21^st May 2013 [Peter’s Blog No3 on same subject]

Re: Partners in the firm of Oxley & Coward Solicitors being executors of a deceased person’s estate.

Hi, just to reconfirm for those who have joined me for the first time, I’m Peter Barnes (I am over 70) and one of four beneficiaries of our late mother’s estate. One is over 80, two (including me) are in their 70s and the youngest is in her late sixties. I allege that the executors of my late mother’s estate are just waiting while we’ve all passed away then they will milk dry and finally slaughter the sacred cow.

As I said in my earlier blogs, the executors of the estate were not named in particular in my late mother’s will as being the executors; it simply said that the executors had to be two Partners in Oxley & Coward Solicitors of 34/46 Moorgate Street, Rotherham. Solicitors Mr Barry Long and Mr Sadiq had to make an application to the Chancery Court for Grant of Probate before they were able to officially administer the estate. Mr Long and Mr Sadiq advertised and leased a vacant unit on the premises months before they obtained Grant of Probate on 7^th June 2011. See copy of Grant of Probate below ………….

From the onset they advertised and let units on the estate when they were fully aware of a potential buyer wanting the property with vacant possession. They even let one unit on what my legal adviser termed as a “Ransom Strip” which was slap bang in the middle of the proposed development.

I sought legal advice in early 2011 and I was advised on executors and their duties to the estate, and I quote here exactly what she said; “It is not the role of the executors to run a profitable business out of an estate. The role of the executors is to bring the estate to a conclusion and normally within 12-months otherwise an explanation is required, and to dispose of the estate at its best value”.

After my legal adviser reviewing a copy of the will she advised that; “the executors were not instructed to promote a business, to continue a business or to run a business, they are simply there to wind-up the estate. They are to dispose of the estate in the most expedience manner for the benefit of the beneficiaries. The executors are certainly not able to let any vacant properties on the estate”.

However, interestingly, the executors informed me in a letter dated 6^th June 2011 that my late mother did not actually run a business she merely received an income from rented property in the UK. See copy of Mr Long’s letter below.

I’m also copying here extracts taken from the information Mr Long provided me with and enclosed with his letter, when trying to justify advertising and letting units on the premises as opposed to putting the whole of the estate up for sale and distributing the proceeds in the most expedience manner for the benefit of beneficiaries.

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Re Crowther [1895] 2 Ch 56.

 

Assets

 

E[2.27] Unless the will otherwise provides—see A[5.215], when carrying on a business either to sell it as a going concern or under authority contained in the will, the personal representatives may only use those assets which were used in the business at the time of the deceased's death.

 

It might not have been classed as a business but the executors had failed to consider that the units they and/or their instructed agent advertised as been for letting were not in use at the time of my late mother’s death, as in E[2.27]. In fact they had laid empty for a considerable time (many years in fact) due to the dilapidated condition of the units, including an HSE Prohibition Order on one unit, and other reasons (one imposed by a Chief Fire Officer) of which I advised the executors at the time when I vigorously apposed them leasing units on the estate. Nor was there any provision made in her Will to authorise them so-doing. I allege that the executors recklessly put the estate at risk apart from being guilty of a Devastavit, a wasting of the estate.

 

Just a bit of background about the “family”

 

Unfortunately for the estate, in January 2012 one of the solicitors acting as executor of the estate received a “DEAR BARRY” email from the eldest of my three siblings (according to mother she had hated me from the day I was born) telling them that Mr Barnes (me that is) was not to have any involvement in negotiations etc. I am copying the email below here because I couldn’t really believe that anyone could be so thick. She even had my two other sisters agree with her because she thought that putting-up three against one would enable her to override my 25% interest in the estate. In my book this email gave the executors a green light to do as they pleased.

I think its time to tell you that while father was laying on his death bed in January 2010 mother received notice from the Office of Public Guardian refusing her registration of Enduring Power of Attorney over father due to an objection. The court told me it was a Mrs Gregory (the eldest daughter) who had made the application backed by my younger sister, Mrs Tinker.

 

Father had lost his legal capacity in December 2009 (after the RDGH had allowed him to fall out of bed and he suffered a brain bleed and blood clots) and these two sisters were preventing mother registering the EPA. They made out that mother was illiterate by submitting evidence to the effect that she could not read or write and that she had no business accruement. Mother was gutted and up to the time father died they had run her a bill up of around £3,500.00 with Oxley & Coward Solicitors defending her case. The total bill to contest their action was estimated at around £10,000.00.

 

Albeit Mother was partially sighted she could distinguish five, ten and twenty pound notes one from the another, and she knew exactly what pills she was supposed to be taking even though carers offered them to her for her to take. She also had good business sense otherwise father would not have got to where he was had she not.

 

Mother herself overrode one incident just 24 hours before she was to take a mental capacity test with her GP for the GP to make a report for the OPG. She realised that one of the pills offered to her by the carer from the “Nomad” was not one that she should be taking. It was a Tramadol and had been inserted into the Nomad and had she taken it she might well have failed her mental capacity test, and her defence against her two daughters would have failed. I am not making any accusations here but from what mother said she seemed to know who the culprit was. Tramadol, according to what I’ve been told by a nurse, makes the elderly look and act as if they’re suffering from dementia.

 

Whilst father had lost his legal capacity and was unable to sign legal documents he understood exactly what was going on and I sound recorded many conversations with both him and my mother so that if required I could prove just how they felt let down by these two daughters. He actually said to me; “so if I were to die Pete does that mean that your mother will be able to run the estate as she wishes”? Mother was in the process of selling their bungalow at the coast and the action taken by these two siblings stopped her selling it. However, father died on 5/4/2010 and the whole case against mother dropped through because as joint tenants the whole of father’s share of the estate passed directly onto her. She successfully sold her bungalow in July 2010 just before Capital Gains Tax was increased. Father had outwitted them and set mother fee.

 

What they had done, however, was to give the executors the opportunity to do exactly as they thought fit with the estate when mother passed away in December 2010, them knowing that the four siblings were at loggerheads.

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I personally had been involved in assisting mother and father with the estate and the analysis for the year-end accounts for years before father and mother died and I knew a great deal of the ins and outs of their financial affairs.

 

As matters regarding the estate progressed (very slowly I might add as the executors were and still are dragging their heels) had I not been diligent and recognised that the proposed development boundary line in the proposed sale was cutting right through the Warehouse unit, the Barnes Estate would have possibly met with a massive financial loss on completion. When I insisted, and put it to the executors and the agent for a second time the agents insisted that they had dealt with the matter, and yet when an amended drawing was provided there had been no amendment to the boundary line regarding it avoiding the Warehouse unit. I allege that they were intending the estate taking a massive hit on completion of the proposed sale.

  

This true story continues ……………

 



8th May 2013 Blog No 2

I am still on the trail of proving that the executors of my late mother’s estate should not have disposed of part of her estate by way of a 3-year lease, and to do so months before they had obtained Grant of Probate in June 2011.

I allege tying-up part of the estate on a 3-year lease was a reckless act on their part, and they have committed a devastavit (a wasting of the estate) by that reckless act. It caused a loss of part of the estate’s assets for a period of at least 3-years and possibly more if the tenant subsequently refuses to vacate the leased premises by the terms set-out in the lease. It’s easy to get tenants into a property but it’s another matter when it comes to getting them out.

I cannot see anywhere where it states that it is the duty of an executor to run a profitable business out of the estate. It is, however, the duty of the executor to pay all debts and recover any outstanding moneys due to the estate in a timely fashion and to distribute the estate among the beneficiaries.

All the vacant units on the estate were unfit for letting in any event for various reasons which I had put to the executors. They went ahead and advertised and let and obtained other prospective tenants against my advice, even though they were officially unfit for letting.

On 20 April 2012 I requested permission to view the estates accounts which I understood I could do as a legatee free of any costs to the estate. However, in his letter to me dated 25 April 2012 in response (See copy letter below) Executor Mr Barry Long said that if I wanted to view the accounts it would be at a cost to the estate because a member of staff would have to be in attendance.

Now that is contrary to what is written on page 600 of the book entitled “The Law of Succession” (12^th Edition) by Parry & Kerridge. In citing Freeman v Fairlie (1812) and Ottley v Gilby (1845) (a legatee is entitled to inspect, but not to a copy of the accounts at the expense of the estate).  This book is well worthwhile obtaining if you find yourself in a similar position with bent solicitors acting as executors of an estate.

 

 

To-date I still have not inspected the estates accounts as held by Oxley & Coward Solicitors but I have reserved the right to contests their accounts when they eventually become finalised.

 

The executors from the onset erected a TO LET sign on the property and advertised vacant units on the estate as been for letting as opposed to putting the estate on the open market as been FOR SALE and/or at the same time progressing the proposed purchase/sale of the estate to the interested supermarket chain.

 

When pushed by the beneficiaries to sell the estate Burgess Commercial (the instructed commercial estate agent) put an advertisement/photograph in the Rotherham Advertiser. It did not make any mention of the size/area of the estate being 0.93 acre nor did it show the 14 workshop, shop and/or office units, nor did it show the detached dwelling with separate brick-built garage and additional workshop set in spacious gardens. The advert did in fact look like a small disused travellers’ site, or as put to me by one of the other beneficiaries, “a chicken run”. See copy of advert/photograph below. I allege that the executors had no intention in selling the property until such time they had milked the estate dry.

 

I allege that the misrepresentation in the sale of the estate by the executors and/or their instructed estate agents in the advertising of the estate were a wilful act. When put to the Property Ombudsman the Ombudsman responded by saying that they were unable to act on my behalf as a beneficiary in a complaint against the estate agent, but they went on to agree with me that it could be a matter for the police as a scam or fraud.

 

 

I have put the whole matter to the Solicitors Regulation Authority (SRA) but to-date they have simply shunned it off by saying they only investigate matters where the public are at risk as they have not got the resources.

I have lodged a complaint to the SRA asking for their decision to be re-visited due to new information that has recently come to light.

I have been advised by the tenant occupying the unit with the controversial 3-year lease that he was offered compensation back in early 2012 to vacate his unit and relocate elsewhere. However, he obviously refused their offer because he is still in occupation of his unit. He still occupies the “Ransom Strip”.

In the first instance; had the letting of the aforesaid unit been legal then the executors would not have had to offer compensation to the tenant to vacate and relocate, and in the second; where was the money coming from to pay him off, THE ESTATE??

In accordance with advice from the SRA I put my complaints about the solicitors to the Legal Ombudsman back in October 2012. They returned recently with their negative Report on the matter saying that the executors/solicitors have done nothing untoward. They did this when acknowledging in their report that they had not investigated all the issues I had put to them. I allege here that the SRA and the Legal Ombudsman are just a well paid Quango that are in a position to cover the backs of the solicitors, and they do not work within the interests of the public.

I will come back with an update on the SRA and the Legal Ombudsman, and also on the new commercial estate agent who was instructed by the executors in February 2012 in place of Burgess Commercial. You will just not believe it.

This true story continues ……………

1^st May 2013 [Google Blog No1]

 

Re: Partners in the firm of Oxley & Coward Solicitors being executors of a deceased person’s estate.

Hi, I am Peter Barnes (I am over 70) and one of four beneficiaries of our late mother’s estate. One is over 80, two (including me) are in their 70s and the youngest is in her late sixties. I allege that the executors of my late mother’s estate are just waiting while we’ve all passed away then they will milk dry and finally slaughter the sacred cow.

Over the coming weeks I intend to expose what has happened in the matter of my late mother’s Will and her appointing two unnamed Partners in Oxley & Coward Solicitors to be executors of her estate.

If you talk to anyone who has had experience of such matters they will tell you that the solicitor/executor milks the estate until there is either none or little left for the beneficiaries to collect. No change there then! I recollect some years ago in North Yorkshire solicitor Jeremy Cave, who was a friend of my wife’s solicitor in Retford, getting three years custodial for mishandling old peoples’ estates.

Anyway, back to Oxley & Coward and the reason for me blogging the happenings in our case.

Mother passed away on 8 December 2010 after surviving my late father who had died on 5/4/2010. Father left everything to mother apart from a few gifts of money to a charitable organisation. In his Will father had appointed two unnamed Partners in Oxley & Coward Solicitors to be executors of his estate. His estate was in joint tenancy with my mother so there wasn’t any problem with transferring the property into mother’s name.

Mother named the two Partners in O&C to act as his executors. They were solicitor Mr Barry Long, who specialised in Property matters and Mr Khalid Sadiq who specialised in Commercial Litigation. However, mother passed away some eight months later and whilst all the property was automatically transferred into her name Oxley & Coward solicitors never completed father’s probate until shortly after mother’s death. She never actually saw a penny of my father’s money.

Then the fun started!!!!!!!!!!

Both mother and father had been approached in 2008 by LIDL Supermarkets who wanted to purchase a triangular piece of land from them which adjoined a neighbour’s property. However, for reasons that I will explain in weeks to come but not go into at this point, the deal fell through and subsequently they were approached by another supermarket to purchase either the same piece of land and/or the complete estate which consisted of about 0.9 acres. Mother became very interested in the deal and she had instructed a firm of solicitors to obtain deed entitlement details but passed away before matters got underway proper.

I had been assisting my late parents for some years in managing the incoming rents which they received from letting their property, which was a small trading estate which consisted of 14 Workshop and Office Units. I’d got the management of the accounts to a mere two hours a month by getting the tenants to pay their rents etc directly into my parent’s bank account, which also made it as no person other than themselves and the bank were responsible for handling their money.

Bearing in mind that mother, like father, had appointed two unnamed Partners in Oxley & Coward Solicitors to act as the executors of her estate. Oxley & Coward Solicitors were not my choice of solicitors because I had already had a running with their Mr Anthony Ogley in 2003/04 when he was handling a lease for my parents. The tenant had telephoned me to say that she had been in a position to sign the lease for some time and alleged that my parents’ solicitor as well as her own solicitor was simply running-up the costs in the matter. Mr Ogley refused to take further instruction and so I took-over the matter. I prepared a Lease and had the matter concluded with 48 hours at no further expense to either my parents or the tenant.

As it turned out, I subsequently discovered that solicitor Mr Barry Long had been mentioned in an article published in the Rotherham Advertiser Newspaper in November 2005 regarding a 3-week court hearing. He had been the solicitor instructed by a dubious estate agent in the purchase of a property by the estate agent. The property was purchased by the estate agent from an old lady for a sum of £5,000 which had been purchased by the old lady some years previous as an investment for the sum of £42,000. The true value of the property in 2005 was actually £135,000. It was alleged that because the old lady had not wanted to sell, the estate agent had obtained the old lady’s signature on a Legal Document by sending her a box of chocolates which she had to sign for. The Article was called “The Choc-Box Sting”. I will update you further on this at a later date.

I allege that to any reasonable thinking person, Mr Long being a solicitor who specialised in property matters and acting on a transaction for the purchase of a property for the sum of £5,000 (a detached residence) in this day and age, would or should have known that the deal that was being undertaken by his client was dubious.  

However, on the 12^th of January 2012 I met with Mr Barry Long and his colleague to hand-over details of the estate management and also the paperwork relating to the proposed sale of part of the estate to the supermarket. Now both my parents were dead the supermarket wanted to purchase the whole of the estate.

Barry Long had been the executor of my father’s estate, and at the meeting he confirmed that the sale of the estate to the supermarket would make a “Clean Sale” he called it. This fact is recorded in both mine and the solicitor’s attendance notes.

Instead of Oxley & Coward progressing talks on the proposed sale of the property to the supermarket, Mr Long instructed a firm of Commercial Estate Agents (Burgess Commercial Ltd) to let the vacant units on the property as opposed to discussing the proposed sale and/or offering the property on the open market as been FOR SALE with vacant possession!

For the preceding four years or so prior to their demise my parents had refused to let any of the vacant units for two reasons; (a) they were unfit for letting due to the electrical installations and/or other complicated matters and (b) they (at the age 98 years) knew that the property would realise a better value if offered for sale with vacant possession. We (my parents and I) had actually discussed and agreed this fact.

Mr Barry Long and Mr Khalid Sadiq (solicitors at O&C) several months prior to them obtaining “Grant of Probate” to act as executors of my late mother’s estate, expended estate money in instructing the Estate Agent to advertise and let units on the estate.

They actually disposed of part of the estate by way of a 3-year lease by letting a unit on the estate and when knowing it had had a Prohibition Order place on the unit by the HSE for having unsafe entrance doors.

It was let on a 3-year lease for a peppercorn rent, and if the proposed sale were to be progressed with the supermarket who wanted the estate with vacant possession, the leased unit was squarely placed on what my legal adviser called a “Ransom Strip”.

Furthermore, it was leased to a motor trader on a 3-year lease and at half the price that had been offered by another proposed tenant and who had been rejected as been unsuitable due to him wanting the unit for the motor trade. I reiterate here, none of the units were for letting in any event.

I allege that by disposing of part of the estate by way of a 3-year Lease the two executors created a Devastavit, a wasting of the estate.

If anyone out there can answer them, my questions are:

Q; Can a solicitor legally dispose of part of a deceased’s estate by way of a 3-year Lease and tying the property up for 3-years rendering it either un-saleable with vacant possession for that period of time or only saleable at a reduced rate, and months prior to them obtaining Grant of Probate as been executors of the estate??????

Q; If so, what law was broken by these two solicitors?

Mr Barry Long retired from Oxley & Coward Solicitors in April 2012 and relinquished all ties with the firm. I now see from the Law Society Website that he had now ceased to be a solicitor. It is contended by O&C that Mr Long continues in his role as an executor of our late mother’s estate even though one of the stipulations in my late mother’s Will was that the executors had to be a Partner in the Firm of Oxley & Coward Solicitors.

Q; Can an executor continue in the role of executor when he has resigned as Partner in the firm of solicitors and also ceased from being a solicitor, and when being a Partner in the firm was a stipulation in the Will?

You would not believe what has happened in this case. I allege that the solicitors have simply milked the estate like it was a sacred cow. Over the oncoming weeks I intend exposing what has happened and what is happening in this case and when solicitors act as sole executors of an estate. I allege that by them so-doing they have brought the Legal Profession into disrepute.

Anything that I say or put on this blog I can back-up with paperwork, letters/emails and/or sound recordings made of telephone calls and meetings.

This true story continues ……………