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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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    • Hello,

      On 15/1/24 booked appointment with Big Motoring World (BMW) to view a mini on 17/1/24 at 8pm at their Enfield dealership.  

      Car was dirty and test drive was two circuits of roundabout on entry to the showroom.  Was p/x my car and rushed by sales exec and a manager into buying the mini and a 3yr warranty that night, sale all wrapped up by 10pm.  They strongly advised me taking warranty out on car that age (2017) and confirmed it was honoured at over 500 UK registered garages.

      The next day, 18/1/24 noticed amber engine warning light on dashboard , immediately phoned BMW aftercare team to ask for it to be investigated asap at nearest garage to me. After 15 mins on hold was told only their 5 service centres across the UK can deal with car issues with earliest date for inspection in March ! Said I’m not happy with that given what sales team advised or driving car. Told an amber warning light only advisory so to drive with caution and call back when light goes red.

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    • Housing Association property flooding. https://www.consumeractiongroup.co.uk/topic/438641-housing-association-property-flooding/&do=findComment&comment=5124299
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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.
      We will be recommending that people do include this adverse judgement in their bundle so that when they go to county court the judge will see both sides and see the arguments against this adverse judgement.
      Also, we will be to demonstrate to the judge that we are fair-minded and that we don't mind bringing everything to the attention of the judge even if it is against our own interests.
      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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Being a first-time buyer is fun! But there are nuances..😁


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Being a first-time buyer is fun indeed. Let’s say I never heard before about such a pleasant thing as 'Chancel repair liability' and was a little bit shocked. But it's not a big deal.

The big deal is that I need to move out of the current rented property as the landlord sold the house. The agency(LL) already served me the 21 notice, so I have less than 2 months to move into my new house. And my solicitor said that he needs around 16 weeks to finish the buying process.

What would you do in my place? What options do I have?

I plan to do 2 things :

1) Ask the agency to let me live here till the moment when I'm ready to move into my first house

2) Ask the solicitor if he is able to speed up the process for an extra payment and guarantee that he will finish everything by the time suitable for me.

How about that?

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17 hours ago, pugilist said:

Let’s say I never heard before about such a pleasant thing as 'Chancel repair liability' and was a little bit shocked. But it's not a big deal.

I knew they should never have abolished Early Medieval Canon Law at A-Level  😉

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On 23/01/2024 at 12:56, Homer67 said:

Nothing legal comes to mind other than furniture into storage and sofa surf for a few weeks.

Is staying at the current rented property and keeping paying the rent before i'm ready to move out not legal?

 

On 23/01/2024 at 12:58, honeybee13 said:

Indeed, Homer. Or an airbnb that isn't busy out of season. Sometimes they're cheap.

HB

it sounds awful to me🫣

 

On 23/01/2024 at 13:32, Grotesque said:

I knew they should never have abolished Early Medieval Canon Law at A-Level  😉

Oh, I'd vote for this one now 😁

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You can ask about staying in your rental property but you said the landlord has served you notice? Information from Shelter.

ENGLAND.SHELTER.ORG.UK

Find out what a section 21 eviction is and the process private landlords must follow to end an assured shorthold tenancy.

 

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Illegitimi non carborundum

 

 

 

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16 hours ago, pugilist said:

Is staying at the current rented property and keeping paying the rent before i'm ready to move out not legal?

That's what I meant by 'nothing legal'. If you refused to move out until a certain date and offered the same rate of pro rata rent I think the legal/illegal edges would be blurred, after all how long does it take to actually get someone evicted?

Giving you a date to leave and evicting you are two different things.

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yes HB, the estate agency game me this 21 notice. the information on Shelter confirms my right to sit tight and pay my rent here till I am ready to move into my new home.

homer. Well, by law I am not obliged to move out by the Section 21 date. This is why I'll just sit tight and keep paying the rent. The agency & landlord can do nothing to remove me unless they apply for a court order which takes many months.

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  • 1 month later...

Update.

The letting agency(the letting agency i'm renting my current house from) asked me to send them some correspondence with my solicitor to prove that we are in the process of buying a property. They say they need it to show to the landlord.
I understand that the landlord needs to be sure that we extend our stay for a reason.

I want to send them this email:
 

Dear Name of the Agency,


Following your request to share some correspondence with the solicitor for you to pass it to the landlord, I am sending you a screenshot of some of it.

Please find a scan of the letter to/from the solicitor attached to this message.

When I know the completion date I'll agree a surrender on that day

And it looks like it will be possible in around 2 months' time.

Till this time please rest assured that the rent will be paid  as usual.

Kind regards,

Mr XXXX


Do you think it's a good idea?
Or should I just ignore the agency's request, as such information may enable them to start pestering on my solicitor trying to speed them up?

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It appears to me the landlord is asking for evidence beyond your word that you intend to move out in the near future, something I would do myself as landlord rather than just accept that "X" say they will be gone by this date can they just stay a little longer, then weeks become months become years. Also housing chains collapse and delays can be lengthy.

The landlord may consider they have to continue with the eviction process to protect their position, they may also seek to recover any of their costs from you. From what the agency is asking it appears the Landlord may be willing to come to an agreement based upon on the fact you are clearly taking steps to move to another property.

Providing evidence that you have had an offer accepted on a property will probably result in the Landlord weighing the cost/benefits of continuing eviction through the courts, and its just a guess but I imagine they would assess it isn't worth it, especially if they are going to use solicitors.

I wouldn't provide more information than has been requested, they are asking primarily for evidence that you are in the process of buying a property, you may have guessed the reason why they want to know who your solicitor is.

They are not asking you to provide an estimated completion date (the Landlord may not be bothered) nor are they at this stage asking to agree a date for you to move out. You could try sending a copy of the offer acceptance and give them a chance to stew on that before providing your solicitors details, be mindful that your solicitor would likely charge you for any additional work so even if you were to provide your solicitors details you could instruct them not to respond on your behalf.

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On 03/03/2024 at 00:42, FruitSalad1010 said:

It appears to me the landlord is asking for evidence beyond your word that you intend to move out in the near future, something I would do myself as landlord rather than just accept that "X" say they will be gone by this date can they just stay a little longer, then weeks become months become years. Also housing chains collapse and delays can be lengthy.

The landlord may consider they have to continue with the eviction process to protect their position, they may also seek to recover any of their costs from you. From what the agency is asking it appears the Landlord may be willing to come to an agreement based upon on the fact you are clearly taking steps to move to another property.

Providing evidence that you have had an offer accepted on a property will probably result in the Landlord weighing the cost/benefits of continuing eviction through the courts, and its just a guess but I imagine they would assess it isn't worth it, especially if they are going to use solicitors.

I wouldn't provide more information than has been requested, they are asking primarily for evidence that you are in the process of buying a property, you may have guessed the reason why they want to know who your solicitor is.

They are not asking you to provide an estimated completion date (the Landlord may not be bothered) nor are they at this stage asking to agree a date for you to move out. You could try sending a copy of the offer acceptance and give them a chance to stew on that before providing your solicitors details, be mindful that your solicitor would likely charge you for any additional work so even if you were to provide your solicitors details you could instruct them not to respond on your behalf.

Thank you for your opinion. I really appreciate it.

Hopefully the searches won't turn up anything odd, and everything will be over in April.

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  • 4 weeks later...

Update

15th March the eviction notice period expired, and I paid my next month rent along with sending them the message discussed above. After a short while they just emailed me back this dry phrase "Thank you for your email."

In two weeks' time I'm gonna need to pay the rent again, and I have such a feeling that shortly after that date the contracts will be exchanged and all the payments will be made. 

Now my main concern is, if possible, not to end up paying rent after I move out.
 

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  • 2 weeks later...

I received a “mortgage information questionnaire” from the solicitor to to ensure them that my instructions match with the lender’s
requirements. They want me to fill it. It is mostly straight forward, but there are some things that I'm not quite sure what to tell them.

I'd appreciate if you guys spare some of your time to comment on the main points.

There are two questions which I would like to clarify:

 

1) Please provide your quote for buildings insurance and confirm that you will supply the on-risk
policy on exchange of contracts.

If you are arranging your own Buildings Insurance the interest of your Lender should be noted on the
policy. Before completion we will require sight of your Building Insurance Schedule and I would be
grateful if you could please telephone your insurance company and ask them to put in force the
buildings insurance schedule when I inform you of a date upon which exchange of contracts will take
place.

 

I haven't got any buildings insurance yet. As far as I understand they want me to get it somewhere and give them a sort of reference number. Am I right? How long will it take me?

 

2) Will there be any persons over the age of 17 years residing at the property other than you?

And this one is a very weird question. Because I have no clue yet. I mean it is only me and my wife who are buying the property and going to live there. But we do have in mind to take another person to live in one of the rooms sometimes. We really do not know when he may move in. May be at the same day with us. May be never. May be it will be someone else at some point in future for a brief period of time or may be for a long period.

But, well, I'm really at a loss what to answer, because the solicitor specifically mention the following:


Please note that you will be in breach of your mortgage conditions if you do not advise us of any
adult occupiers.

 

I just don't know what to answer in the questionnaire. If I answer that there won't be any other adult occupiers, but by the time of exchanging contracts or after exchanging contracts the guy will let me know that he would like to rent a room in my house and that he will move in at the same day with us, would it be a breach of my mortgage conditions ? I really do not understand what they want from me.

 

I am not going to let the property, but I didn't expect that it would not be up to me to decide if I want to occupy the property personally or I want to let it. Look at that text:

Although in many respects the interests of the Buyer and the Lender are the same (in particular they
both want the property to be acquired with a good and marketable title) there are circumstances in
which a conflict of interest may arise because information comes into our hands which you would prefer
us not to tell the lender, such as:
a. The price is lower than you told the lender (because this means that the property is worth less
than the lender thought)
b. You are receiving a Cash Back or other inducement from the Seller (again because this
suggests that the property is worth less than the purchase price)

c. You have decided to let the property rather than occupy it personally
d. Your financial circumstances have changed – for instance you may have lost your job (because
you may not be able to keep up the repayments on a reduced income).
Because we owe you a duty of complete confidence if a conflict of interest arises, we will ask for your
permission to disclose the circumstances to the lender. If you withhold permission, we must cease to
act any further in the transaction either for you or for the lender and return the lender’s papers advising
the lender that a conflict of interest has arisen. This signifies that something unusual has occurred and
the lender will probably withdraw the Loan Offer

 

I never though about having Mortgage Protection. Can I have it at some point in future or if I don't have it before completing of the purchase I won't be able to do so later:

If you are having Mortgage Protection to cover your mortgage payments and life premiums in the event
of critical illness and/or redundancy this needs to be put on risk on completion.

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