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    • 4 th time we've merged your threads  for complete history of your story please keeps to one thread
    • @dx100uk @ anyone else interested in Fighting HSBC UK  Staff/department non compliance and incompetence/interference in between HSBC UK and customers.   I wanted to know what you guys had to say about the reply i got from HSBC UK today.    Recap. I originally turned to HSBC UK to be reunited with Money i saved in accounts that where frozen and made dormant during the year 1995.   HSBC UK Teams tell me that HSBC UK only allows them to have access to account records dated back 6 years. there for they do not have the records, can not locate the records i requested for in my SAR. there for HSBC UK teams Ignored my SAR application for records of accounts made frozen and dormant during the year 1995. HSBC then claim if the accounts where closed they will no longer hold records of these accounts and tell that to the ICO. I again explained to HSBC UK and the ICO the records of accounts where left frozen and dormant.   HSBC UK teams continue to tell me over the phone that The records i requested for in my SAR, will not be located or do not exist because HSBC only allows them to have access to records of accounts dated back 6 years.    I returned to HSBC highlighting there is no such provision in the Data Protection Act.   HSBC UK teams today totally ignored my complaint again and confirmed with me they are classing my complaint as wanting to locate accounts that where closed.   Let me know what you think about the  HSBC UK teams response to my last complaint. Is there any other letters i can send them to confirm thay are not correct about what they have done.    The HSBC UK letter starts of by:You've been unable to recover funds you held in HSBC UK Accounts that were closed in 1994 to 1995, and to obtain the account details for the accounts concerned. You've been advised that we only retain records for up to 6 years, but you've been unable to locate any provision for this within the Data Protection Act (DPA). You require a Certificate of Destruction from HSBC UK to evidence the destruction of the data concerned. You feel your Subject Access Request (SAR) has been ignored by HSBC UK.   HSBC UK Teams now go on to explain: In respect of you being advised we only retain records for up to 6 years, but having been unable to locate any  provision for this within the Data Protection Act (DPA), I can confirm that under the DPA, we are obliged to only keep records for as long as we deem necessary, in order to effectively manage our data. So, for most cases, this will be for no more than 6 years.   In regards to your request for a Certificate of Destruction from HSBC UK to evidence the destruction of the data concerned, I regret that this isn't something that we can provide, as we don't keep records of when individual customer data was destroyed. I'd also like to clarify that if the accounts concerned were closed after becoming dormant, that we would have sent you closing statements at the time.   Lastly, I'm sorry you feel we've ignored your SAR. I want to assure you that we'll always look to accommodate a request for a SAR as best as we can. However, if we're unable to locate the account details and information required, this will mean we're unable to fulfil the request, which has unfortunately been the case on this occasion.   How else do you think i can highlight to HSBC that the teams dealing with My complaint, and request to be reunited with my money is not going to departments that can deal with my demand for services.?  
    • Hi   I have to agree if you have paid off the debt owed to them via this meter and are up to date on your bills  I would look at changing supplier and as said asking new supplier to install a standard meter and look for the best deals for you.
    • I have severe anxiety and going to leave my job and have been invited to a meeting but dont wish to attend that is three hours away from where I am. Can I legally give the  permission to decide without my being there? I cannot handle going as I know I'm going to be fired anyway as on my final warning. I'm also giving in my notice this week too! This job is just too much for me now and I cannot work here any longer. It's no good for my health and sanity  I am sick to my stomach thinking about going and about to hand my notice in anyway    
    • Thankyou it’s because I’m awaiting the outcome and a friend said I will be turned down as I asked them a while back if I had ppi on the account and how much it was and they replied.  But they did only send me a short confirmation with the amount and that they trust that answers my enquiry. i just wanted to be prepared if they wouldn’t turn me down based on that. Thanks for your advice on that mate 
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Dear all

 

A current AST comes to an end on a property on the 17th August. When my agent enquired whether the tenants would like to renew, they told him they were splitting up. On this basis my agent advised issuing a S21 as he was concerned about affordability. The tenants are an unmarried couple with three children.

 

One of the current tenants (male) is now starting treatment for a serious condition and now the partner of the sick tenant has texted me offering me 6 months rent upfront to stay when the AST ends as she says that they are working on getting back together and don't want the stress of moving.

 

There is a guarantor already in place for this AST plus 6 months deposit. I am tempted to accept this as it will avoid a void period. Is there anything to be concerned about? I know Johnson V Old has ended concerns about registering rent upfront as a deposit. If I accept this, should a new 6 month agreement be put in place (as my agent suggested)? Or should I let it go on to a monthly rolling tenancy?

 

What about the notice period and serving a S21 when the 6 months draws to an end? The female tenant apparently told my agent 3 weeks ago when we sent the S21 that she would stay on regardless (seems to have backed down on this though) - so I am slightly worried about her volatility. It would have meant I would have had to get a possession order.

 

My agent's renewal charge is 4 %. Would you expect that a 6 month renewal means that I would pay 4 % on the 6 months rent?

 

Sorry if this post is confusing. I guess I am asking if anybody thinks it might be a bad idea to let them stay on after the threat of staying after the AST expires. Obviously they still might if the council advises them to stay and the 6 months upfront would mean this potential disaster is abated but what are the issues after the 6 months elapse?

 

Thanks in advance for any advice :)

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When did current Tenancy commence? month/year, for what fixed term?

Personally I would let current T go periodic, even if only to deprive LA his renewal fee

Perhaps ask G if they wish to remain G for T, if No then req T to provide new G

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Hi thanks for the reply.

It was a 12 month AST and began August 2015.

 

As the agent has started viewings do you think they will get annoyed if I negotiate a periodic? Is a periodic tenancy better for me? I don't have contact details for G - should I ask T to het him to contact me, or no deal? Will G still be bound if the tenancy goes periodic?

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Update:

Tenant now saying she won't leave until eviction as the council have advised her to stay beyond the s 21 expiring next month. BUT - she has a guarantor and I am inclined to let the tenancy go periodic to avoid the hefty eviction fees and void period/ My agent says that his TOB states that the whole original commission rate is due for a periodic which I have now disputed.

 

Shall I just go for it and get a possession order? I don't mind if they stay and would prefer the consistent rent even though they want council housing so are being unpleasant.

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Dear fellow caggers

 

I apologise if this is a repeat post as it raltes to my other thread but the situation in the other thread is now not happening and I have another query:

 

My tenants were issued with a S21 that expires at the end of the fixed term in the middle of this month.

 

The tenant now saying she won't leave until eviction as the council have advised her to stay beyond the s 21 expiring next month. BUT - she has a guarantor and I am inclined to let the tenancy go periodic to avoid the hefty eviction fees and void period/ My agent says that his TOB states that the whole original commission rate is due for a periodic which I have now disputed. I don't mind if they stay and would prefer the consistent rent even though they want council housing so are being unpleasant. They refuse to communicate with me - all this is coming from the agent.

 

There have been no rent arrears although a few late payments and if they stop paying rent they potentially risk making themselves becoming intentionally homeless so the council may not help them in that case.

 

Any advice gratefully received.

 

Thanks!

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Hello there.

 

I think it will help the advisors to have the history of this, so I've merged your threads and kept the new title.

 

HB


Illegitimi non carborundum

 

 

 

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Previous related thread http://www.consumeractiongroup.co.uk/forum/showthread.php?466335-Tenants-want-to-pay-6-months-rent-up-front-after-s21-has-been-issued

(HB beat me to it by merging threads)

 

IMO proceed with valid s21 repo and ask Judge to award costs against the T.

T will remain hopeful of obtaining Council Housing, which may be offered for occupation at short notice. When repo is granted, T may be eligible for emergency accom in B&B.

If you can't cope with costs of a void/renovation/repo, time to reassess your position as PRS LL.

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I can cope with the costs though in London they are very heavy. But the advice I got was to go periodic (from a lawyer) but welcomed other opinions, that's all.

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Hi all!

 

My agent wants to charge the full renewal fee of 4 % plus VAT for a fixed term tenancy that went periodic. No labour was required to do this including checking whether or not the tenants left after a section 21 was issued. They wanted me to do this!

 

They have graciously allowed me to pay on a quarterly basis.

 

The fee charged is the same as for a renewed tenancy with a new AST. Is this a fair fee and can it be challenged?

 

 

Thanks to you all.

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I am reluctant to comment on an unseen Contract clause, but generally no one can charge a renewal fee JUST for allowing T to become SPT at end of fixed term -as it is T's Statutory Right.

Is the LA a member of a Trade Body, eg ARLA? If so, complain to them.

LA may decide to cancel their Contract with you if not paid - Oh Joy!

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Fees

 In the event of the tenant, introduced directly or indirectly to the property, renewing the tenancy for a further period, or if the tenancy falls into a periodic tenancy due to a contract renewal not taking place, you agree to pay ******* a further fee, which will be equal to that of the initial commission agreed plus VAT, of the gross annual rental that year. ******** will complete contracts for renewal where requested, the cost of which to the landlord is included in the renewal charge.

 

page 3/9 in the terms of business.

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