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    • Hi, In my last post I mentioned I had received an email from SS who were asking me to hand over the keys to my mother’s flat so they could pass them to the Law firm who have been appointed court of protection to access, secure and insure my mother’s property.  Feeling this, all quickly getting out of my hands I emailed ss requesting proof of this. I HAVEN’T HEARD BACK FROM SS.  Yesterday, I received an email (with attached court of protection order) from the Law Firm confirming this was correct (please see below a copy of this).  After reading the court of protection order I do have some concerns about it:   (a)   I only found out yesterday, the Law firm had been appointed by the court back in January.  Up until now, I have not received any notification regarding this.  (b)   Section 2   - States I am estranged from my mother.  This is NOT CORRECT    The only reason I stepped back from my mother was to protect myself from the guy (groomer) who had befriended her & was very aggressive towards me & because of my mother’s dementia she had become aggressive also.  I constantly tried to warned SS about this guy's manipulative behaviour towards my mother and his increasing aggressiveness towards me (as mentioned in previous posts).  Each time I was ignored.  Instead, SS encouraged his involvement with my mother – including him in her care plans and mental health assessments.   I was literally pushed out because I feared him and my mother’s increasing aggression towards me. Up until I stepped back, I had always looked after my mother and since her admission to the care home, I visit regularly.   .(c)    Sections -  4, 5 and 7  I am struggling to understand these as I don’t have a legal background.  I was wondering if there is anyone who might be able to explain what they mean.  It’s been a horrendous situation where I had to walk away from my mother at her most vulnerable because of; ss (not helping), scammer and groomer. I have no legal background, nor experience in highly manipulative people or an understanding of how the SS system operates, finding myself isolated, scared and powerless to the point I haven’t collected my personal belongings and items for my mother’s room in the care home.  Sadly, the court has only had heard one version of this story SS’s, and based their decision on that. My mother’s situation and the experience I have gone through could happen to anyone who has a vulnerable parent.    If anyone any thoughts on this much appreciated.  Thank you. ______________________________________________________  (Below is the Court of Protection Order)  COURT OF PROTECTION                                                                                                                                                                                   No xxx  MENTAL CAPACITY ACT 2005 In the matter of Name xxx ORDER Made by  Depty District Judge At xxx Made on xxx Issued on 18 January 2024  WHEREAS  1.     xxx Solicitors, Address xxx  ("Applicant”) has applied for an order under the Mental Capacity Act 2005.  2.     The Court notes (my mother) is said to be estranged from all her three children and only one, (me) has been notified.  3.     (Me) was previously appointed as Atorney for Property and Affairs for (my mother).  The Exhibity NAJ at (date) refers to (me) and all replacement Attorneys are now officially standing down.  4.     Pursuant to Rule 9.10 of the Court of Protection Rules 2017 and Practice Direction 9B the Applicant 2must seek to identify at least three persons who are likely to have an interest in being notified that an application has been issues.”  The children of (my mother), and any other appointed attorneys are likely to have an interest in the application, because of the nature of relationship to (my mother).  5.     The Court considers that the notification requirements are an important safeguard for the person in respect of whom an order is sought.  6.     The Court notes that it is said that the local authority no longer has access to (my mother’s) Property.  7.     Further information is required for the Court to determine the application.  IT IS ORDERED THAT  Within 28 days of the issue date this order, the Applicant shall file a form COP24 witness statement confirming that the other children of (my mother) and any replacement attorneys have been notified of the application and shall confirm their name, address, and date upon which those persons were notified.  If the Applicant wishes the Court to dispense with any further notification, they should file a COP9 and COP24 explaining, what steps (if any) have been taken to attempt notification and why notification should be dispensed with.   Pending the determination of the application to appoint a deputy for (my mother), the Applicant is authorised to take such steps as are proportionate and necessary to access, secure and insure the house and property of (my mother).   This order was made without a hearing and without notice.  Any person affected by this order may apply within 21 days of the date on which the order was served to have the order set aside or varied pursuant to Rule 13.4 of the Court of Protection Rules 2017 (“the Rules”).  Such application must be made on Form COP9 and in accordance with Part 10 Rules.              
    • Unless I've got an incorrect copy of the relevant regulation: The PCN is only deemed to have arrived two days after dispatch "unless the contrary is proved" in which case date of delivery does matter (not just date of posting) and I would like clarification of the required standard of proof. It seems perhaps this hasn't been tested. Since post is now barcoded for the Post Office's own tracking purposes perhaps there is some way I can get that evidence from the Post Office...
    • I would say You should accept it - I HIGHLY doubt you will  be able to claim for letters at trial ans they’re offering you that, which is higher monetary value than interest.   Also they raise a good point, getting interest at anything above 4% is lucky these days, yes judges give it, but rarily above 4%   Also you might find depending on the judge  you don’t get some costs if you take it all the way over £7.40 when court woukdnt award letters costs and thus meaning their award would be less than evris offer which was made    Up to you though but the wait will be 3-4mo for a trial date at least
    • Hi Folks, Been 162 days! Just by way of update. Today I received a text from Opos Ltd so no doubt Capquest are renting the debt out to anybody who fancies a nibble. Safe to say I will not be responding.
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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.

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Rental Agreement vs Rat infestation?


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Hi all, 

 

Almost three weeks ago it was evidently made clear the house-share I was living at was infested with rats in the kitchen. I made the landlord aware of this and they said they would take action and asked me if I was happy with the chosen method of killing the pests to which I replied and had no response and the message was left unread for two weeks until the situation escalated and I came home to a Bedroom that had been ravaged by rats (no food was left out and clothing/items were damaged as well - photo evidence was taken both of damage and proof of rats ie feces) 

 

After this, I messaged (as all my calls were ignored) the landlord and made them aware and stating that I would like compensation, would be moving out a month before the end of my agreement due to the health risk and would like my deposit back. At this point I was told that the owner of the tenancy company would give me a call to handle the situation. This has not happened and we are three days on, my additional follow up message has been ignored as well. 
 

At this point I just want to walk away and not pay this months debt which would see me “break my contract” due to not paying the rent. What is my stance on this? Would I be able to not pay my rent for this month and receive my deposit back? Or am I in a position to offer my deposit as rent (it is the equivalent to one month) and leave? 
 

My only worry is receiving a CCJ due to not paying the rent and being taken to court. Any advice would be greatly appreciated! 

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It seems to me that a rat infestation is quite sufficient to amount to a termination of contract by the landlord – especially if the landlord has taken no steps to deal with it even though he has been informed about it.

Are you operating directly with the landlord or with the agent? Do you know if your deposit is on the deposit scheme?

What are the other people in the house share doing? How many of them are there? How long has the rat problem existed? How long have you been in the property?

I certainly think the one of the first things I would do tomorrow would be to phone the local authority and tell them. They may be all sorts of albums with the property in the way that it fails to comply with letting regulations and it seems to me that you need to escalate this to an official level as quickly as possible.

By the way if you do decide to leave then it's extremely important that you make sure that everybody has your new address – especially the landlord and any agent – because if they suddenly decide to be silly and to begin a legal action, you want to be certain that you receive the papers.

Make sure that you get everything in writing or put everything in writing. That telephone calls are confirmed in writing and also you should read our customer services guide and implement the advice there.

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Hi @BankFodder

 

Thank you for responding. 
 

The house is owned by the agency and I am dealing with one of the agents. I have tried to get the owner of the agency to give me a call. I was promised that he would give me a call on Thursday which did not happen either. 

 

I have also been a tenant since the end of December 2019. My deposit is kept with a third party holder - what would be the correct process with them? 
 

There is one other tenant in the house and she has also expressed moving out and is considering taking legal action. She has told me that this is not the first time that rats have been a problem as she has lived there a number of years and this issue has come up in the past but then went away so she figured the problem had been solved. (I have asked to get this in writing.) She has also been completely ignored by the agent (the agent is the only contact we both have) and is not sure how to progress. 
 

I will update them of the address change and call the local council in the morning. My only worry is that as a young and foreign working professional new to the processes that may be implemented in the Uk that I am taken advantage of and lose out financially, especially during such a stressful period. 
 

Thanks! 

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I'm afraid that landlord and tenant is not my particular area of expertise – but I would certainly call the local council.

Does the property have smoke alarms? Is there a proper electricity certificate in place? Is there a gas safety certificate in place?

I should phone the local council tomorrow and start telling them that you are very worried about the property and its condition – especially the rat infestation.

Please will you tell us the name of the agent? Who is the third party who is holding the deposit?

 

Also because it is getting pretty clear that the relationship and the confidence between you and your landlord has been badly undermined, I think you should set about finding another probably to move into as quickly as possible.

Of course I suppose that the next thing will be that you will have a battle about the condition of the property when you eventually leave. I suppose neither you nor your code tenant took any pictures of the property when you moved in so you have got nothing to show its condition of that time. If that's correct – then big fail.

Whenever you move into a new property you should take pictures of everything and back them up properly. This can help to deal with problems when you try to move out and suddenly you find that the landlord is blaming you for all sorts of things and effectively trying to hang onto your deposit to pay for a completely new paint job.

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All the above certifications are set out and there are smoke alarms. 
 

I unfortunately made the mistake in not taking photos when I arrived however did take a video upon leaving. 
 

The deposit holder is mydeposits.co.uk and the landlord is “Want This Room”.

 

Fortunately I have already moved out and settled in. I will call the council and respond then. 
 

Thank you! 

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Quote

James PARKER

Filter appointments

Total number of appointments 3

Date of birth  March 1984

WANT THIS ROOM LIMITED (10797815)

Company status  Active
Correspondence address  Hollinwood Business Centre, Albert Street, Oldham, United Kingdom, OL8 3QL
Role ACTIVE  Director
Appointed on  7 November 2017
Nationality  British
Country of residence  England
Occupation  Director

 

 

Have you got any pictures of the rat infestation that you could put up here please.

 

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Hi

 

I have to agree with BF not only yourself but the other tenant need to both contact the councils enviromental health team to report this rat infestation at the property and the previous issue the other tenant knows about. I would also ask as well if the landlord/letting agent is registered with the Private Housing as most council now required all private landlords to be registered with them.

 

Now I am not defending the landlord/letting agent here but it could be that they are having difficulty getting a pest control supplier to come out due to the COVID-19 but then again they could have easily contacted the council who have there own pest control for advice or to come out and deal with this.

 

Have you have a good look not just inside the property but especially outside the property to see if there is any rubbish build up (not just your property look at the others properties without being intrusive and check for any holes or where they may be getting in if so temp block them using steel wool or cheap metal scouring pads) also ask the neighbours if they are having any issues with rats. Also in contact with the landlord/letting agent i would emphasize the following link:


https://www.gov.uk/government/publications/covid-19-and-renting-guidance-for-landlords-tenants-and-local-authorities

(note download the first document 'Guidance for Landlords and tenants' specifically read through clause 3 fully and use the link and those specific clauses with the landlord/letting agent)

 

Now you say your deposit is with a third party which I do hope is a Tenancy Deposit Scheme and you should be aware of which schem your deposit is in as they are required to provide you with a copy of the prescribed terms of that specific scheme. (have they?)

 

Tenancy deposit protection: https://www.gov.uk/tenancy-deposit-protection

 

Also look at this Tenant Fees Act 2019

http://www.legislation.gov.uk/ukpga/2019/4/contents/enacted

 

https://www.gov.uk/government/collections/tenant-fees-act

 

 

 

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I cannot give any advice by PM - If you provide a link to your Thread then I will be happy to offer advice there.

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

Please Donate button to the Consumer Action Group

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Want This Room Limited (Registered Office)

 

Hollinwood Business Centre
Albert Street
Oldham
United Kingdom
OL8 3QL

 

Company Number: 10797815

 

Incorporated: 1 June 2017

 

Company Type: PLC

 

Company Status : Active

 

Director: James Parker  (Appointed 7 Nov 2017)

 

Companies House link: https://beta.companieshouse.gov.uk/company/10797815

Endole link: https://suite.endole.co.uk/insight/company/10797815-want-this-room-limited

BizDb link: https://www.bizdb.co.uk/company/want-this-room-limited-10797815/


 

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I cannot give any advice by PM - If you provide a link to your Thread then I will be happy to offer advice there.

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

Please Donate button to the Consumer Action Group

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Hi @BankFodder and @stu007

 

Thanks for getting back to me. 

 

The photo evidence of the items that were in my bin which was knocked over as well as the items of clothing and feces from the rats that were in my drawers are in the folder in the link below: 

https://drive.google.com/drive/folders/1f2zJIKvZANURiA2yXzhzeYl0f9JMIDb2?usp=sharing

 

https://drive.google.com/drive/folders/1f2zJIKvZANURiA2yXzhzeYl0f9JMIDb2

 

I appreciate the help and will be getting in touch with the council soon. 

 

With regards to the deposit scheme, the deposit sits with MyDeposits which (from what I can tell form the website) allows me to raise a concern/dispute. 

 

I have still received no correspodence from the agent as of Thursday afternoon despite numerous attempts. 

 

Thanks.

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Are your communications with the agent in writing?

Yes, I think you should start raising a written complaint with the deposit holders well. Outline all the issues.

However, getting in contact with the council is a priority – and sorry to say, it's 11.30 now  it probably should have been done by now. Confirm in writing. Hopefully get them to write back to you and confirm and you can then send that confirmation to the agent and also to the deposit holder

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