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    • further polished WS using above suggestions and also included couple of more modifications highlighted in orange are those ok to include?   Background   1.1  The Defendant received the Parking Charge Notice (PCN) on the 06th of January 2020 following the vehicle being parked at Arla Old Dairy, South Ruislip on the 05th of December 2019.   Unfair PCN   2.1  On 19th December 2023 the Defendant sent the Claimant's solicitors a CPR request.  As shown in Exhibit 1 (pages 7-13) sent by the solicitors the signage displayed in their evidence clearly shows a £60.00 parking charge notice (which will be reduced to £30 if paid within 14 days of issue).  2.2  Yet the PCN sent by the Claimant is for a £100.00 parking charge notice (reduced to £60 if paid within 30 days of issue).   2.3        The Claimant relies on signage to create a contract.  It is unlawful for the Claimant to write that the charge is £60 on their signs and then send demands for £100.    2.4        The unlawful £100 charge is also the basis for the Claimant's Particulars of Claim.  No Locus Standi  3.1  I do not believe a contract with the landowner, that is provided following the defendant’s CPR request, gives MET Parking Services a right to bring claims in their own name. Definition of “Relevant contract” from the Protection of Freedoms Act 2012, Schedule 4,  2 [1] means a contract Including a contract arising only when the vehicle was parked on the relevant land between the driver and a person who is-   (a) the owner or occupier of the land; or   (b) Authorised, under or by virtue of arrangements made by the owner or occupier of the land, to enter into a contract with the driver requiring the payment of parking charges in respect of the parking of the vehicle on the land. According to https://www.legislation.gov.uk/ukpga/2006/46/section/44   For a contract to be valid, it requires a director from each company to sign and then two independent witnesses must confirm those signatures.   3.2  The Defendant requested to see such a contract in the CPR request.  The fact that no contract has been produced with the witness signatures present means the contract has not been validly executed. Therefore, there can be no contract established between MET Parking Services and the motorist. Even if “Parking in Electric Bay” could form a contract (which it cannot), it is immaterial. There is no valid contract.  Illegal Conduct – No Contract Formed   4.1 At the time of writing, the Claimant has failed to provide the following, in response to the CPR request from myself.   4.2        The legal contract between the Claimant and the landowner (which in this case is Standard Life Investments UK) to provide evidence that there is an agreement in place with landowner with the necessary authority to issue parking charge notices and to pursue payment by means of litigation.   4.3 Proof of planning permission granted for signage etc under the Town and country Planning Act 1990. Lack of planning permission is a criminal offence under this Act and no contract can be formed where criminality is involved.   4.4        I also do not believe the claimant possesses these documents.   No Keeper Liability   5.1        The defendant was not the driver at the time and date mentioned in the PCN and the claimant has not established keeper liability under schedule 4 of the PoFA 2012. In this matter, the defendant puts it to the claimant to produce strict proof as to who was driving at the time.   5.2 The claimant in their Notice To Keeper also failed to comply with PoFA 2012 Schedule 4 section 9[2][f] while mentioning “the right to recover from the keeper so much of that parking charge as remains unpaid” where they did not include statement “(if all the applicable conditions under this Schedule are met)”.     5.3         The claimant did not mention parking period, times on the photographs are separate from the PCN and in any case are that arrival and departure times not the parking period since their times include driving to and from the parking space as a minimum and can include extra time to allow pedestrians and other vehicles to pass in front.    Protection of Freedoms Act 2012   The notice must -   (a) specify the vehicle, the relevant land on which it was parked and the period of parking to which the notice relates;  22. In the persuasive judgement K4GF167G - Premier Park Ltd v Mr Mathur - Horsham County Court – 5 January 2024 it was on this very point that the judge dismissed this claim.  5.4  A the PCN does not comply with the Act the Defendant as keeper is not liable.  No Breach of Contract   6.1       No breach of contract occurred because the PCN and contract provided as part of the defendant’s CPR request shows different post code, PCN shows HA4 0EY while contract shows HA4 0FY. According to PCN defendant parked on HA4 0EY which does not appear to be subject to the postcode covered by the contract.  6.2         The entrance sign does not mention anything about there being other terms inside the car park so does not offer a contract which makes it only an offer to treat,  Interest  7.1  It is unreasonable for the Claimant to delay litigation for  Double Recovery   7.2  The claim is littered with made-up charges.  7.3  As noted above, the Claimant's signs state a £60 charge yet their PCN is for £100.  7.4  As well as the £100 parking charge, the Claimant seeks recovery of an additional £70.  This is simply a poor attempt to circumvent the legal costs cap at small claims.  7.5 Since 2019, many County Courts have considered claims in excess of £100 to be an abuse of process leading to them being struck out ab initio. An example, in the Caernarfon Court in VCS v Davies, case No. FTQZ4W28 on 4th September 2019, District Judge Jones-Evans stated “Upon it being recorded that District Judge Jones- Evans has over a very significant period of time warned advocates (...) in many cases of this nature before this court that their claim for £60 is unenforceable in law and is an abuse of process and is nothing more than a poor attempt to go behind the decision of the Supreme Court v Beavis which inter alia decided that a figure of £160 as a global sum claimed in this case would be a penalty and not a genuine pre-estimate of loss and therefore unenforceable in law and if the practice continued, he would treat all cases as a claim for £160 and therefore a penalty and unenforceable in law it is hereby declared (…) the claim is struck out and declared to be wholly without merit and an abuse of process.”  7.6 In Claim Nos. F0DP806M and F0DP201T, District Judge Taylor echoed earlier General Judgment or Orders of District Judge Grand, stating ''It is ordered that the claim is struck out as an abuse of process. The claim contains a substantial charge additional to the parking charge which it is alleged the Defendant contracted to pay. This additional charge is not recoverabl15e under the Protection of Freedoms Act 2012, Schedule 4 nor with reference to the judgment in Parking Eye v Beavis. It is an abuse of process from the Claimant to issue a knowingly inflated claim for an additional sum which it is not entitled to recover. This order has been made by the court of its own initiative without a hearing pursuant to CPR Rule 3.3(4)) of the Civil Procedure Rules 1998...''  7.7 In the persuasive case of G4QZ465V - Excel Parking Services Ltd v Wilkinson – Bradford County Court -2 July 2020 (Exhibit 4) the judge had decided that Excel had won. However, due to Excel adding on the £60 the Judge dismissed the case.  7.8        The addition of costs not previously specified on signage are also in breach of the Consumer Rights Act 2015, Schedule 2, specifically paras 6, 10 and 14.   7.9        It is the Defendant’s position that the Claimant in this case has knowingly submitted inflated costs and thus the entire claim should be similarly struck out in accordance with Civil Procedure Rule 3.3(4).   In Conclusion   8.1        I invite the court to dismiss the claim.  Statement of Truth  I believe that the facts stated in this witness statement are true. I understand that proceedings for contempt of court may be brought against anyone who makes, or causes to be made, a false statement in a document verified by a statement of truth without an honest belief in its truth.   
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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.

      We will be getting that transcript very soon. We will look at it and we will understand how the judge made such catastrophic mistakes. It was a very poor judgement.
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      This is good ethical practice.

      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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Hi all, I'm due to leave our property at the end of March after living there for 4 years.  For those four years we have had two cats (agreed with the landlord) living in the property.  Out of the blue the lettings agent have told us that we need to have the property fumigated.

I feel this is an unnecessary step as both our cats undergo regular check ups and are flea protected.

Can I please have some advice on whether this is normal, as different lettings agents seem to have different ideas of what is a requirement and what isn't.  They have stated that there is a provision in the DPS regulations as fleas can lay dormant.

This is the first I have heard of this expectation and there's no provision for any fumigation upon our exiting the property within the tenancy agreement.

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Hi, theres nothing in the lease referring to fumigation. They make reference to us having been granted permission to have two cats at the property, but that's all the paragraph states.

I've looked on the DPS website and read the guidelines, and there doesn't appear to be anything in there about pets other than if there has been evidence they had caused any damage to the property, or had defiled the property.

There is a bit I'm there about cleaning, but all that means to me is that the onus is on us to leave the property as close to how it was when we moved in.  Taking into account the length of time we have been in the property.

I've said to them that having the property fumigated is unnecessary,  but they're still referring to the DPS guidelines.

 

Edited by Jase1982
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What is normal after having pets in a property is to have the carpets professionally cleaned, and have the carpet cleaner use a flea treatment solution. this ensures that any eggs etc are neutralised, and has always historically been good enough for any end of tenancy... Just make sure that the cleaner marks it on the receipt that flea treatment has been included.

I am not a solicitor :!::!:

 

Most of my knowledge came from this site :-D:-D

 

If I have been helpful in any way at all .............. Please click my star..... :-(:-(

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That sounds fair, although we have wood laminate flooring throughout most the house... the only part of the house where we have carpet is the stairs and landing.  All the furniture is ours too.

Neither cat are allowed anywhere near the upstairs either as we have a three year old.

I have settled on getting it professionally cleaned before we leave but surely fumigation is over the top?  Unless there are signs of a serious infestation.

Edited by Jase1982
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are they asking you to arrange it or are they sating they are going to do it and charge you? There is a big difference so read your tenancy carefully and then you wont have to pay for something that isnt necessary or contractual. i agreee that spraying as part of a deep clean and getting that signed off is a smart move as it will save money and aggro

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They are saying I need to either arrange for fumigation, or they will.  If they do it, it'll come out of the deposit.

The tenancy agreement has nothing in there that covers when we leave.

I don't mind the aggro.  At the end of the day we don't have very much money and this move is costing us an arm and a leg.  I just wanted to know if it was normal to request separate fumigation.  We could end up losing a third of our deposit if they want the place turned into a show room.

I don't think it's unreasonable to expect a certain standard after living there for four years, and I don't see why we should pay so that they can make even more profit.  If they want to clean it professionally they can.

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Ask them to provide a source within DPS guidelines, where fumigation is required and an allowable Landlord deduction?

Also ask they outline where within your Tenancy Agreement that fumigation is required upon exit and at your cost?

Bottom line, if it's not in your agreement then they can go swivel. Chancers

Edited by Sparxeh
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She's now trying to argue a weak legal point, in that we had no allowance in our contract for two cats so we have broken the agreement.  This is despite her admitting we already had an agreement (via the landlord's words) to have cats in the property, and a hard copy agreement (that I have), which they have conveniently misplaced.

 

Does renting have to be this hard?  If there was no agreement why have they let it pass after four yearly inspections.

 

She's gone off to speak with the DPS about their guidelines.  The same guidelines she was initially adamant provide for the allowance of fumigation upon leaving a property.  Honestly, they need to give lettings agents more training because they don't know what they're talking about, and you could drive a tank through their agreements.

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  • 4 weeks later...

Hi,

 

Has anyone got any advice for what my next step might be with obtaining a return of my deposit?  I requested return via the DPS on the 28th March.  We physically left the property on the 30th, and the keys were handed back on the 1st of April, which is when the checkout inventory was carried out.

 

The agent came back and said they would need to review the checkout inventory first before making any deductions.  My worry is that the guy doing the inspecting said that he would do a final inspection and advise us of any issues that might cause us to lose any of the deposit (This inspection took place about a month before we moved out).  He only listed one thing we needed to address along with general advice about mowing the lawn and trimming the hedges.  When we received the checkout inventory it contained a lot more detail with at least ten things listed as the tenants responsibility.  Obviously I would imagine they would look to charge for these things as we are now not in a position to remedy them.

 

I've not heard anything from them since last Tuesday, and I know they have to return the deposit within ten days - Is there any advice on what my next step should be?  When would the ten days elapse?

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you ask and if they dont respond you follow the procedure laid down in law.

That meand that you have to look up all about getting your deposit returned under the TDS and follow the protocols. It may be a court matter but better to try all other menas first so start off with a letter requesting payment forthwith.

Who is holding the deposit? a scheme or the LA under a trade association sign off?

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Hi, it's all sorted now.  They came back late yesterday and only claimed £156 for fumigation costs, which I raised another thread about.  I accepted the fumigation cost just to move on because there were other areas they could have easily shafted us over - We decorated for instance.  It did seem odd they fixated on the one issue that was inconsequential, and ignored other areas they had a clear right to deduct monies.

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