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    • Update. The ASB team have categorically said they want to send a letter to the idiot saying... you are upsetting your neighbor, please come in to talk about this, we need to tell you we have no power to do anything about this though... WTAF?   They also said my only option to stop idiot parking and obstructing our kerb is to park our other car outside idiots property 🤔 because the car is now not obstructing enough to get a ticket and not breaking any law! Even though it's obviously being done to cause annoyance.   Just seems beyond belief!
    • Ok, quick update on this.  Mediation didn't happen - mainly because I missed the deadline for agreeing to the date - I didn't realise the deadline was quite so tight - and I had been away for the weekend and not reading my emails - anyway - although it was bad to not formally respond, it didn't really make too much difference because due to the lack of viable evidence provided by the claimant, mediation would have been pointless.   So I've been waiting to head what court date has been allocated to my case. However, instead I received a "General Directions or Order" letter.    Sorry - I meant to bring it in (to where I'm writing this).....but basically the gist of it was that the claimant had 14 days to respond providing evidence e.g. signed credit agreement etc. - and then I had 14 days after that to respond stating whether I accepted that evidence and whether I wanted to withdraw defence.    The letter was sent around the beginning of the month - therefore their 14 days are more or less up - I haven't heard anything - albeit, I need to factor in postage times - but surely this means my 14 days are not really 14 days....but more a case of the time left before the end of October and when or if I get anything from the court of the claimant with their evidence.   My question really is:    Is it a stupid question - but I cannot really do anything until I receive anything - at the moment, the court won't know what they've sent me (in response to my CCA request) - i.e. the poorly presented application form - meaningless statements - no clear signed credit agreement etc. - so this step is basically the court asking whether there is enough evidence in order to allocate a court date?   I'm assuming I should get a copy of whatever the claimant provides to the court?   Many thanks  
    • hello again, do you think this witness statement better suits my needs witness 2.pdf
    • Hi all   Does this link indicate whether or not Woodside Park station is under the TFL Byelaws or not, as I'm a bit confused?!   https://tfl.gov.uk/corporate/transparency/freedom-of-information/foi-request-detail?referenceId=FOI-2209-1819   Rgds. Andy
    • I am hoping someone can offer me some advice concerning an issue with my former landlord, please. In short, I took possession of a property he was letting out just over ten years ago. Having viewed and been offered the letting, I accepted and paid the deposit plus the first month’s rent and moved in. Meanwhile, the landlord had gone on holiday and it was not until a week or so after I had moved in that I saw him again when he came around to see if we had settled in OK. I told him all was fine and took the opportunity to ask him where the parking space was located as there is only “pay per hour” on street parking outside and a commercial car park approaching half a mile away. He said there was no parking included with the accommodation. Yet the lease which we had each signed clearly stated that the property included the use of a parking space. He told me that this was an error on his part and that there was no parking space included with the property. Having already vacated my previous letting and paid the deposit and the rental advance and moved all my effects into the new letting – in addition to not wanting a major fallout with my new landlord (I also had a wife and three children to consider), I erred on the side of caution and did not press the matter.   However, the kids have all grown and flown and we have been obliged to downsize to a one bedroom apartment (with parking, happily). This was nearly three months ago and I have only yesteray received contact from my former landlord’s lawyer stating I still owe him (the landlord) money. I am waiting to learn the grounds for his claim and have requested a full breakdown of that alleged indebtedness from his lawyer but, having been very good tenants who always paid the rent on time and not only took great care of the old property but also did a lot of unpaid work improving it over the course of our ten year residence, I am quite annoyed to be treated so meanly. Regardless of whether or not it transpires that I do, unwittingly, owe this man money I am wondering whether or not I might have a counter claim against him for the false representation of his lease and perhaps even be compensated for the ten years I spent paying for on street parking as well as putting up with the daily (often hourly) inconvenience of that.   If someone could advise me, I would be very grateful.   Thank you.  
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Bean192

Please can anyone help me with a Letting problem?

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Hold on the Letting Agent has given there 'Final Response' to the OPs complaint about the Holding Deposit in there response as it specifically states 'Final Response'.

 

So the OP doesn't need to wait the 8 weeks to proceed to the Property Ombudsman: https://www.tpos.co.uk/

 

What I would suggest is to get yourself writing out a Subject Access Request (SAR) simply asking for 'ALL DATA'  and send it to the Letting Agent. (note a SAR is now free due to the GDPR which is now part of the DPA 2018)

 

Remember to tell the other students to send there own SAR to them as well

 

1. You could go direct and complain to the Property Ombudsman.

 

or

 

2. Send the SAR (they have 30 calendar days) first to see if they comply and what info they send you then you use all this then proceed to the Property Ombudsman

 

 

 

 


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Posted (edited)

Thanks @stu007, will arrange for these to be sent.  @king12345 Can I ask why you think the Property Ombusman if they are pro the Estate Agent as seems to think they are and a waste of time?

Edited by Bean192
wrong tags

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Had many runnings with estate agents before I decided to be my own estate agent.

All cases brought to ombudsman resulted in "yes, they've done wrong and they've lied, this should be a learning point" no compensation or even refund awarded.

Same cases and 2 more brought to county court were immediately closed when paperwork hit their desk.

That's why i think you should avoid the ombudsman. 

And by the way, the ombudsman survives from fees paid by estate agents, so effectively the ombudsman is their employees.

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1 hour ago, king12345 said:

Had many runnings with estate agents before I decided to be my own estate agent.

 

Thank you, that explains a few things !


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2 hours ago, 45002 said:

 

Thank you, that explains a few things !

Explains what things???

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Posted (edited)

Thanks @king12345, so this is a Small Claims Court (MCOL) route then?

Edited by Bean192

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monetary value of your claim dictates that

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Yes, it will surely be under 10k i suppose

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On 30/08/2019 at 01:03, stu007 said:

Hold on the Letting Agent has given there ' Final Response' to the OPs complaint about the Holding Deposit in there response as it specifically states ' Final Response'.

 

So the OP doesn't need to wait the 8 weeks to proceed to the Property Ombudsmanhttps://www.tpos.co.uk/

 

What I would suggest is to get yourself writing out a Subject Access Request ( SAR) simply asking for 'ALL DATA'  and send it to the Letting Agent. (note a SAR is now free due to the GDPR which is now part of the DPA 2018)

 

Remember to tell the other students to send there own SAR to them as well

 

1. You could go direct and complain to the Property Ombudsman.

 

or

 

2. Send the SAR (they have 30 calendar days) first to see if they comply and what info they send you then you use all this then proceed to the Property Ombudsman

 

 

 

On 30/08/2019 at 01:03, stu007 said:

 

 

Superb advice,

 

I won my battle with letting agent fees using a simple GDPR, SAR request. He can bluster about only talking to lawyers all he wants, but he cannot ignore an SAR request without being in breach of GDPR regulations which can carry a fine big enough to shut his company down and bankrupt him. 

 

SAR is a tool that gives you complete transparency, into how any company handles your information, including emails, screenshots, conversations about you. Often it's all you need for evidence if it needs to go to court, or as in my case they backed down. I had them bang to rights!

 

 

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Hi

 

I have to disagree with @king12345 as you are going from your own experiences again.

 

When the OP has the new Tenants Fee Act 2019 that came into force on 1st June 2019 to assist them as the Letting Agent to date has refused to clarify which Parts of that Act they are relying on to refuse to return the Holding Deposit.

 

I fully stand by my post#27

 

Yes the OP my decide to go down the court route but that is there decision after getting good informed advice.

 


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I do speak for experience and the property ombudsman in my experience is a waste of time.

Then if you would like to delight us with your personal experience with the ombudsman,  maybe I can appreciate that I've just been unlucky.

However,  reading the many ombudsman threads here on cag, I tempt to believe that I'm not alone in distrusting them.

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King the last thing I am going to say as this is this OPs Thread,

 

Was your experience specifically to do with Holding Deposits and was the Tenant Fees Act 2019 that came into Force 1st June 2019 in Force at the time of your experiences?

 

You are aware that if you Do Not Accept The Public Ombudsman's Final Decision you can proceed to Court (but so can the letting agent)

 

https://www.tpos.co.uk/our-final-decision-and-compensation

 

Quote

What if I don’t agree with the final decision?

If you don’t agree with the final decision, you cannot appeal against it, as you would have already had the chance to represent when you received the proposed decision, but you can take your complaint to court or find another organisation who may be able to help. The agent can also take you to court to recover any fees you haven’t paid.

 

 


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Not specifically,  it was earlier, but when the ombudsman agrees that the letting agent have lied and this should be a learning point rather than cause for refund, then you tempt to lose faith in them, don't you?

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@stu007 @BankFodder please can you check the Letter of Claim below before we send this to the Letting Agent

 

Address

This Letter is on behalf of the following individuals;

Names of people involved in paying Holding Deposit

Address of Letting Agent

3 September 2019

 

Letter before Court Claim

 

Dear Sir

Re: Address of Property

 

Following our communication on email with reference to the Lease of the above Property this letter explains our situation and why we were left with no choice but to pull out of the Let and why we are entitled to a full refund.

We are once again requesting a full refund of the Holding Deposit which we paid you in good faith on the 2nd August 2019 of £705. This was paid to you because you agreed to a 6 month break clause in our Lease – something which was very important to us.

 

We have attached a copy of your correspondence where you agreed to this 6 month break clause

We would like a reply as soon as possible so that we know you have received this letter.

If you don't agree to the refund, could you please then send us a detailed response saying why you don't agree.

 

If we do not receive a satisfactory response from you within 30 days of the date of this letter, we intend to issue proceedings against you in the County Court without further notice.

This may increase your liability for costs.

 

We refer you to the Practice Direction on pre-action conduct under the Civil Procedure Rules, and in particular to paragraph 13-16 which sets out the sanctions the court may impose if you fail to comply with the Practice Direction.

 

We look forward to your acknowledgement.

Yours faithfully

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Yes thats fine...did you send a SAR ?   Are you not going to wait for a response before issuing the LOC ?

 

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Please can you tell me how long i should allow for a response to the SAR?

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30 days


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I agree a SAR response is 30 Calendar Days, note that is from the Company/Business   receiving/acknowledging your request. 

 

I also agree that you should wait before sending the LBA if you are sending off a SAR to them as it would be better to wait for their response so you can read for yourself what data they hold on you and if it matches what has been discussed and agreed. 


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Just received this email today following the SAR request I sent to the Letting Agent.

Please can you advise our next move? Is it small claims court now?

 

Dear xxx,

In response to your letter, I would like to inform you that we do not hold any of your personal information.

We are a small company and data collected is only handled by 1 internal employee who conducts the reference checks.

Once the reference check has been completed, the documents are destroyed by deleting the data. Therefore, we cannot provide you with any of your personal data as it has been deleted and we no longer hold any of your personal information.

In your situation as soon as you pulled out of the deal, your information was deleted and was not shared with any external organisations.

The nature of renting a property requires the applicant to go through a reference check which you did and by doing so you sent us the required documents. The information which we had was sent to us by yourself, for the purpose of conducting a reference check. We do not need to hold personal data on applicants who do not move into a property. Once you pulled out of the deal your data was deleted.

We do not share any personal data with third parties or place prospective tenants on any list.

Cool Cribs Estate agents is registered with the ICO and has a certificate of registration.

Please do let us know if you need anything else.

Regards,

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Well, if they don't have any of your data, they'll find it hard to provide any evidence (beyond personal recollection) to dispute your statement / version of events .......

 

If they do say "well, we remember", you can point out that your recollection is likely to be more reliable than theirs : you've only had to deal with one (or a few) agencies, and they'll have dealt with lots of clients ....

 

If they then suddenly "find" lots of documents, you can show that their systems aren't reliable, as they said they had all been destroyed when you SAR'd them!

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@BankFodder @stu007  just wondered what you think are next steps

 

Letting agent should have emails of conversations, we certainly do

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destroying your personal data is also a breach of the GDPR as the reality si that the dats wont be so old as to not need referring to again. As there is a propnel their system clearly isnt adequate to be able to treat you fairly

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