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    • They have defended the claim by saying that the job was of unsatisfactory standard and they had to call another carpenter to remedy. My husband has text messages about them losing the keys a second time and also an email. What do they hope to achieve??? Most importantly,  as far as I have seen online, now I need to wait for paperwork from the court, correct?
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    • They did reply to my defence stating it would fail and enclosed copies of NOA, DN Term letter and account statements. All copies of T&C's that could be reconstructions and the IP address on there resolves to the town where MBNA offices are, not my location
    • Here are 7 of our top tips to help you connect with young people who have left school or otherwise disengaged.View the full article
    • My defence was standard no paperwork:   1.The Defendant contends that the particulars of claim are generic in nature. The Defendant accordingly sets out its case below and relies on CPR r 16.5 (3) in relation to any particular allegation to which a specific response has not been made. 2. Paragraph 1 is noted. The Defendant has had a contractual relationship with MBNA Limited in the past. The Defendant does not recognise the reference number provided by the claimant within its particulars and has sought verification from the claimant who is yet to comply with requests for further information. 3. Paragraph 2 is denied. The Defendant maintains that a default notice was never received. The Claimant is put to strict proof to that a default notice was issued by MBNA Limited and received by the Defendant. 4. Paragraph 3 is denied. The Defendant is unaware of any legal assignment or Notice of Assignment allegedly served from either the Claimant or MBNA Limited. 5. On the 02/01/2023 the Defendant requested information pertaining to this claim by way of a CCA 1974 Section 78 request. The claimant is yet to respond to this request. On the 19/05/2023 a CPR 31.14 request was sent to Kearns who is yet to respond. To date, 02/06/2023, no documentation has been received. The claimant remains in default of my section 78 request. 6. It is therefore denied with regards to the Defendant owing any monies to the Claimant, the Claimant has failed to provide any evidence of proof of assignment being sent/ agreement/ balance/ breach or termination requested by CPR 31.14, therefore the Claimant is put to strict proof to: (a) show how the Defendant entered into an agreement; and (b) show and evidence the nature of breach and service of a default notice pursuant to Section 87(1) CCA1974 (c) show how the claimant has reached the amount claimed for; and (d) show how the Claimant has the legal right, either under statute or equity to issue a claim; 7. As per Civil Procedure Rule 16.5(4), it is expected that the Claimant prove the allegation that the money is owed. 8. On the alternative, as the Claimant is an assignee of a debt, it is denied that the Claimant has the right to lay a claim due to contraventions of Section 136 of the Law of Property Act and Section 82A of the consumer credit Act 1974. 9. By reasons of the facts and matters set out above, it is denied that the Claimant is entitled to the relief claimed or any relief.
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Estate agent kept holding deposit. Letter before action or Property Ombudsman?


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Hello and happy new year!

 

I have recently noticed from my bank statements that in 2011, a deposit for a flat was never paid back.

 

It was £400 holding deposit, £50+VAT admin fee and the rest and £87+VAT referencing.

 

The contract I have on email states non-refundable if the letting is 'frustrated', and defines that as, if credit info is withheld from the application OR if I cancel the letting.

 

The agent actually cancelled the letting, and no referencing was carried out because I checked with the referencing agency. So I did not 'frustrate' anything and never moved in. Yet all the money was kept.

 

I was planning on writing a letter before action for the full amount of £565(approx) plus 8% interest from 2011, and giving 2 weeks/10 working days to repay. (I went to the Property Ombudsman website and if I go through them the process looks to be much longer and more complicated). So hopefully this can all be resolved in a couple of weeks.

 

Is this the best course of action? Thank you for reading!

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as you have only just noticed the lack of repayment you had better just send a letter asking for all of the money back. if they dont respond or prevaricate then you send a lba. If they still dont pay up then you issue a claim via the courts service and then you can add the statutory interest. Until that point unless you entered into a different type of agreement then no interest is due to you as you have only just become aware of the lack of payment. If they had witheld it all that time and you had asked for it previously then interest at bank base rate would be the norm.

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Before starting court action make sure that the business is still active (companies house website) and if it is a limited company your contract/paperwork actually says "limited" or "ltd".

Without this wording the paperwork cannot be linked to the limited company and they would use that as their defence.

So if that's the case you would have to go after whomever signed the paperwork personally.

Of course you better check that they have assets first, otherwise you would just throw money away.

In other words you have to do a bit of homework before you do anything.

BTW, I don't think you can ask for 8% interest at this stage, but surely you can if it goes to court.

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Thank you for your replies. They are much appreciated.

 

It is a chain estate agents so they are definitely still in business.

 

As it was such a long time ago I feel like a letter asking for my money back would say the exact same thing as a letter before action. They may even ask for more info, which I would prefer not to give just in case it goes to court and I need to withold info for my defence.

 

And I was never given any legitimate reason for not being allowed to move in, and nothing on email. (Although I have a very strong suspicion). Yet I am able to prove that I sent emails asking why and was ignored.

 

So at this point perhaps I should just send the letter before action.

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It sounds like an improbable situation to be rejected from a property and then to not notice that you'd never been paid back!

 

Have you asked them for the money before?

 

If not, personally I think a letter out of the blue which may land on the desk of someone who wasn't involved may put that person's back up and make them less likely to respond constructively.

 

In particular, asking for 8% interest at this point could be regarded as unacceptable by them. For info a friend of mine was recently awarded only 4% by a judge on the basis that interest rates are low, and apparently this is relatively normal.

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Hi Steve, thanks for your input. Yes I understand that I am not able to ask for any interest at this stage.

 

I do however have emails, contracts and payment proof. Enough for them to hopefully see that I did not frustrate the letting and look into the fact that I was never refunded.

 

(It was a stressful time for various reasons so I did not remember the refund. And I was checking my past bank statements regarding PPI, thats how I noticed.)

 

Any contact is effectively 'out of the blue'. I'm not sure how I could ensure they definitely would respond constructively.

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If they ask for more information and you withold it you will lose a court claim as you have to "show a clean pair of hands". As suggested, just an ordinay letter asking for the matter to be looked into and resolved quickly will be the first step. If they dotn respod or deny the money is due etc then you can make it more formal but you will have to explain yourself properly.

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