I have been asked
to look at this for you.
If you have been
renting the property out for 15 years, and it is out of time for enforcement by
the council in any event. You could apply for a certificate of lawful use which
simply formalises the fact that you have done it for more than 10 years which
is the enforcement period for change of use.
You are entitled to
payment for the vets bill and the cost of the cat and I would give them seven
days to pay up failing which I would issue small claims court proceedings
against them which you can do quite easily here www.moneyclaim.gov.uk
actually are issued against the dog owner.
If there is an
issue over whether the dog is dangerous or not, and refer the matter to the
I agree completely
with your solicitor that the fact that there is no planning permission is immaterial.
I would not be paying her anything and if she owes you any rent, I would be
adding any rent to my claim for the dog/cat incident.
I would also not be
wasting time on solicitors letters. She would get one letter and then court
proceedings. I cannot see why you will have wasted £2000. I think 50 quid and
then court proceedings would be enough. Please bear in mind that you will not
get your solicitor's costs back in the Small Claims Court even if you win so I
would be inclined to do it myself.
I would tell her to
get stuffed with regard to the fees that she is claiming and if she is minded
to, let her counterclaim. Ultimately, the judge will decide whether she is
entitled to that or not.
threatening to take you to court, I would be the one taking her! Remember, the
more correspondence she sends you and the more correspondence that your
solicitor deals with, the bigger your legal bill that you are not going to
If you are being
harassed, then referred the harassment to the police with a view to getting her
warned under the protection from harassment act. The police can tell her to
either issue proceedings against you or stop writing. If she continues to write
to you, the police can prosecute her under the Protection from Harassment Act.
Some police forces will really take this on board and others not quite so much
so. I think it would be a good time to use the "vulnerable lone female, feeling
frightened and intimidated" tack.
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