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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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      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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Lease issue. Wife aboandoned and in South America.


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Hi

My wife owned a limited company and had a commercial lease in one property and took on a second lease with the same landlord for a second property (to downsize and save costs). The second property was taken within the last few months.

I also took on a small unit with the landlord for a new start up.

I have dealt with the landlord at all stages. The leases for the limited company were taken in the name of the limited company but signed by me as representative / employee. No guarantor was given.

My wife decided to leave me and abandon the business and she has returned to South America, with no intention of return. I don't know where as yet.

The landlord has been informed and I have told them that I will pass on a forwarding address in South America when and if I have one.

My home is mortgaged with both her and myself on it. I'm worried about what the landlord can do that will affect me and is there a way to protect myself?

Thanks

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as the property you live is still in both names even if he were to get a CCJ in the very worst case then go for a charge on the property it would only be a restriction k , which doesnt need paying nor upon home sale.

not that you need too but id be getting her off the mortgage and the deeds .

then unless a debt is in your name there is nowt much anyone can do.

you indicate a 2nd unit 'for you' or was this the downsize you mention? 

who took out what and when and are you a director too on anything or just signed in your wifes behalf on this ltd co leases

 

please don't hit Quote...just type we know what we said earlier..

DCA's view debtors as suckers, marks and mugs

NO DCA has ANY legal powers whatsoever on ANY debt no matter what it's Type

and they

are NOT and can NEVER  be BAILIFFS. even if a debt has been to court..

If everyone stopped blindly paying DCA's Tomorrow, their industry would collapse overnight... 

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5 hours ago, LeaseDebt said:

My home is mortgaged with both her and myself on it. I'm worried about what the landlord can do that will affect me and is there a way to protect myself?

Are you still able to pay the mortgage on your own? As long as it's still being paid the lender won't be bothered that your wife is now in South America but as dx100uk advises removing wife from mortgage could help protect you from a landlord claim. However I'm not sure how easy that will be in practice. Lender will likely want to carry out an affordability review of your finances before agreeing and may require you to apply for a new loan.

You and your wife are joint owners of the house? Do you own it as ‘joint tenants’ or ‘tenants in common’?   

WWW.GOV.UK

Check if you're a joint tenant or tenants in common. Change from joint tenants to tenants in common, or tenants in common to joint tenants

 

 

As a separate issue to the lease question, if you want to sell the house in the future and your wife is still named as joint owner and joint mortgagor/borrower it could cause you a lot of problems if you can't find her or she won't co-operate. So explore all the possibilities for removing her from mortgage and deeds as soon as possible.

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Thanks @dx100uk

Not sure how to take wife off deeds. I guess a call to the building society will be a start to this. If there are any links you have then point me in the right way.

I wasn't a director and just signed on her behalf.

The unit in my name is my responsibility. Took on to help with the extra business due. This has left me in a bad position though and liable for the full lease. Well, at least 12 months as there is a break clause at end of first year. I guess I could try to negotiate on this to settle.

If I walk away from it and the leaseholder pushes. I think they may have a responsibility to mitigate losses by re letting But not sure. 

 

Thanks @Ethel Street

Interesting link on the joint / tenants in common. I don't know which we are but wonder if I do a Land Reg search if this will show?

Will look at what is needed to take wife off deeds.

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only use the .gov.uk land reg site about £8 i think, others are not .gov and can be VERY expensive and take a long time.

i believe there are FAQ's there too upon how to remove others from deeds too.

dx

 

please don't hit Quote...just type we know what we said earlier..

DCA's view debtors as suckers, marks and mugs

NO DCA has ANY legal powers whatsoever on ANY debt no matter what it's Type

and they

are NOT and can NEVER  be BAILIFFS. even if a debt has been to court..

If everyone stopped blindly paying DCA's Tomorrow, their industry would collapse overnight... 

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Hi

I also think to be safe you also need to do a bit of Due Diligence on the Company that was setup by your wife just to be safe so I would advise doing a Companies House Check. Either input the Company Name or Company Registration Number to get the information. as you want to see who is actually Named as the Directors for that Company and that your name is not there as a Director.

on the link below do the following:

1. Click Start Now.

2. Either enter the Companies Full Name or Registration Number

3. Have a good read of that main webpage.

4. Then Click on  'People' and have a good read on that to see who is a Director in case you have been added as a Director

5. On the link have a good check through it as you should be able to download different info under ;Filing History' for the company.

WWW.GOV.UK

Get company information including registered address, previous company names, directors' details, accounts, annual returns and company reports, if...

 

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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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Thanks

Checked and I am not a director.

I have a commercial lease in my name.

Was only in the property 2 months before circumstances beyond my control meant business closed and i became unemployed.

Lease is in my own name and not limited co.

Have contacted the landlord to explain the above and they said they are not prepared to accept the keys and want to return them to me (I handed keys to the landlord).

I have mailed rather than trying to avoid them explaining the position again.

I wonder, in the event they want to pursue this in court, will they need to show that they have looked to mitigate the loss by re-letting the property?

Thanks

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Yes

I believe that this relates to your existing thread.
It is very unhelpful to start two threads on the same issue

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threads merged

dx

 

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please don't hit Quote...just type we know what we said earlier..

DCA's view debtors as suckers, marks and mugs

NO DCA has ANY legal powers whatsoever on ANY debt no matter what it's Type

and they

are NOT and can NEVER  be BAILIFFS. even if a debt has been to court..

If everyone stopped blindly paying DCA's Tomorrow, their industry would collapse overnight... 

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Share on other sites

On 12/09/2023 at 08:04, Ethel Street said:

Married couples buying a house together are usually 'Joint Tenants' but Land Registry is where to check.,

The legal interest (the title held at LR) is ALWAYS a joint tenancy if held by more than one person.

It is the beneficial interest that can be tenancy in common or a joint tenancy, and the LR may not have that information.

 

I've just checked, and if the LR is served a notice to sever the joint tenancy of the beneficial interest, converting it into a tenancy in common, they'll add a notification that :

"No disposition by a sole proprietor of the registered estate
(except a trust corporation) under which capital money arises is
to be registered unless authorised by an order of the court."

 

https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/1180579/SEV__2023-08-29_.pdf

Edited by BazzaS
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Yes, that's how you find out from the LR entry whether it is held as JT or TIC. When registering a joint title you are required to say whether you are registering as JT or TIC.

Limitations of LR information explained on LR blog.

 

HMLANDREGISTRY.BLOG.GOV.UK

News and updates from HM Land Registry

 

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Thanks

Sorry about the late reply. Been working away.

On the lease.

It was taken as part of the downsize of business and in my own name.

I have asked the agents to landlord to help with this and understand they don't really need to.

Latest reply from them was '

Unfortunately we cannot accept the keys for Unit 48 as it is in your personal name, and the Landlord expects you to abide by the terms of the clause.

 

You have signed for a three year agreement.

The agreement does allow for a break at end of year 1.

I currently have great credit and have never had issues with debt. I would like to avoid issues but not really sure of the best way to go to resolve the rent issue.

Any tips?

Thanks

 

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  • 3 weeks later...

Hi again.

Was wondering if there was any advice on my last post above?

I would like to approach the landlord with a possible fix (Not sure what this is yet) but wonder if there is a best way to go about this and hopefully avoiding court, CCJ's etc?

Thanks

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Thanks

There is a break option after the first 12 months.

I was thinking of offering them the 1 years rent as lump sum, but payable over say a 6 month period.

They are popular small units and easily let.

Not allowed to sublet.

I will think and look to approach them.

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  • 3 months later...

Hi all. It's been a while since I posted on this matter. I am wondering what the landlord and agents are up to.

I have been in touch with them and the billing departments (As they are still sending out invoices for the personal lease). I have explained that

1. I am now unemployed and although have limited savings, it looks close to my having to claim some sort of benefits unless I can find work.

2. The keys are back with them and I will not be returning to the property.

3. When they have a final statement, I would be happy to look at negotiating a full and final settlement.

No reply at all from them.

I understand that I am on the hook for this. But to me, as I am unable to find a new tenant for them, they, are bound to mitigate their potential losses by re-letting the unit.

Am I right here or is this pie-in-the-sky thinking on my behalf?

Thanks again for your help.

 

 

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I presume when you say you "got in touch", it was in writing?

If so, I think you've put the ball firmly in their court and simply wait for a reply.

 

Also, I'm no legal expert, but as you say, mitigation seems to be an important aspect and could bite them if they try to take this further.

Especially if this is the case...

On 12/10/2023 at 00:09, LeaseDebt said:

They are popular small units and easily let.

Just a thought... Do you have a friend who could make an enquiry about rent/availability of your specific unit?😉

Keep email records obviously. They may be useful later.

We could do with some help from you.

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  • 1 month later...

Hi All.

I have now received a Notice OF INTENDED LEGAL PROCEEDINGS  from the solicitors acting on behalf of the landlord in this matter. I will scan and upload the same soon. I wanted to ask before though.

1. I returned the keys to the landlord around 28 August 2023 and explained that the business was no longer trading and that I was not in a position to pay the rents. The landlord responded to this by email 30 August 23. Not happy and wanting to return the keys back to me. This did not happen.

2. 20 October, 2023. I emailed the landlords again to confirm my inability to pay any rents due to unemployment and asking if there was a solution to resolve this matter. They replied this was doubtful.

3. 12 Jan, 2024. I emailed again to further confirm that the keys had been returned and that I would likely need to claim benefits soon.

My question is this.

I know and agree that I should pay the landlord some monies but I think I would like to pay to the date I handed the keys back (28 August 23).

I know they will probably want more.

But I also think that the landlord may have had a responsibility to mitigate their loss rather than leaving me to stress 3 times I can not pay.

Instead leaving it for several months later before using solicitors and threat of court action.

Am I being silly?

Thanks

 

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On 18/03/2024 at 09:45, LeaseDebt said:

I have now received a Notice OF INTENDED LEGAL PROCEEDINGS  from the solicitors acting on behalf of the landlord in this matter. I will scan and upload the same soon. I wanted to ask before though.

Maybe upload the doc first?

Also tagging @lolerz who may be able to advise on this one?

We could do with some help from you.

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Can you scan up a copy of the lease (redact the location and any personal information for you but not the landlord) and and a copy of the letter you've received please.

Upload <-- Guidance here.

We could do with some help from you.

PLEASE HELP US TO KEEP THIS SITE RUNNING EVERY POUND DONATED WILL HELP US TO KEEP HELPING OTHER

 

Have we helped you ...?         Please Donate button to the Consumer Action Group - The National Consumer Service

If you want advice on your Topic please PM me a link to your thread

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