Thanks for your replies. I have disputed the lanlords claim with the agent , who did say they would be referring the matter to the dispute service. Claimed they were just waiting for cheque from their accounts department. The agents have bben pretty useless throughout and having confirmed with the dispute service that the deposit hasn't been registered I am keen to try and recover my money in full. I ended the tenancy early as the landlord was due back into the property at the end of November. I gave them 2 months notice back in July. The agents basically decided not to market the property and let me carry on paying rent fr 4 months on an empty property. I'd had the propert for 18 months so thought they would be helpful but weren't. So having paid 4 months rent at £795 for a property i wasn't living in I would like the oppurtunity to recover that back. So really it would be ideal if that hadn't protected the deposit and that they had to pay me the 3 times deposit fine. Just need to know which route to take to get it through court. Regards MArk

H All Looking for some advice on best way to proceed with this one. Quick Summary : Nov 2007 rented property from large local agents Rent £795pm Deposit £895. Taken on 1 year term at our request as expected to be there for couple of years. Received Copy of Tenancy agreement with summary pages covering Tenancy deposit scheme stating TDS. The Rental agreement was placed in the name of our business as we would be paying the rent from a business account and shows myself and son as oocupants. Continued with tenancy after first year effectively extending to November 2009. Gave notice to leave property in July 2009 with a leaving date of September. Letting agent stated liable for rent until end November unless they re let. Agent failed to re let mainly due to not advertising (separate issue which I also need to resolve). The main issue is the deposit. I left the property 28th August , had inventory done 29th Sept. Asked for deposit back , agent delayed for over month then came back and said holding £650 for cleaning etc. Inventory stated property in good condition apart from 'light dust' to some window sills. Informed agent didn't agree and they agreed they would pass to TDS. Then stated they couldn't do this until end of november (legal end of tenancy ) Chased at end of November got email response saying requested cheque for TDS from accounts and would notify when actioned. Heard nothing so thought rather than chase agent would chase TDS . This is when I discovered the details regarding deposit protection. I have never received certificate or anything relating to deposit. Phoned TDS and they state they have no record of any deposit being registered for the property. So the question is what now , Do I press for legal action ? Sorry to go on , and thank you in advance for any advice. Regards Mark

Un1boy Update on my claims. First one paid up & second one offerred in full before MCOL. YES They PAID UP !!!!!!!!!!!!!!!!!!! :D Thanks for all your help Need to change my details below & make a donation to site when I get the funds cleared. Do I need to PM a Mod with confirmation of win. Keep up the good work. Thanks Mark:D

Hey I am just gonna carry on Issued an LBA today on my second HSBC account. Dont worry just keep pushing on Mark

Hi Uniboy The paperwork for the set asside all comes from DG it refers in around 7 points as to why they didn't respond as they had actioned papers They also have a printout from MCOL from the day after I entered judgement showing they have entered acknowledgement at 4:30pm. It states clearly that if after4pm is not guaranteed. So really no reason given by northampton other than standard form for transfer to another court. I really am a loss now as to what to do next. I wonder if i will get a response to my letter enclosing breakdown and demanding payment.

No nothing recieved other than the notification and a copy of the paperwork sent in by DG making excuses for why they didn't respond. When is the AQ normally issed on Judgement or at the end of 28 days. 28 days was up yesterday

They have got to be looking at the implications of a test case now this issue is getting loads of publicity now. Didn't want to be the first but hey bring it on. I have experience of the computer systems they are using having developed them in the past. Lets argue the costs !! Mark

Just to let you know they are pretty disorganised at the moment. I got judgement after 14 days as they didn't acknowledge in time. However they didn't like this and claimed that they had lost the papers in internal post and the court have allowed them to enter an application to set aside the judgement although I am passed the 28 days today !! Not sure what happens now. Best of luck - lets all keep the pressure up Mark

Well guys the saga continues.... Sent a letter to DG with a breakdown & asking for cheque payment by return. Also stated didn't accept or acknowledge their defence. Recieved papers from Court of 'Notice of Transfer of proceedings ' on the grounds that an application to set aside judgment has been filed. Right we have passed the 28 days from MCOL so does this let them start over again. Are they seriously gonna take this into court - actually would quite relish the oppurtunity. I am an IT developer and back in my dim and distant past I wrote the banking modules for a Building society Current account and am very aware of the processing procedures. Would love to argue costs with them !! So the wait goes on - Not sure what happens next regards Mark

Thanks Un1boy Judgement has been confirmed in writing from the court. Letter is from Julie Kyle at DG - looking at other posts seems she always writes asking for breakdown. I am not sure whether sending a breakdown without expressly aknowledging reciept of the defence is a good way to go or Just wait until 28 days is up which is Monday 13th Thanks again Mark

Hi everyone Recieved a letter from DG Sols today. Judgement already issued as they didnt acknowledge within 14 days. They state " notwithstanding that your claim form was dated 11th october it did not come to its attention until 31st October being one day after it should have been acknowledged" basically claim that it got lost internally - these are serious documents how do they get lost. They are now atempting to file a defence and request that I acknowledge receipt of document and also provide breakdown as their client cannot reconcile the figures. What do I do - Send breakdown I assume. Can they overturn the judgement - are they gonna go to court. ? Can they really get this set aside because they are inefficient . 28 days from MCOL will soon be up !! any advice much appreciated. Mark

Just an update Recieved cofirmation from Court to say Judgement has been entered against HSBC. Surrisingly I still have heard nothing from HSBC. In fact the only communication i have recieved all the way through is 1 standard fob off letter just after LBA. I wonder what is gonna happen now. Will they just send payment surely they will communicate first. I suppose they only have so long before the bailiffs will collect !! Anybody had this experience - Surely they will get in touch soon. I believe ive won but I would like them to confirm it Mark

Morning Un1boy Well had to wait until after midnight but managed to get through on MCOL. Got judgement filed on no response. (are they giving up or just got too many to deal with ) What happens now do I just wait. Didn't give me any option to stipulate payment method - will I get communication from DG sols now regarding payment ? Thanks for all your help - still cant believe I actually might get the money now !! Thanks Mark:-)

Thanks Un1boy Actually status says issued. 'Start' is under Judgement. At what point do I state I want payment by cheque not into my account (sure they will use it to pay themselves) So if i get you right I wait until midnight then go for judgment if status is still issued. What if its changed do i wait another 14 days Thanks again Mark

Un1boy Just a quick question. My moneyclaim says they have until today 30th October to acknowledge the claim. I haven't recieved anything as yet and moneyclaim online just shows started. Daft question probably but how do I know they have acknowledged does it show on moneyclaim. i am sure they are going to do it today just to buy time - not gonna be that easy !! What do i do tomorrow if they don't acknowledge. Thanks Mark

Yes I have one too. Same old story had a loan at 7.9% plus an overdraft caused by HSBC clearing a cheque I paid in allowing me to pay mortgage by switch and then bounced the cheque I paid in. Apparently they can do this !! Offered the managed loan to 'HELP me OUT !!' . Didn't really look into it as offered over phone as only option. Did some calcs on rate a few months ago and the rate is in excess of 20% !! These loans definitely put a red flag on your account . (told this by branch staff). How do we get out of these. Currently reclaiming bank charges and would love some pay back on this loan as I would have cleared my original loan by now and this one has reduced very little in 4 years !!

Hi Un1boy Not heard anything yet on my first claim (the clock is ticking !!) Decided to get on with my next HSBC claim. Only £370 but better in my pocket than theirs. All quiet on the original claim !! Will post if I here anything Mark

Thanks for your replies Obviously my biggest concern is the possible fees. I think I will watch carefully the progress on the existing claims and then take action once I know how they will be played. Regards Mark

Thanks Uniboy Will post when I here something Mark

Hi all At MCOL stage with my bank charge claim against HSBC. Saw note about redemption penalties. Is this feasible or are the mortgage companies managing a defence. Moved house 2 years ago redeemed a platform mortgage with £8k penalty. Broker gave me a new Mortgage with Kensington on current property. payments rocketed after 1st year forcing me to remortgage and pay £13k penalty. Now with Southern Pacific with a whopping £15k penalty. I would like to get out of this mortgage to move to a normal provider for a major payment drop but £15k penalty stopping me. Is it worth pursuing - what about them loading the legal fees back onto me . Anyone succeded with a big claim yet or are they forcing everyone to bottle out with the prospect of big legal bills Thanks Mark

Hi everyone. The wait goes on. MCOL was filed 11th and have recieved confirmation court papers saying deemed served on 16th with response due by 30th. Reading the posts most people are recieving correspondance and offers. Throughout this whole process I have nly received the standard ' we are allowed to do this' letter shortly after issuing LBA. Should I be getting communications from HSBC or am I just paranoid. I now understand how Radiodan and all the others felt whilst waiting. Need to get this done so i can go through my other HSBC account. Opened my 'parachute' account last week as I expect they will dump my accounts. How do I go about making sure they give me the money as a cheque and dont use it to clear my 'Managed Loan' (what a con they are over 20% interest) Thanks again guys Mark

Thanks Uniboy Just Filed Moneyclaim (had to find the £250). Just a quick question. I have another HSBC account reasonably new that has charges that could be reclaimed. HSBC managed around £300 last month with their tried and tested snowballing charge trick originating from being £10 short on 1 Direct Debit. Should I wait on this account until first one processed (they may just take it into account automatically !!) or should I start the ball rolling now. Thanks again Mark PS I did PM a mod with Moneyclaim details

Thanks Uniboy Started a new thread 'Will HSBC Pay up ?' Sorry for hijacking your Thread Radiodan. Mark

Had som conversations going on with uniboy and a lot of other helpful people in Radiodan's thread. Time to start my own thread. To summarise where I am. Charges with HSBC amounting to £4.5k over 6 years. Issued Initial letter & LBA . Got standard letter after LBA. I am today entering my moneyclaim online. including interest my claim is over £6k. Be nice to get this back !! Thanks to everyone on here who has helped with standard letters etc and all the great advice. Will keep updating as I go. Do I need to post details of my claim to a moderator ?

Thanks Uniboy Will get on and file the claim. Thanks for the support your giving to everyone. Mark