixed term AST - a s21 notice still has to be served). The LL remains entitled for the contract to be seen out to 12 months - and the tenant remains entitled to that contract being seen out to 12 months. OP can no more use his/her disability to get out of the contract than the LL would be able to use that disability to get the OP out of the flat. There are no breaches of either Equality or Disability laws from the OP's description of the situation.

 

Negotiation is the only legitimate way to proceed - which will probably lead to agreement from OP's 'really good landlord'. Remember, the LL is entitled as of right under the contract, to the rent until the end of the term, so he/she does not need to agree, but if they do, the OP will almost certainly be required to continue paying rent on the property until it is re-let (if it's a nice property, it won't stay on the market long).

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Hi

 

I am afraid I would have to agree you are going to have to negotiate with the Landlord on this matter.

 

You also need to consider getting as much medical evidence as possible that they need to move from present flat location to a suitable ground floor flat. Doctors letter, Consultants letter and also

 

get onto your local councils, social work dept and request an Occupational Therapy Assessment for the property you are in at present.

 

(They need to be specific in the letters that it is a Ground Floor property, How many bedrooms and the medical reason if an extra bedroom required and any specific medical requirements the property needs to have)

 

Also have a look on the net for Housing Associations etc in your local area and get application forms into them so you are added to their waiting list.

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I advise to the best of my ability, but I am not a qualified professional, benefits lawyer nor Welfare Rights Adviser.

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  • 9 months later...

We have been told that our property is no longer suitable, health wise by an Occupational Therapist and a Neurologist.

We have been offered another house, with a lift. Much more suitable for health.

Only problem is we still have several months left on the contract (12 month contract) - 9 months left.

This has a second issue of getting a landlord reference when we are leaving early.

The landlord is aware of the situation. In that stairs are making it so I can't walk any more. Ending up stuck upstairs.

I'm almost thinking of passing it up because of the money if we have to pay two rents over 7-8 months.

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I assume this is a private rental. Are you sure that the Fixed Term is for a whole year. Sometimes tenancy agreements are drawn up for a year but the Fixed Term is only 6 months. Your best bet it probably to negotiate with the LL. If the property gets relet LL cannot usually get the rent twice.

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Legally all you can do is to offer 'early surrender' on LLs terms. He may allow you to leave to move in to new flat at end of current rental period in exchange for cash amount equiv to rent to end of month 6 (or less). He may be relieved to get property back early rather than wait for month 12 end.

If accepted, get a Deed of Surrender signed by both Parties to end the T on that daY.

NEGOTIATE with LL.

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