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    • Honestly you are all amazing on this site, thank you so much for your help and time. ill keep an eye out and only return when i receive a claim letter for sure also, i updated my address with amex and tsb before i even missed payments. the initial address was my family home but i dont reside there. to avoid a bombardment of letters there i have now updated my address, will they send all threats etc to the new address? Or old address?   do you reccomend i send both tsb and amex my update in address via a letter?
    • Your point 4 deals with that and puts them to strict proof .....but realistically they are not in a position to state that within their particulars they were not the creditor at the time of default but naturally assume the OC would have...so always worth challenging and if you get a DJ who knows his onions on the day may ask for further evidence from the OC internal accounts system. 
    • I see, shame, I think if a claim is 'someone was served' then proof of that should be mandatory. Appreciate your input into the WS whenever you get chance, thanks in advance
    • Paper trail off the original creditor often confirms the default and issue of a notice...not having or being able to disclose the actual copy or being able to produce a copy less so. Creditors are not compelled to keep copies of the actual default notice so you will in most cases get a reconstituted version but must contain accurate figures/dates/format.     .    
    • Including Default Notice Andy? Ok, I think this is the best I can do.. it all makes sense with references to their WS. They have included exhibits that dates don't match the WS about them, small but still.. if you're going to reference letters giving dates, then the exhibits should be correct, no? I know I redacted them too much, but one of the dates differs to the WS by a few months. IN THE ******** County Court Claim No. [***] BETWEEN: LC Asset 2 S.A.R.L CLAIMANT AND [***] DEFENDANT ************ _________________________ ________ WITNESS STATEMENT OF [***] _________________________ ________ I, [***], being the Defendant in this case will state as follows; I make this Witness Statement in support of my defence in this claim. 1. I understand that the claimant is an Assignee, a buyer of defunct or bad debts, which are bought on mass portfolios at a much-reduced cost to the amount claimed and which the original creditors have already written off as a capital loss and claimed against taxable income as confirmed in the claimant’s witness statement exhibit by way of the Deed of Assignment. As an assignee or creditor as defined in section 189 of the CCA this applies to this new requirement on assignment of rights. This means that when an assignee purchases debts (or otherwise acquires rights under a credit agreement) it also acquires certain obligations to the borrower including the duty to comply with CCA requirements (such as the rules on statements and notices and other post-contractual information). The assignee becomes the creditor under the agreement. This ensures that essential consumer protections under the CCA cannot be circumvented by assigning the debt to a third party. 2. The Claim relates to an alleged Credit Card agreement between the Defendant and Bank of Scotland plc. Save insofar of any admittance it is accepted that the Defendant has had contractual agreements with Bank of Scotland plc in the past, the Defendant is unaware as to what alleged debt the Claimant refers. 3. The Defendant requested a copy of the CCA on the 24/12/2022 along with the standard fee of £1.00 postal order, to which the defendant received a reply from the Claimant dated 06/02/2023. To this date, the Claimant has failed to disclose a valid agreement and proof as per their claim that this is enforceable, that Default Notice and Notice of Assignment were sent to and received by the Defendant, on which their claim relies. The Claimant is put to strict proof to verify and confirm that the exhibit *** is a true copy of the agreement and are the true Terms and Conditions as issued at the time of inception of the online application and execution of the agreement. 4. Point 3 is noted. The Claimant pleads that a default notice has been served upon the defendant as evidenced by Exhibit [***]. The claimant is put to strict proof to verify the service of the above in accordance with s136 and s196 Law of Property Act 1925. 5. Point 6 is noted and disputed. The Defendant cannot recall ever having received the notice of assignment as evidenced in the exhibit marked ***. The claimant is put to strict proof to verify the service of the above in accordance with s136 and s196 Law of Property Act 1925. 6. Point 11 is noted and disputed. See 3. 7. Point 12 is noted, the Defendant doesn’t recall receiving contact where documentation is provided as per the Claimants obligations under CCA. In addition, the Claimant pleads letters were sent on dates given, yet those are not the letters evidenced in their exhibits *** 8. Point 13 is noted and denied. Claimant is put to strict proof to prove allegations. 9. The Claimant did not provide a true copy of the CCA in response to the Defendants request of 24/12/2022. The Claimant further claims that the documents are sufficient to pursue a Judgement and are therefore copies of original documents in their possession. Conclusion 10. Without the Claimant providing a valid true copy of the executed Credit agreement that complies with the CCA, the Claimant has no grounds on which to enforce this alleged debt. 11. The Defendant was not given ample evidence to prove the debt and therefore was not required to enter settlement negotiations. Should the debt be proved in the future, the Defendant is willing to enter such negotiations with the Claimant. On receipt of this claim I could not recall the precise details of the agreement or any debt and sought clarity from the claimant by way of a Section 78 request. The Claimant failed to comply. I can only assume as this was due to the Claimant not having any enforceable documentation and issuing a claim in hope of an undefended default judgment.   Statement of Truth I, ********, the Defendant, believe the facts stated within this Witness Statement to be 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 it’s truth. Signed: _________________________ _______ Dated: _____________________
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Letting Agent / Tennant arrears


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Hello all

I have a one off flat that has been let through a Letting Agent for many years. The Tennant has built up arrears over the last year and looks like doing a 'moonlight' from the flat. The letting agent suggesting I get legal advice, but my take on it is that The Agent is my rent collector and they should be pursuing any arrears, through their legal channels.

Any advice  gratefully accepted,

bests

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Hi

 

You need to have a good read of the Contract you signed for the services of this Letting Agent and also to check what Bodies they are Registered with. (who are the Letting Agents?)

 

How much are the Rent Arrears to date and what actions has the Letting Agent taken to recover these Arrears from the Tenant? (i.e. what letters/discussions have they had with Tenant to pay off Arrears/Payment Plan)

 

What type of Tenancy Agreement do they have and when did is start?

 

Does the Tenant have a paid Deposit in a Tenancy Deposit Scheme?

 

What you need to bear in mind is the Letting Agent is exactly that and must act on the instruction of you the Landlord as legally the buck does not stop with the Letting Agent but you the Landlord as they are following your instructions.

 

You need to have a good discussion with your Letting Agent as to how you wish them to proceed with recovery action for the Rent Arrears and make sure it is also put in writing as you need to keep a paper trail of all this

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Hi Stu007.

thanks for your reply, and in answer; the Letting Agents are W H Brown and the arrears stand at approx £7000.00. to date.

The Tennat has been in property since Sept. 2018.

 

WHB have tried numerous times to contact the Tennant without success. (letters, phone calls ,messages all unanswered) They issued a section 21 notice which expired Sept. 5th The Tennant is now squatting.

 

WHB did make contact after the Sept 5th deadline and talked to the Tennant briefly and told her that she could be evicted if dosn't pay, and should not be staying at the premises. 

 

I believe that the Tennant is receiving housing benefit and maybe other benefits and is probably paying all the utility bills, but not the rent.

 

WHB are not entering the property because they only send one person around and through the entry phone system they hear other voices and fear for their safety they say.

 

I now have contacted WHB and asked for a copy of the property management agreement in place, as I do not have it.

 

Apologies for the long storey, and I just considered that the Letting Agents would handle everything.

 

Any further comments on this situation would be gratefully accepted,

Bests

Boomer 

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Hi

 

No need for an apology for long story as it gives use more information that is relevant to your issue.

 

So WHB issued the tenant with a section 21 which expired 5th Sept I assume on grounds of the Arrears and it expired with said Tenant still living in the property.

 

Has WHB discussed any of this with you and there reason for not taking this to court to repossess your property?

 

IMO you need to discuss with WHB your next course of action since the S21 was served and has now expired as you will need to go to Court to gain a Warrant for Repossession of your property to Evict the tenant (bear in mind there will be legal costs involved) and is Repossession is granted it does not mean that Tenant will actually leave and may play the long game where you may have to instruct Bailiffs to Evict them once you have the CCJ for Repossession (again there will be costs involved to instruct Bailiffs).

 

What will be the issue you will have is recouping all these costs from Rents Arrears/Court costs/legal fees/Bailiffs if that Tenant has no income so you need to also bear this in mind as sadly it does happen where a Landlord in a situation like yours may find it difficult to recoup these costs even with a CCJ against that Tenant if they have no income or means to pay.

 

Now what I do find strange is that you do not have a copy of the agreement that you entered into with WHB for their services to Rent your Property as this is a very important document in your dealing with WHB.

 

You are also correct as to the different member association they are registered with but what I would also advise is look up each member they are registered with as with each they have a Code of Conduct which WHB has to abide by and as you read them just think to yourself did WHB do that and if not note it down and which part of that members Code of Conduct.

 

WHB link: (go down the webpage and you will see the members they are registered with important under the ARLA you will see 'Click here for our Client Money Protection Certificate' I would advice clicking and downloading a copy of that certificate for your records. I would also advise asking WHB exactly what this Client Money Protection Certificate covers and for a copy of the actual document not just that certificate that you can download.

 

WWW.WILLIAMHBROWN.CO.UK

Landlords, we're award winning lettings agents and offer a tenant finding service, full property management and many other services when letting...

 

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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.

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Just a thought but you have said you think the tenant is on housing benefit. Have you contacted the council. I ask as even tho they may not discuss any details you can inform them that if they are paying it then the tenant is not using it to pay the rent and as result you have not been paid for months and a section 21 has been served.

They may also allow a application for the benefit to be paid directly to them from you. 

 

Stu we have recently had a stop on all evictions and from what l know where l live the courts are back logged for everything. Evictions are taking a while to sort. Not knowing where the property is tho l can imagine that most courts are the same. 

 

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Please remember the only stupid question is the one you dont ask so dont worry about asking the stupid questions.

 

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The GodMother

 

Has made a good point in checking with the Council to see if said Tenant is being paid Housing Benefit (yes they may not tell you due to DPA).

 

If said Tenant has been getting Housing Benefit and not paying the rent the Council will want answers from said Tenant and they may and I only say may ask you the Landlord for a statement to the effect that they were not paying rent from date to date. 

 

The point on the stop on evictions has ended but yes there will be a massive backlog for the Courts

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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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Yes they may not tell you but you can always make them aware the rent is not being paid. 

Also have you spoken to WHB about how they are being paid as they could ask for the council to pay the directly. 

 

OFT debt collection guidance

 

Please remember the only stupid question is the one you dont ask so dont worry about asking the stupid questions.

 

Essex girl in pc world looking 4 curtains 4 her pc,the assistant says u dont need curtains 4 a computer!!Essex girl says,''HELLOOO!! i,ve got WINDOWS!!'.

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If the tenant is claiming Universal Credit including Housing, you can apply online for Housing to be paid directly to you and also include a benefit deduction towards arrears.  However, be careful, as this could affect your ability to evict, if you applied for benefit deduction towards arrears.

 

I am thinking it could be UC as they moved into your property in 2018 and may then have had to claim UC, as a Council Housing Benefit was not possible.

 

See the following linked Government info. If you scroll down there is a way to find out if the tenant claims UC.

 

 

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