Hi Upsetlandlord Welcome! As you can see we are an ever growing group. Do your experiences match those expressed on this forum. Can I ask who your lpa receivers are? Regards Meerkat One

Yes I have - after a SAR to WS and MEX. A large proportion of the information was incorrect both re tenants and the property. As they are not licensed or qualified to advise on financial business I question how it is they are able to discuss and advise on arrears. They appear not to hold a consumer credit licence and none of their "agents" appear to hold any qualification, other than in bullying, to offer financial advice. In our case there have been serious breeches by Nutrade of Trading Standards guidelines in how they try to gather information. None of their reports were sent directly to us nor did they make any attempt to contact us. They claim in their report to have tried to speak to us but they did not. WS are fully aware of their tactics and both try to lay the blame on each other.

Hi Bullhunter Can I ask when WS were instructed? Have you SAR them and MEX? I have managed my own properties and would not let WS - not that they made any effort just sent threatening letters to tenants. WS used Nutrade to gather information. Nutrade completely ignore any industry guidelines and I have complained to Trading Standards. Have you had any dealings with them? Regards Meerkat One

Hi Bullhunter Have you got tenants in the property? How long have WS been "managing" the property? Regards Meerkat One

Received - thank you Patrickq1 Meerkat One

That's fine by me Meerkat One

I am more than happy to share my experiences with you MM. I think there are many of us out there who have reached a point and not sure where to go next? Regards Meerkat One

Patrickq1 Thank you - I really do not know how you do it. This will keep us occupied for while! Do not over do it. Meerkat One

Hi Patrikq 1 Am just catching up with everything and sorry to hear you have been in hospital. I do hope results are good. Regards Meerkat One

Hi MM Having just read through the T & C's I think I would consider 19 an unfair term and condition. In essence it is intended to give MX complete power to do anything they wish. This cannot be reasonable given that they apparently empower an admin assistant to authorise lpa appointments?

Hi If you take over and manage your properties WS try to go to court claiming tenants are in arrears and apply for eviction and repossession of property. This is where Drydens appear. Have you had any dealings with them? Clearly the tenants are not in arrears but WS try to claim they are not paying them so they must be in arrears.

Just catching up - we seem to be moving at a pace! Will need to digest the latest posts! Thanks to everyone for their help

Hi Chillin A receiver is entitled to retain any money received by him, for his remuneration, costs, charges etc incurred and a commission rate not exceeding 5%. The receiver must detail the costs etc he has incurred in property management. As we all know WS appear to be providing their management services for free as they do not have copies of invoices, etc nor it seems, a proper accounting system. Thus, 5% would be all they are entitiled to in the absence of any accounts. Patrickq1 observation about tax issues is very astute and something I will take up with both WS and MEX. Anyone had an dealings with Drydens who are solicitors for both WS & MEX - any connection between Henry Walker and David Walker?

Thank you very much Patrickq1. My subject access request was missing quite a bit of information. WS think it is sufficient to just list the costs in a letter! As do MEX. Interestingly MEX are now sending out different letters about arrears and offering to help which as we know is misleading. Has anyone else received these letters?

MEX are perfectly able to disinstruct lpa receivers if they wish. However, they choose not to. The fact that both MEX and WS are unable to provide any invoices and detailed accounts suggests a number of things. Has anyone experience of the behaviour of other lpa receivers instructed by MEX? Is information, detailed accounts, invoices etc being witheld by these also?

I have received statements from MX but the copies of invoices from both MX and WS have not arrived. They have both sent a list of the charges but no detail. So really do not know what MX are paying out on if there are no invoices. WS also list insurance on their charges so I have asked for copies of the policies. Marley 1 - do you know which Estate Agents is marketing your property? Have you Subject Access'd Drydens? They act for both WS and MEX.

Hi Marley 1 Sorry for all the questions - trying to catch up! Drydens also work for WS. Have you Subject Accessed them all? In the meantime request copies of all invoices paid by MEX from your accounts. Copies of invoices should also be requested from WS and Drydens. Regards Meerkat One

Marley 1 Who are the Estate Agents? Meerkat One

Hi Marley 1 Ask WS and MEX on what grounds they are seeking to sell. WS need to have provided an exit strategy and have grounds to sell. How long has the property been with WS? Regards Meerkat One

The other aspect of their tactics is to continually increase your arrears. I think in an earlier post you said the arrears had grown. This will be through charges etc. You need to make a complaint to MEX claiming back some of the charges which are considered unfair - the rejected Direct Debit charge has been reduced now so you can back claim. MEX appear to lose all the invoices they pay and WS also are unable to come up with any either but somehow you are being charged large amounts for......? No one knows, probably steve molloys holidays for all we know. Insist on copies of these invoices. MEX must have received them in order to make payments on your behalf. Meerkat One

Hi Marley 1 You have nothing to lose by taking back possession of your properties. WS main aim is allow your properties to fall into disrepaire etc then they will advise MEX on an exit strategy of selling. My view on it would be that they have been negligent in not ensuring the properties are let. They have a duty of care - it is there in the Law of Property Act. If it was me I would be entering the properties and getting tenants in. The only problem you would have is that if WS get to know what you have done they will then attempt to hassle the tenants but if they haven't bothered up until now then will they know? Don't forget you are still the legal owner of the properties. Have you Subject Accessed WS? Has Nutrade been involved at all? regards Meerkat One

Hi Marley 1 In your Subject Access Requests make sure you request copies of all invoices paid by Mortgage Express. Have you had any contact with Nutrade, DMS and a company called Drydens masquerading as lawyers? I'm with Pigland on taking further action! I think there are enough of us now. An article on the BBC news web page today highlights the complaints system (or should I say non system?) the Banks use to address customer concerns. One of the areas that concerned the FSA was the Banks' tactics used to fob off customers using various delaying tactics - as we all know MEX are masters of this art! Regards Meerkat One

I am missing information. Despite repeated requests they are not playing ball.

Hi all Like everyone else I am playing catch up! Has anyone challenged the appointment of receivers? Have Nutrade had involvement with templetons and or your tenants?

A more inept bunch of cowboys would be very difficult to find - although I think Mortgage Express/Bradford & Bingley run an equal first!