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    • That is a big improvement Dave and I do agree that it s best to leave it till the last moment to prevent VCS from countering your WS. [usually using doubtful logic that can't be easily argued against in a Court atmosphere] However my first post [no. 32] about the contract is the one that really exposes Jake's flummery and calls intoΒ  question jost how close he comes to committing perjury. And that is what hopefully VCS will not want questioned by a Judge.Β 
    • just to be clear here..... the DVLA do notΒ send letters if a drivers licence address differs from any car's V5C that shows the same driver as it's registered keeper.
    • sorry she is a private individual, the cars are parking on her land. she can clamp the cars. only firms were outlawed from doing it bazza. thats what the victims of people dumping cars on their drives near airports did and they didn't not get prosecuted. Β  Β 
    • The DVLA keeps two records of you. One as a driver and one for your car. If they differ you might find out in around a month when they will send you a reminder as well as to your other half for their car. If you receive nothing then you can be fairly sure that you were tailgating though wouldn't explain why they didn't pick up your car on one of drive past their cameras. However even if you do get a PCN later then your situation will not change. The current PCN does not comply with the Protection of Freedoms Act 2012 Schedule 4 whichΒ is the main law that covers private parking. It doesn't comply for two reasons. 1. Section 9 [2][a] statesΒ  (2)The notice mustβ€” (a)specify the vehicle, the relevant land on which it was parked and the period of parking to which the notice relates; The PCN states 47 minutes which are the arrival and departure times not the time you were actually parked. if you subtract the time you took to drive from the entrance. look for a parking placeΒ  park in it perhaps having to manoeuvre a couple of times to fit within the lines and unload the children reloading the children getting seat belts onΒ  driving to the exit stopping for cars pedestrians on the way you may well find that the actual time you were parked was quite likely to be around ten minutes over the required time.Β  Motorists are allowed a MINIMUM of ten minutes Grace period [something that the rogues in the parking industry conveniently forget-the word minimum] . So it could be that you did not overstay. 2] Sectio9 [2][f]Β  (ii)the creditor does not know both the name of the driver and a current address for service for the driver, the creditor will (if all the applicable conditions under this Schedule are met) have the right to recover from the keeper so much of that amount as remains unpaid; Your PCN does not include the words in brackets and in 2a the Act included the word "must". Another fail. What those failures mean is that MET cannot transfer the liability to pay the charge from the driver to the keeper. Only the driver is now liable which is why we recommend our members not to appeal. It is so easy to reveal who was driving by saying "when I parked the car" than "when the driver parked the car".Β  As long as they don't know who was driving they have little chance of winning in court. This is partly because Courts do not accept that the driver and the keeper are the same person. And because anyone with a valid motor insurance policy is able to drive your cars. It is a shame that you are too far away to get photos of the car park signage. It is often poor and quite often the parking rogues lose in Court on their poor signage alone. I hope hat you can now relax and not panic about the PCN. You will receive many letters from Met, their unregulated debt collectors and sixth rate solicitors threatening you with ever higher amounts of money. The poor dears have never read the Act which states quite clearly that the maximum sum that can be charged is the amount on the signs. The Act has only been in force for 12 years so it may take aΒ  few more years for the penny to drop.Β  You can safely ignore everything they send you unless or until they send you a Letter of Claim. Just come back to us if they do send one of those love letters to you and we will advise on a snotty letter to send them. In the meantime go on and enjoy your life. Continue reading other threads and if you do get any worrying letters let us know.Β 
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    • If you are buying a used car – you need to read this survival guide.
      • 1 reply
    • 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. Β 

      Car was dirty and test drive was two circuits of roundabout on entry to the showroom. Β 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 byΒ 10pm. Β 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.

      I’m not happy to do this, drive the car or with the after care experience (a sign of further stresses to come) so want a refund and to return the car asap.

      Please can you advise what I need to do today to get this done.Β 
      Β 

      Many thanksΒ 
      • 81 replies
    • Housing Association property flooding. https://www.consumeractiongroup.co.uk/topic/438641-housing-association-property-flooding/&do=findComment&comment=5124299
      • 161 replies
    • 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.

      Β 

      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-LevelΒ  πŸ˜‰

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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?

Β 

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🫣

Β 

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

I knew they should never have abolished Early Medieval Canon Law at A-LevelΒ  πŸ˜‰

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:
Β 

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 paidΒ  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.Β 

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

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  • 2 weeks later...

I received a β€œmortgage 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:

Β 

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.

Β 

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?

Β 

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.

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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.

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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

Β 

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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