This question/scenario may have been answered many times before but I can only find bits and pieces and they don't fully answer my problem. I have previously had loans and mortgages where I believe I was told I needed PPI. However in all cases these are older than 6 years, the loans have been repaid and I don't have the paperwork and in some cases I am not 100% sure of the provider (1st mortgage). I have registered with a credit checker but this doesn't seem to have the details (unless I'm missing something on the website). Anybody help with this or is it all just a lost cause now?

Hello , I am trying to find out if a friend can claim PPI He and his wife took out a remortgage in 2005 with Southern Pacific Mortgage Ltd ( Lender ) The fees for the Re mortgage were paid to Lifestyle/Earth Mortgages ( Packager ) of £2870 and ASU mortgage payment protection fee of £2819 payable to Marketing and Management Services Ltd . Can anyone advise If he can claim and which company to pursue . many thanks regards rs

Hi does anybody know any lenders that will give someone a mortgage who has had payday loans but they were settled 8 month ago??

Does anyone have any experience of this? I have a sub-prime mortgage with Accord and since I came off their fixed rate initial special offer my interest rate has gone up three times - this during a period when base rate has been 0.5%. I now pay almost 8% but of course as I have struggled with the repayments, no other lender would touch me. The Financial Conduct Authority have now said they are going to be looking very closely at lenders who do this to 'trapped' borrowers while base rate stays so low. I have long thought how grossly unfair it is to continually put rates up when there is nothing trapped borrowers can do. Has anyone else had this experience? Accord tell me it is because I am a 'risk' but since I have a large amount of equity in my house I don't see how I am any more of a risk than anyone else. They can always get their money if I stop paying -meanwhile they have nearly an 8% return on their money - where else would they get that?? It would be good to compare notes in case the lenders in question don't take the very big hint the FCA are making!!

In a nutshell we were sold an endowment linked mortgage in1988. We asked for a short term repayment mortgage due to the fact that i hadbeen diagnosed with a chronic illness. The leeds building society unbeknown tous passed our application on to a bogus unauthorised financial advisor who wasmaking commission on policies sold. Now all the parties involved with thisdeception are claiming no accountability. The FOS v assumed it to be an endowment shortfallbut my complaint was about the underhand practices of the corrupt individuals we were dealing with it was easy to downgrade it to a pitifulshort fall of 1600£ . now we are in a real dilemma due to the collusion of allthe parties in the banking establishment. The FOS the worse culprits , they have passedregulations to, pander to the banks

In 1988 I was unfortunately diagnosed with a chronic illnessprimary progressive multiple sclerosis. This meant me and my wife having to re-evaluate oursituation. The priority was the mortgage. To make sure the mortgage would bepaid off when e both retired the obvious was a repayment mortgage to pay off asmuch as possible in the early stages while I was capable of contributing as itwould be a joint application. We approached the local branch of the leedspermanent building society and applied. Unbeknown to us our application waspassed on to an independent financial advisor martin taylor mortgage and financialservices by individuals in theemployment of the (lpbs). Our grievance is that firstly we were given an endowmentlinked mortgage that relied on long term investment to accrue funds to pay offthe mortgage Which is an option we definitely did not ask for or want.We were advised by a friend of ours to contactthe assurance company and enquire about waiver of premium as these policiesgenerally have a chronic illness cover for waver of premium it was then wediscovered we had been mislead by the (lpbs)and(mtmfs). As they were aware of mychronic illness. Given the predicamentThe logical and only option was a repayment mortgage with a standard life insurance policy foreach of us were the reservations we had regarding my earning potential prospects did not appearpromising. Our needs were completely disregarded by the (lpbs) and(mtmfs). infavour of commission and Following further investigation into this deception we havediscovered that the (lpbs) hadceased selling endowments in march 1988 It is obvious that an employeeor employees passed on our application to (mtmfs)in breach of their company policy. Thepolicy providers provident life assurance company paid the commission to (mtmfs) and only issue policies uponrequest the only possible way for (mtmfs)got our details was from the (lpbs). The halfax building society previously (lpbs). Are stating that as it was nota member of their staff who sold this it is not their problem. When eventually aresponse is received they hold fast tothe company guidelines to back each other. The (fsa) are no different and staffed by ex employees of banks workingfor a gilt edged pension. All the (fsa) has achieved as aregulatory body is pander to the banking institutes and established regulations to favour the bankingestablishment The (lpbs) used theservices of (mtmfs) a non regulatedbogus company to contravene their own company policy. for example when we initially protested the (fsa) upheld our complaint but reduced it to a shortfall and theywere more than happy to accept this as it meant paying an insignificant shortfall compensation even though we were not satisfied with thisdecision. As the initial complaint was deception between the (lpbs) and (mtmfs).Whobetween them deceived us into believing we were getting the service that was presentedat that time by the (lpbs). Allappeared to be above board with a notice of assignment drawn up by thesolicitors for the (lpbs) and theprovident life association and policy documents showing a minimum payout of32000£. ( mtmfs) stated it would exceed this amount and would leave us with extra funds touse how we wanted. Why would we suspectdeception was being carried out and we were the unfortunate victims It is automatically assumed that when financial deceptionis committed it is the applicants who are the architects . When in oursituation it is the establishment who are the perpetrators. And i do not believefor one moment that we are the only victims. There was a hue and cry about miss sold PPi fiasco. This debacle has more serious consequences reflecting onindividuals homes and ivelyhoods

has any body hasd or know of individualswho have had an endowment mortgage with the ledds perrmanent buildung society now the halifax

In January 2011 i went to court after falling into arrears during a serious illness, a suspended repossession order was placed on my property after i had repaid 3/4 of the arrears prior to attending court and a payment plan was agreed via the courts. At the time Wragge and co were the legal reps for future mortgages. There were numerous issues regarding the handling of my case via the solicitors as payments went missing and months later were found in their holding account, I also questioned why my account balance never appeared to reduce also a number of medical evidence document had been sent and allegedly not received, although on one occasion I was informed the documentation had been received and applied to my account, two weeks later the documents miraculously were no where to be found. The mortgage company referred me to their representatives who in turn weren't interested. Due to stress I had a number of small strokes. With the assistance of family I continued to complain about the mishandling of my account, but still nothing changed. In April 2013 Wallers solicitors took over representation for future mortgages. In may 2013 my account was assessed and found that my account had been mishandled (incorrect charges,interest rates and missing payments) and just under £25,000 was removed from the balance of the account. After discovering this I requested details of the whole account and explanations as to why it had taken so long to be looked at .No real explanation was given. A few months later I was diagnosed with secondary cancer and had another stroke, the solicitor asked for updated medical evidence ,which was sent and allegedly not received. While in hospital Wallers instructed an outside agency to visit my house, at no time did they post a note to say they had visited and wished to meet with me, instead they spoke to my neighbours asking questions about my health and personal situation ,even discussing the possibility of my house being repossessed, surely this is a gross breach of confidentiality? In late October 2013 the solicitor requested yet another medical evidence form, the hospital sent one to the solicitor and one directly to the mortgage company. The mortgage company confirmed in writing that they had received the document ,this letter of confirmation was dated 29/11/13 also on the same date they sent a second letter informing me that my account was being transferred to another company, who would contact me after December 16 with details of payment etc. Today I received three letters from the solicitor, one was a form informing the court that wallers now represented the mortgage company and the other two informed me that wallers had applied to the court for a possession order and the court would notify my of the date and time of eviction. I was in hospital receiving chemotherapy at the time of receiving these letters, but now have discharged myself to enable me to try and deal with this mess. To say Its stressful is an understatement. The eviction could take place within days of christmas,I have a young son and an elderly mother who are already worried about my health. Im sorry for such a long winded explanation but I am at my wits end worrying about this. It seems so unfair that after I did everything they asked they do this. Surely if they can send someone to speak to my neighbours they can arrange for someone to visit me to discuss the account. I have sent emails to the solicitor and the mortgage company begging them to reconsider and discuss possible options. Am i being naive or is there a possible light at the end of the tunnel.

Hi All Like many people my partner has fallen into arrears with her mortgage. She gets help via he DWP, but this does not cover the full payment and the arrears are over £6000. To cut a long story, they wont allow her to go onto interest only, even though this will stop her getting repossessed. They have offered part and part but wont specify. Anyway I wrote a letter of complaint and they still wont go to interest only, but have refunded the fees on the account, which they are crediting to the arrears. I have heard that if it goes to possession hearing then they might have to put the arrears onto the term of the mortgage and maybe interest only. Any ideas

I have had a Libor based tracker mortgage + 4.2% for the last 8 years. With the findings and ongoing investigation into rate fixing are we going to be able to make claims at some stage ??

Hello Caggers, I'm trying to help a friend who has asked me for advice but I'm completely stumped. In fact I'm not even sure I'm posting this in the correct section. Friend has/had a bridging loan with Lancashire on a commercial property which was let out as an art shop. The intention was to switch to another lender but then there was the crash and she stayed with Lancashire longer than she thought. A year or so later the Tenant becomes unreliable with rent and in the end Lancashire appoint a LPA Receiver. LPA Receiver seems really friendly and states he is working for her and will take the rent and manage the property until the arrears are cleared (the rent is about 33% in excess of the monthly payment), Friend is reassured and doesn't question it. Then last week she receives a letter stating that the property has been sold! That's it. No notice of sale. No letters or calls stating their intentions. There is some money due to her but I feel she will have been gouged by 1001 people for surveys, commissions and charges. She's waiting to see how much she will get and hopefully a breakdown of charges. Any advice?

So after years of being abused by my mortgage company inwhich I have been dragged to court 4 times, and all times the judge kickedthere repo claim and gave there solicitor a little verbal bashing, I was in themiddle of doing a claim against them for all the fees they added to my account,when I stumbled across a well known claims company who was looking into missoldmortgage selling… So after a while I thought sod it I give them a call… We gotthe ball rolling with an SAR, but what the mortgage company sent was basicallypointless, so they was made to send all the paper work. A week later it arrived, I personally was shocked readingsome of the stuff, but also realised there was still a lot of info missing, butI sent it onto the Claims company. Anyway I just got news that the claims company have gonethrough the paper work, and in there view its one of the most mis sold casesthey have come across, so much so that there advice is that its pointless goingwith a letter of complaint, and go straight to a solicitor. They sent thepaperwork onto the solicitors they use for them to advise further. But it just goes to show doesn’t it, when your down so many companies all though pretend to be helping you out are just sharks themselves looking for a bigger bit of meat..

Hi, My mother has a difficult and complicated problem with Kensington. I have only just found this forum and reading the experiences people have had with this company has got me very worried. My sister died at the end of last year. She and my mother have been resident in the property for almost thirty years. The property was in my sister’s sole name and it was left to my mother in my sister’s will. My mother holds the Grant of Probate and is administering the estate (which has no value apart from the property). My sister’s main mortgage was with GE Money, but following some financial difficulties she took out a fixed sum loan with Kensington in 2006 which was secured against the property. Until my sister’s death the payments were kept up to date, but no payments have been made since then. My mother has negotiated with GE Money and they are prepared to let her stay in the property as long as she keeps up the ongoing mortgage payments to them, which she has done. The first mortgage with GE has around £190,000 outstanding and the loan from Kensington was for £24,000. In July my mother received a letter from Kensington saying that they were commencing possession proceedings. Since then, she has had no communication from Kensington or their solicitors although she has received an account statement for August which includes fees for a solicitor’s letter, solicitor’s fees and court fees. Since my sister’s death Kensington have been adding a monthly arrears fee of £50 per month to the account which now has £26,000 outstanding. My mother wrote to Kensington last week asking why the court charges and solicitor’s fees were added to the statement as we had had no communication from either and asking for a complete transaction statement for the account. She also asked them to provide a full and detailed explanation of how they calculate their arrears fee. Today she received a letter from Kensington which answered none of the above queries and simply asked if she intended to sell the house and that they were entitled to charge arrears fees. The property is in a poor state of repair and has been converted for a disabled person (my sister was tetraplegic). We doubt that its sale would even cover the outstanding amount owed to GE Money, so Kensington are unlikely to recover anything from the possession. My mother is 76 years old and is terrified that she is going to lose her home, so if anybody here on the forum could offer any advice it would be much appreciated. Thank you.

I would like to reclaim any mis-sold PPI I may have had on my old mortgages, but need some advice on how to start. Here's some background:- In 1989 I took out a mortgage with Bradford and Bingley. I remember PPI being mentioned but can't recall whether we had it or not. I am since divorced and have no details of the accounts, except my name and the address of the house it was for. At some point, around 2000, I transferred the mortgage to HSBC, and took out a further Equity Release Loan. Again, I cannot recall if there was PPI involved, but I do have the account numbers. all the above accounts were in joint names (me and my ex-wife). Does that complicate matters? During my divorce, both accounts fell into default, before the property was sold. Does this affect any claim? There was also a loan with HSBC, again, which may have had PPI. This was paid off and replaced with another loan, which again, may have had PPI. I have account numbers but no other details. I also had various credit cards but I don't think I had PPI on any of them. I still have all the account numbers. So, where to start? I suspect there is a claim to be made. I know Bradford and Bingley don't exist any more, but do their liabilities transfer to the company who took them over (was it Santander?)? Thanks in advance.

I did a search earlier but most were a good few years old. Is it pretty much impossible now to get a mortgage with poor credit and to top off that one person being self employed? We moved to our current rented property but now the LL wants to sell, we would dearly love it but not sure if we would get a mortgage, even if its a higher deposit. Any information appreciated. Thank you

Hello All, Do we have a Mis-Sold Mortgages Forum?? or does it come under the umbrella of PPI mis-selling. All advice/info will be as usual gratefully received. "EXEMPLO DUCEMUS"

Hi I haven't posted on CAG for some time; due to some excellent advice received from Caggers I managed to make reduced payment agreements with the majority of my creditors and have been paying them for the last two years. My mortage did cause me some problems and after an initial 12 months of interest free payments (all they would agree to) I paid the mortage in full for another 8 months and asked that the arrears be capitalised; I had to pay three more consecutive payments before they would agree to add the arrrears as capital on my mortgage unfortunately I missed a small amount (by mistake) on the last payment. Since I have equity on my flat I resolved to sell it move somewhere less central and be mortgage free;hopefully having enough to pay off the bulk of my most pressing creditors. Barclays indicated if I sent in the details of sale and gave consent for them to contact the estate agents they could stop action on the arrears pending the sale; I sent them the documentation and have now received a letter advising me that as a result of the previous 'concessions' they have given me they will not suspend action on the arrears pending the sale and the matter is now being referred to their solicitors. It just seems pointless to me, I have offers on the property coming in and in 6 to 8 weeks they get their money back in full, plus all of the charges. I hope this will not stop the sale of the flat and my plans to be freed from this financial nightmare thats dragged on for the last three years. If anyone can advise or help I would appreciate it; getting desperate now and no idea where to turn to.

Hiya, Im new so sorry if have posted this in the wrong place. I am on a DMP with CCCS and have been for almost 7 years. 2 pregnancies also which meant reduced payments for a year and a half, so still have a long way to go. My experian credit report is very good, no defaults. Car finance shows 2011 payment not received for 1 month, then balance settled month after. Unsure why they classed as missed payment because it was all agreed with the company before that payment had been due. Egg shows as settled, no missed payments, but am still paying them although now through Barclaycard. Noddle report not v good. 1 out of 5. Default with Arrow, dated 29.06.07 re MBNA cr card. So due to drop off end of the month, although I am still paying them. Previous car finance showing same as experian. Closed account with MBNA which went to Arrow, shows default. Egg showing again as no missed payments and account closed. Equifax shows the same accounts as above. No credit score as have to pay for that. I am also paying CL finance (HSBC) which isnt showing and RBS Tesco which isnt showing. (fallen off?) My main question is could I apply for a mortgage once the default falls off? If so would I be asked/or have to say that Im on a DMP? If it was just me and my husband we would just carry on renting. But my oldest boy is Autistic and I think better to move now as he doesnt like unfamiliar places. He knows the way home now from school and anything different he goes crazy. Older he gets, it could get worse. I know we can afford it as it would work out a lot less than what we are paying for rent. Weve both worked since school and if the worst happened would take any job to make ends meet. .although I do know it isnt as easy to get a job as it used to be. Please can I have some advice? Thank you. Cath.

Hi all, As you will see I am a "newbie" to this site and it's forums so please go easy on me in terms of judgement :-s My Story: I have had a mortgage with KM for 9 years and for the first 6 of those years I was keeping up with my payments. However, 3 years ago I lost my job and fell into arrears. I have been making payments on and off for the last few years and during this time missed a few more payments. KM has been to court - around January 2012 they were given a possession order. Since then I have been on an arrangement plan with KM and agreed to pay £440.00 per month (Please note my contractual mortgage amount is £382.87 and £57.13 was towards arrears). I defaulted on my last plan in December 2012 whereby I did not make the required £440 payment at all that month due to unforeseen motoring expenses. Since then I have paid the following payments; January 2013 £400.00 February 2013 £400.00 March 2013 £400.00 April 2013 £400.00 May 2013 £425.00 In March 2013 and April 2103 I got letters through the post both saying their records showed I was making payments above my contractual amount and if I continued to do so then I would not be charged the monthly £50.00 arrears charge. Both letters did ask me to urgently get in touch and to be honest I knew I had to speak to them as I wasn't paying the agreed £440.00, however, did not mention possibility of eviction. To my surprise I got a letter on 23rd May 2013 advising an eviction date had been set for 18th June 2013. From the 24th May to date I have called KM 16 times (to the cost of £80.00). I have gone through an Income & Expenditure and offered £448.02. They asked for a lot of information in support of my Income & Expenditure and to date I have sent 46 pages on 2 separate occasions detailing and supporting everything, including my unforeseen motoring costs. Every time I have called I have been told I have to speak to the Evictions Team who have never been available. However, on Friday 14th June 2013 I got through to Becky in the Evictions Team (truly one of the nastiest people I have ever spoke to) who asked for more proof - statements for a dormant bank account and advised my account cannot be passed to a manager for a decision until I provide this. So, what I have done is gone to my local County Court and submitted a N244 and have a court date for Monday 17th June 2013 as their was no way I could get the information to them by post in time. As part of my N244 I have gave the Court a copy of the 46 pages I sent to KM, along with my 2 covering letters and explained my difficulty in coming to an arrangement. However, I did forget to include my income &expenditure form in with the N244 and have been told the judge may not accept on Monday. Reason for my long post (sorry about that) is because I am so scared to lose my home and worried the judge will favour in KM. I just wandered what everyones thoughts were on the possible outcome and if anyone had any advice about going to court? Oh, not sure if you need to know this as well; Made a payment of £448.02 (which is what I am proposing) on 14th June 2013 - although they were reluctant to take this payment. Current Mortgage balance £69,000.00 - approximately Current Mortgage arrears - £5400.00 Mortgage term left - 21 years I would really appreciate any advice or support as am worried sick and haven't been sleeping/eating properly.

hi - i have had 2 mortgages with GMAC - one 2005-2007 and the other prior to that. i haven't got any of the documents or the account numbers. Can I see claim anything back and how would I do this. thanks

Help the CAG!! Download our toolbar Cagger since Jun 2006 I am looking for help with a claim against Mortgages plc, regarding the unfair charges applied to the mortgage account when in arrears. The original claim started back when claims for unfair charges with the banks were being to court. I followed this route and it ended beiing stayed in the courts for 2 years. It has taken a while to get it lifted, It was only when I was aware that the FSA were taking action against the mortgages lenders for unfair treatment. I made changes to the POC from a template from this site, I have filed a allocation questionaire recently, The claim is for less then £2000, but the defendants solicitors want the claim struck out and have also requested a fast track proceedure. The claim was presented back during the bank charges period and ended up being stayed, whcih lift some 12 months ago. Recived an order from the court, with a date for a case management conference 21st Feb 2013 I have to provide information 2 clear days before the hearing. (a) a case summary with suggested directions which the other part shall attempt to agree (b) a statement of the issues agreed by all parties © a written estimate of the costs incurred to date with an estimate of the total costs if the action proceeds to trial. (e) if either party intends to apply for directions, which is not agreed, written submissions shall be filed and served by both parties not less than two clear days befort the hearing (f) The District judge is prepared to consider and, if appropriate to aprrove, agreed direction in advance of the hearing, but the case management conference shall not be cancelled unless such approval has been notified to the parties beforehand. Mortgages Plc also claim that the account was with their sister company mortgages 2, but all the correspondence, and mortgage payment were made to them.

Can a secured loan ever be Statute barred?

Hi, I am new to this forum and forums in general so please forgive any lack of etiquette. I am in very serious trouble and have been for years, and will shortly be going bankrupt and making myself homeless in order to get out of it. With what i'm reading and hearing, I may have cases to bring which I've decided to look into before going Bankrupt. I'll try to be as brief as possible. Below is a list of what i have going on and my comments & questions. I appreciate any assistance or advice for any of it. My problems stem from setting up my own business and it subsequently failing in the recession. 1, Mortgage on my home: Spml/Capstone/Ascenden interest only mortgage for 92k taken out in 05. Current outstanding is 97k. Obtained through broker. Late charges throughout the life of the mortgage. Currently in arrears but under agreement and 'safe' for the time being. Could this mortgage be mis-sold?, Are the charges refutable? Is the fact that I have been forced to take buildings insurance with them refutable? 2, 2nd charge on the property with Nemo Finance for 25k 2006. Currently in arrears but under agreement and safe. Charges throughout the life of the loan, current balance still 20k plus. Are secured 25 year loans being scrutinsed for mis-selling? 3, 3rd charge on the property for 25k with Halifax 2006 within 6 months of the above loan. Charges throughout the life of the loan. Same question as above. 4, Santander mortgage on another property taken out in 2004/5. Increased mortgage to 85k. Charges throughout the life of the mortgage. Ran into serious arrears 2011 to 3.5k. Started back in full time employment following the collapse of my business in september 2011. paid Santander 1800 in October and entered agreement. Missed the following 2 months payments due to more pressing debt catch ups with other creditors. House repossessed on the 18th of Jan 2012. Called the head of dept to try and get the repo reversed but was told i would have to settle the entire 85k for that to happen. Advised the woman that the property had been empty for years and that they should have notified me at my home to tell me what was going on. She did not know I had another house and thought she was making homeless. Despite the fact that my Santander bank account is registered at my home address and not at the repo'd house. House was on the market by the end of Jan 2012 for 1 day and was sold for less than half it's value, leaving me with a shortfall of 50k. They are now in pursuit of this money. the whole process from entering agreement, to sale of prop was 3 months. Do I have grounds to sue based on: duty of care to make sure they had actually spoken to me to tell me what was happening, consideration to my change of circumstances i.e. not earning any money until i went back to work in Septemeber, after which I paid them 3 quarters of my 1st months wage. giving me the chance to sell the house for a larger sum, or to a family member so as to not lose (what they thought) was my main residence, allowing the property to sit on the open market and not accepting the first and only offer on it for less than half its value. the property has now had it's refurb (which I had done half of) completed at an estimated 20k and is worth 120k. Santander sold it for 45k. Additional borrowing had PPI attached. 5, HFC personal loan taken out circa 2005 for 7500. current staus is 12500 owing. I paid a company 500 to see if this had been mis-sold which took about a year. They came back and said it was enforcable, but they got my ppi back. Since then i have not recieved any demands for payments but do recieve a yearly statement telling me the balance is 12500. I do not know why they do not chase me for this anymore. 6, Halifax current account, charges totalling at least 6k over the last 10 years. Already put a claim in but was told by them that they were fair and the court case ruled against payouts. Is there any point in attempting to reclaim this money? 7, Santander/Alliance & leicester bank account, Charges througout the life of the account. Apologies for the convoluted way this is written, I am currently putting together a more concise and detailed history of my circumstances in order to submit to somebody that may take up any or all of these cases. I am finding it all a bit overwhelming and want to find out if people think I do have relevant grounds to bring cases. Also, how would I go about this? Does anybody know a good manchester based law firm that deals with this? Please help. My wages don't cover outgoings and I only eat 3 weeks out of every month to maintain my current status. Any help is appreciated and i can go into more detail on any points above if requested. I also would like to know if it is possible to sell the house I live in now for less than it is mortgaged for ( and therefore not covering the 2nd and 3rd charges) as I know from experience that if I hand the keys back, they will simply gice it away and chase me for more shortfall. Best Regards,

Hi kaz320, I have just written out a long winded message detailing where I am upto, only to be told I don't have a high enough score to send it to you and then it was lost. Pretty infuriating but there you go. I have an interest-only mortgage with Spml/ascenden/capstone. it was sold to me by a broker in 2005 for 92k. it now stands at 98k. What can you tell me about mis-selling of mortgages of this type? Do you know of cases that have been successful? How do I go about it? I am going to be chasing them for charges also, but this is a seperate issue Any help greatly appreciated. Regards, D.J.F.

Hi Folk Just received a letter from Accord (my main mortgage account) saying that "Unfortunately, the level of arrears on your account is such that we will shortly be instructing our legal advisers to begin legal proceedings against you for possession of your property" they then go on to say that "its still not too late to avoid this happening. If you can clear your arrears in full straight away or agree an arrangement, we'll be happy to avoid this step" However there is a paragraph that goes on to say "Before you contact us, you should know that we will not be able to agree to an arrangement if you have defaulted on more than one previous arrangement. In addition, we'll need you to reduce your arrears to less than two months payments first" The amount of arrears is £2000. We have already had a visit from one of their agents they employ (at an £80 charge to the customer for the pleasure!!) who carried out an Income and Expenditure. surely this is not treating the customer fairly (I'm in Northern Ireland, does the mortgage protocol rules and treating the customer fairly apply to me in NI?) Any advice would be much appreciated. Doc