Jump to content


  • Tweets

  • Posts

    • I apologise if I was being unclear. Where it currently stands is that they will have it repair, placing scaffolding in our garden for 5 days. They have moved fast, but we will still have to postpone our contractors, meaning, we won't necessarily have the work done in time for the wedding and therefore will incur additional expenses for either a marquee or a wedding venue. They are vehemently against having any kind of liability in any regard but continue repeating that they are legally entitled to use our garden for their repairs (I believe this is true unless the work can be carried out using a cherry picker). The neighbour seems either indifferent or oblivious to the fact they can't reach all of the side of the roof from the space where they can place the scaffolding. They have asked their roofer of choice about using a cherry picker but the roofer has said it wasn't possible. It's not clear whether the roofer doesn't want to use a cherry picker or whether there is an issue with it. They have told us it is a problem that we are installing a gazebo as it will prevent them to access their roof from our garden in the future?!?  
    • Couldn't agree more, really wanted a true ruling on this just for the knowledge but pretty sure the Judge made some decisions today that he didn't need to?.. maybe they all go this way on the day? We hear back so few post court dates I'm not sure. Each Judge has some level of discretion. Their sol was another Junior not even working at their Firm, so couldn't speak directly for them! that was fortunate I think because if she would have rejected in court better, she might have  been able to force ruling, we are at that point!, everybody there!!, Judge basically said openly that he can see everything for Judgement!!!  but she just said "I can speak to the claimant and find out!" - creating the opportunity for me to accept. I really think the Judge did me a favor today by saying it without saying it. Knowing the rep for the sol couldn't really speak to the idea in the moment. Been to court twice in a fortnight, on both occasions heard 4 times with others and both of my claims, the clerk mention to one or both parties "Letting the Judge know if you want to have a quick chat with each other"! So, it appears there's an expectation of the court that there is one last attempt at settling before going through the door. So, not a Sol tactic, just Court process!. Judge was not happy we hadn't tried to settle outside! We couldn't because she went to the loo and the Judge called us in 10 minutes early! - another reason to stand down to allow that conv to happen. Stars aligned there for me I think. But yeh, if the sol themselves, or someone who can make decisions on the case were in court, I would have received a Judgement against today I think. She was an 'advocate'.. if I recall her intro to me correctly.. So verbal arguments can throw spanners in Court because Plinks dogs outsource their work and send a Junior advocate.
    • that was a good saving on an £8k debt dx
    • Find out how the UK general elections works, how to register to vote, and what to do on voting day.View the full article
    • "We suffer more in imagination than in reality" - really pleased this all happened. Settled by TO, full amount save as to costs and without interest claimed. I consider this a success but feel free to move this thread to wherever it's appropriate. I say it's a success because when I started this journey I was in a position of looking to pay interest on all these accounts, allowing them to default stopped that and so even though I am paying the full amount, it is without a doubt reduced from my position 3 years ago and I feel knowing this outcome was possible, happy to gotten this far, defended myself in person and left with a loan with terms I could only dream of, written into law as interest free! I will make better decisions in the future on other accounts, knowing key stages of this whole process. We had the opportunity to speak in court, Judge (feels like just before a ruling) was clear in such that he 'had all the relevant paperwork to make a judgement'. He wasn't pleased I hadn't settled before Court.. but then stated due to WS and verbal arguments on why I haven't settled, from my WS conclusion as follows: "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. "  He offered to stand down the case to give us chance to settle and that that was for my benefit specifically - their Sols didn't want to, he asked me whether I wanted to proceed to judgement or be given the opportunity to settle. Naturally, I snapped his hand off and we entered negotiations (took about 45 minutes). He added I should get legal advice for matters such as these. They were unwilling to agree to a TO unless it was full amount claimed, plus costs, plus interest. Which I rejected as I felt that was unfair in light of the circumstances and the judges comments, I then countered with full amount minus all costs and interest over 84 months. They accepted that. I believe the Judge wouldn't have been happy if they didn't accept a payment plan for the full amount, at this late stage. The judge was very impressed by my articulate defence and WS (Thanks CAG!) he respected that I was wiling to engage with the process but commented only I  can know whether this debt is mine, but stated that Civil cases were based on balance of probabilities, not without shadow of a doubt, and all he needs to determine is whether the account existed. Verbal arguments aside; he has enough evidence in paperwork for that. He clarified that a copy of a DN and NOA is sufficient proof based on balance of probabilities that they were served. I still disagree, but hey, I'm just me.. It's definitely not strict proof as basically I have to prove the negative (I didn't receive them/they were not served), which is impossible. Overall, a great result I think! BT  
  • Recommended Topics

  • Our picks

    • 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.  

      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.

      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. 
       

      Many thanks 
      • 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.

       

      OT APPROVED, 365MC637, FAROOQ, EVRi, 12.07.23 (BRENT) - J v4.pdf
        • Like
  • Recommended Topics

Ending Contract Early Advice


style="text-align: center;">  

Thread Locked

because no one has posted on it for the last 6301 days.

If you need to add something to this thread then

 

Please click the "Report " link

 

at the bottom of one of the posts.

 

If you want to post a new story then

Please

Start your own new thread

That way you will attract more attention to your story and get more visitors and more help 

 

Thanks

Recommended Posts

Hi everyone,

 

I'm a student currently living in a 4-bedroomed house that is being let as four separate rooms rather than as a house. However, university hasn't worked out and I plan on moving back to my hometown. My contract was from September 06 and is supposed to end 30th June 07. I've been trying to think of a way of leaving by the end of this month and was going to offer my landlord a compromise where I'd allow him to keep my deposit to pay for April and then I'd offer to spend a week helping him do up the new property he just bought.

 

Today he brought round someone who is looking to move into a property immediately. She was supposed to view his new house but as the people she was going to move in with dropped out he brought her here to see if she'd like it for September. Since she wants to move in immediately I thought this would be a perfect solution, as she could take over my room and my landlord would not lose out financially. I think I read that if I find a suitable replacement then I can leave before the end of my contract, so it seemed ideal.

 

Unfortunately, for some reason my landlord didn't take to the idea and rejected it out of hand. I'm at a loss to explain why (and so are my housemates) but he's turned around and said if I want to argue about it he'll happily take me to court, and that I'm not allowed to find a replacement because they might not be acceptable to him.

 

Is he right? I can't see why he wouldn't allow this new tenant to take over my room in the house. I argued that I could find a replacement but he said in the strictest sense of the word I hadn't, because he'd brought the new tenant round.

 

Is there any way I can salvage this situation? I plan on going home by the end of this month and I really don't want to be stuck paying for a room for three months that I'm not using.

Link to post
Share on other sites

What does it say in the tenancy agreement about assignment and subletting? The exact wording?

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

Also worth reading the replies here, in particular mine where I outline the options available.

 

http://www.consumeractiongroup.co.uk/forum/landlords-tenants/42221-leaving-sooner-than-contract.html?highlight=leaving+early

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

1.6 To use the property only as a provate home for the tenant to live in. The tenant must not assign or sublet the property, or take lodgers, or paying guests, or carry on any trade, or business, at or from the property.

 

I guess that's me screwed then. I can't believe there's no way to get out of these things when circumstances change, and I'm especially disgusted at my landlord who's been one of the nicest, friendliest guys I've met up here in Sunderland. I should have guessed he'd have a bad side, especially since it was his brother who wrote the contract since apparently he's a lawyer!

 

What'll be interesting to find out now is whether he lets me leave when he said he would. When I first moved in I told him my course would finish around mid-May and I'd probably want to move out before the stated date. He told me at the time it wouldn't be a problem, but I'm having my doubts now.

Link to post
Share on other sites

I live in Sunderland :)

 

What region of sunderland is the property in out of interest? :)

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

But, back to the topic :D

 

That contract term is unenforceable. It is an unfair term, according to the Office of Fair Trading (OFT) to have an unconditional ban on both assignment and subletting. Therefore, that term you have posted you can safely consider to be null and void.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

I live in Roker :)

 

Interesting that the term is null and void due to it being unfair... The liklihood of me finding a student willing to take on my room at this time of year is pretty slim and I'm sure if I do he'll argue about it. What kind of conditions can he impose on the suitability of any replacement I might find?

Link to post
Share on other sites

Yeh really bad time of year to find a student!!

 

In theory, there is an argument that you could assign the tenancyt to whoever you want, as there is now effectively no term in regarding it. Realistically, not such a good idea. Realistically, it would be very unreasonable for the landlord to not accept the tenancy being taken over by someone who passed the same credit and reference checks that you yourself passed.

 

That link I put above will be your absolute best guide to solutions - it is my typical "textbook" answer to the problem. The only thing I perhaps do not emphasize enough is that you are NOT automatically liable for the entirety of the remaining rent. Potentially you could be, but not automatically.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

I just don't understand why he wouldn't let that other student tenant take over my room. Probably something to do with him trying to persaude us to take on his new house so he can rent the rooms out of this one individually. Unfortunately for him it's not going to happen, the rooms in the new place are too small.

 

I'm a bit confused as to the liability for the rent issue. Are you saying that if I were to leave and refuse to pay the remaining rent I'm not automatically liable for it? How does that work exactly?

 

Oh, and I don't think our landlord did any checks. If he did, he never mentioned it and has never asked us for anything other than our "permanent" address to go on.

Link to post
Share on other sites

I shall explain :)

 

By leaving, you are terminating the tenancy. The tenancy is, in fact, an embellished contract. Contract law CANNOT, and does not, enforce the contract to be fulfilled - this would never work in many situations. Instead, contract law allows for financial compensation to be granted to the person who did NOT terminate the contract for their ACTUAL financial loss. In theory, in this situation, this would be the rent lost from yourself. HOWEVER, the landlord has an OBLIGATION to attempt to mitigate his(and therefore your) losses. In other words, he must make every reasonable attempt to fill the vacancy. And, if he fills the room in 1 month(for example), he can then legally only pursue you for 1 months rent, as that is his actual financial loss(plus some minor costs - reletting, advertising fees etc). Does that make sense? If he does NOT attempt to mitigate his loss, he cannot legally pursue you for anything.

 

My inclination would be to think along the mitigating his losses line. Put something in writing to him, asking for permission to assign the tenancy to someone who would pass the same criteria as yourself. Also ask if, failing that, it would be possible for him to readvertise the vacancy

to find someone to fill your vacancy, and thus reduce the rent you would have to pay him, ASAP. Also put in a formal date that you will be leaving, further to your conversation. Ask for a reply in writing. If he replies(as I suspect he will) stating that he will do/allow neither, then you have him nailed. At that point, I would move out on the date stated, and let him sue you. If he does, you can prove, using both that letter and the term you have highlighted in the contract, that he has not attempted to mitigate his losses, nor has he allowed you to do so. Furthermore, should he sue, I would countersue for the deposit - which you are entitled to regardless, obviously provided there are no damages.

 

By the way, I would not be intimidated by the fact that his brother is a lawyer or whatever. The vast majority of lawyers do not specialise, or even know much about, tenant law. I do not know of any specialists in the field in Sunderland or the surrounding area, they really are few and far between! And you cannot apply "standard" law knowledge to tenancies, they have some very specific rules.

 

If he replies in the way I have outlined, then there are a few other ways to play hardball with the guy, which I shall go into if the case occurs - namely, that he needs from the council something called an HMO licence. I am guessing he probably does not :) he would get some fine for this I suspect. And, judging by that term, I am guessing there will be scores of terms in the tenancy agreement that would never hold up in court - if you wanted to email me the agreement, I would be happy to look it over.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

I don't really think advertising fees will come into it hehe, he just puts a couple of flyers he prints off from his computer at home up around the uni campus at St Peters.

 

He's coming to collect the rent on Sunday, so from what you've said would I be correct in assuming that my best course of action is to give him a letter when he gets here with a stated date of departure on it (31st March for arguments sake) and a request that he either allows me to assign my room or fulfills his obligation to attempt to find someone to replace me?

 

Also, how do I know whether he's made a reasonable effort to replace me or not? I kinda doubt he'll report every move he makes to me, and I'm unsure as to what is to stop him sitting on his arse and just telling me he's "trying" until my contract ends.

Link to post
Share on other sites

I would post such a letter, in order to ensure a written response.

 

The onus would be on HIM in court to provide PROOF of mitigating his losses(ie witnesses, receipts for advertising etc). Advertising fees may come into it, as if he has not advertised adequately then he has not followed every reasonable attempt to mitigate his loss - putting a couple of flyers around campus would NOT be sufficient. A reply as outlined above would also work to show that he did not have the intention of mitigating his loss.

 

I would seriously consider withholding the rent on Sunday, in order to cover your deposit cost, as he is clearly not going to give it back. However that is a personal decision, it could potentially make the last month of living up in sunny Sunderland a tense one!

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

I think I will post the letter actually. That way he wont get it till monday morning and can't just read it whilst he's here collecting the rent and then harass me about it!

 

 

Interesting about providing proof... It would be tempting to tell him the measures expected in his letter in the hope he'll realise that messing me around is just going to cost him more money than it's worth, but I'm not sure that's a good idea.

 

As for witholding the rent, well, I'm not sure about that. It wouldn't really affect my last month here as I plan on catching the train back home by the end of next week and would just pop up with my dad before the stated leaving date to pick up my stuff.

Link to post
Share on other sites

I also would be tempted to put in all the ways in which he is in the wrong in a letter. However, then you have "played your cards" so to speak, and it could well leave you in a worse position. When he realises he cannot prevent you assigning the tenancy, you can be damn sure he will then say ok you can, but always find an excuse - then he has attempted to mitigate his loss, or at least it will be a lot harder to prove otherwise.

 

If you are leaving next week, I would not personally be paying him any more rent. Again, up to yourself.

 

I would definitely recommend posting the letter. Get proof of postage as well(the post office provide a certificate of posting for free I believe).

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

That was my thought too. Why make it easy for him by telling him all the ways he's wrong? It's a shame because up till now he's been a brilliant landlord, always fixing things quickly (in the case of a broken microwave, replacing it the day we reported it broken) and friendly as anything.

 

I'm going home next week with a travel bag yes, but my things will remain in the room till the end of the month when I can get my dad to drive me up to collect them. Since they'll be in the room all month, I don't think I can reasonably refuse to pay the rent for March. I'm guessing he'd just throw my stuff out if I did!

 

I have to say thank you very much for all your help and advice so far! I was pretty sure I was stuck paying for a room I wasn't using, but you've given me some options to explore.

Link to post
Share on other sites

No problem :)

 

Just a quick one with regards the rent. I am not advocating not PAYING this months rent. Just withholding it and telling him to use the deposit(I am assuming that the deposit is at least one months rent?). This may be the only way to get hold of your deposit effectively without going to court.

 

Anyway I'm going to bed, god only knows what I'm doing up at this time!!! :) But just post again or PM me if you want any further help and shall answer in the morning :)

  • Haha 1

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

Ahhh I see. What if he were to refuse with the argument that I'd then be living here without a deposit though? He might decide to be extra awkward thanks to our... discussion... last night, and whilst I'm confident there's nothing he can use as an excuse to keep my deposit I now wouldn't put it past him to try and find something.

 

I'm going to write a draft of the letter I'll send him later today. If I were to post a copy here would you be willing to take a look at it to see if there's anything I'm missing or any bits that could be improved?

Link to post
Share on other sites

Certainly, post it when done and I'll look it over. And what can he do if he "refuses"? He cannot physically force you to give him the rent for this month, nor can he physically remove you from the property.

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

Current Address

 

Date

 

Dear Mr ,

In furtherance to our discussion on Friday 2nd March 2007, I am writing to confirm to you that I intend to vacate the property listed above on the 31st March 2007. I ask for permission to assign the tenancy over to someone who would pass the same criteria as myself. Failing this, I ask if it would be possible to readvertise the vacancy to find someone to fill it as soon as possible, thus reducing the amount of rent I would have to pay.

 

Please ensure that any response to this request is provided to me in written format. As I plan on being away from your property between the 17th - 31st March I ask that any response that would reach me between those dates be sent to my permanent address instead of the above address, which I have provided below and which is also shown on the front of my contract.

 

Yours sincerely,

 

 

 

 

 

Mr C Jenkins

Permanent Address

 

That seems to cover everything. I've booked a ticket to go home on the 17th, so if he's going to waste time and send the reply after waiting then I thought I'd better add that last bit about sending it to my permanent address.

Link to post
Share on other sites

That seems fair to me, send it! :)

7 years in retail customer service

 

Expertise in letting and rental law for 6 years

 

By trade - I'm an IT engineer working in the housing sector.

 

Please note that any posts made by myself are for information only and should not and must not be taken as correct or factual. If in doubt, consult with a solicitor or other person of equal legal standing.

 

Please click the star if I have helped!!

Link to post
Share on other sites

Hmm, maybe I won't be sending the letter after all. When the landlord came round today to collect the rent he left a message with my housemate saying that he is going to try and find a replacement for me, and he expects me to do the same, but it "won't be just anybody" whatever he means by that...

Link to post
Share on other sites

  • Recently Browsing   0 Caggers

    • No registered users viewing this page.

  • Have we helped you ...?


×
×
  • Create New...