If a tenant ignores a possession order, we escalate immediately. Our eviction solicitors request a warrant of possession or transfer up to High Court Enforcement Officers for faster removal. We coordinate access, attend on the day, and secure the property safely.
✅ We support Landlords, Letting Agents & Housing Providers
✅ Enforcement arranged quickly and lawfully
✅ Protect your property and income
4.8/5
If a tenant ignores a possession order, we escalate immediately. Our eviction solicitors request a warrant of possession or transfer up to High Court Enforcement Officers for faster removal. We coordinate access, attend on the day, and secure the property safely.
✅ We support Landlords, Letting Agents & Housing Providers
✅ Enforcement arranged quickly and lawfully
✅ Protect your property and income
4.8/5
Our eviction solicitors walk you through the entire eviction processfrom serving notices to securing possession so you know exactly what to expect.
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A County Court Bailiff is an authorised enforcement officer who carries out the final stage of the lawful eviction process in England and Wales. Once a possession order has been granted and the tenant still refuses to leave, we apply for a warrant of possession (Form N325). The court then instructs the bailiff to remove the tenant and return legal possession to the landlord. You never need to confront the tenant — we coordinate and attend the appointment on your behalf.
Bailiffs will give notice of the eviction date, attend the property, ensure compliance with the court order, and oversee a safe handover of the property back to you. Lead times vary by court, and delays are common in busy regions like London or Birmingham.
Where a faster outcome is needed, we may transfer enforcement up to High Court Enforcement Officers, subject to permission, which can significantly shorten waiting times.
We manage every step: application, scheduling, access, locksmith arrangements, and securing the property after eviction.
Bailiff enforcement is the only fully legal route to remove a tenant who will not leave.
4.8/5 Google Rating
2025-02-04
First of all I would like to say how fantastic SLS solicitors are and if you are looking for a solicitor that will have good communication and are reliable i will say look no further!!
2025-01-01
I have found SLS to be utterly professional and they have resolved my issue far sooner than it would have been had I continued trying to contact the agent and the Council myself.
2024-12-01
I would definitely recommend SLS Solicitors Ltd for any disrepair claims against a local authority landlord – they are an upfront no win no fee firm and when they take your case on they will give it everything they have.
We explain the simple legal steps in 2025 you need to take for eviction from inception to conclusion, giving you peace of mind on your legal journey. Please note, the court may adjourn the hearing on the day to consider any potential defences or complex issues.
We guide you through the full eviction process, outlining every legal step from preparing and serving a valid Section 8 or Section 21 notice to starting court proceedings ensuring landlords regain possession of their property lawfully under current housing legislation in England and Wales.
We handle the entire possession order process for landlords from issuing the correct court claim and preparing legal documents to representing you at hearings ensuring you lawfully secure possession of your rental property in full compliance with current housing law across England and Wales.
If tenants ignore a court possession order, we take the next step by instructing County Court or High Court Enforcement Officers. Our team manages all paperwork and enforcement procedures to ensure landlords lawfully regain full possession of their property anywhere in England and Wales.
After the bailiff enforces your possession order, we help landlords lawfully change the locks using certified locksmiths. This ensures your rental property is fully secured, compliant with housing regulations, and protected against unauthorised access anywhere in England and Wales following a legal eviction process.
Ground 1:Landlord occupation (2 months’ notice)
The landlord requires possession because they previously lived in the property as their main home, or now wish to move in as their main residence.
Ground 2: Mortgage repossession (2 months’ notice)
The property is subject to a mortgage and the lender (mortgagee) is entitled to exercise a power of sale.
Ground 3: Holiday let (2 weeks’ notice)
The tenancy is for a fixed term of no more than 8 months, and the property was previously used as a holiday let.
Ground 4: Student accommodation (2 weeks’ notice)
The tenancy is for a fixed term of no more than 12 months, and the property is student accommodation let out of term.
Ground 5: Minister of religion (2 months’ notice)
The property is required for use by a minister of religion, e.g. clergy housing.
Ground 6: Redevelopment (2 months’ notice)
The property requires substantial redevelopment or demolition that cannot reasonably be carried out with the tenant in occupation.
Ground 7: Death of tenant (2 months’ notice)
The tenant has died and the tenancy has passed to someone not entitled to succeed under the law.
Ground 8: Rent arrears (2 weeks’ notice)
The tenant is in serious rent arrears – typically at least 8 weeks’ arrears (weekly tenancy) or 2 months’ arrears (monthly tenancy) both at the date of the notice and the hearing.
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Ground 9 – Alternative accommodation (2 months’ notice)
Suitable alternative housing is available for the tenant when possession is granted.
Ground 10 – Rent arrears (2 weeks’ notice)
The tenant has rent arrears at the time of serving the notice and at the hearing.
Ground 11 – Persistent delay in rent (2 weeks’ notice)
The tenant has a history of paying rent late, even if not currently in arrears.
Ground 12 – Breach of tenancy (2 weeks’ notice)
The tenant has broken a term of the tenancy agreement, other than rent payment.
Ground 13 – Damage to property (2 weeks’ notice)
The property has deteriorated due to the tenant’s neglect or conduct.
Ground 14 – Nuisance / illegal use (immediate to 2 weeks’ notice)
The tenant causes nuisance, annoyance, or engages inillegal/immoral use of the property. The court can act quickly here as this is a serious ground.
Ground 15 – Damage to landlord’s furniture (2 weeks’ notice)
The tenant has allowed the landlord’s furnishings to deteriorate through ill-treatment.
Ground 16 – Former employee tenancy (2 months’ notice)
The tenant occupies the property under a service tenancy (e.g. as part of former employment).
Ground 17 – False statement (2 weeks’ notice)
The tenancy was granted based on a false statement knowingly made by the tenant.
If a tenant ignores your notice, the next step is to apply to the court for possession. When a tenant refuses to leave after being served with a Section 8 or Section 21 notice, you must move quickly to protect your property and income. The next legal step is to issue possession proceedings in the County Court.
You don’t need to worry about the paperwork or procedure. Our experienced tenant eviction specialists take care of everything from start to finish. We will:
With our team handling your case, you’ll have the confidence of knowing your eviction is legally sound and progressing without unnecessary delay.
If tenants don’t leave after a court order, bailiff enforcement guarantees vacant possession. Sometimes, tenants ignore even a possession order. In that situation, the final stage is to apply for a warrant of possession. This allows County Court Bailiffs – or, where appropriate, High Court Enforcement Officers – to lawfully remove the tenant and return your property to you.
Our team manages the process from start to finish, including:
This is the last stage of the tenant eviction process, and it provides landlords with complete certainty that their property will be recovered. Acting quickly avoids further lost rent and ensures you can re-let your property sooner.
However frustrating a tenancy dispute becomes, eviction must follow the legal process. Cutting corners (changing locks, blocking access, intimidation, removing belongings, or any form of forced eviction) risks criminal liability, loss of a possession claim, and paying the tenant’s legal costs. A compliant route protects your position and speeds up a clean handover of the property.
If your tenant has breached the tenancy (e.g., rent arrears or other grounds set out in Schedule 2 of the Housing Act 1988), you can serve a Section 8 notice. Use the prescribed “Notice seeking possession of a property let on an assured tenancy or an assured agricultural occupancy” form. Grounds and notice lengths vary—accuracy matters. We draft, serve, and evidence compliance so your claim is court-ready.
It’s essential to follow the rules precisely. A single defect can derail a case. Our eviction solicitors provide clear, step-by-step guidance and handle the paperwork and advocacy for you.
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We assist landlords across England & Wales. Call 03301224267 or use the enquiry form for a swift assessment.
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Need lawful possession fast? Speak to an eviction solicitor today. Call 03301224267 or send an enquiry—we’ll outline your best route (Section 8 or 21), timelines, and costs before we act.
Typically 4–8 weeks after applying for the warrant, depending on local County Court backlog. High Court Enforcement can be faster where permission is granted.
No. We coordinate access and handle everything on the day — landlords do not need to confront the tenant.
The bailiff has authority to enter and we arrange a locksmith where appropriate. Possession is regained legally and safely.
Yes — where urgency is justified. We apply to transfer up. HCEO is usually quicker but has higher enforcement costs.
Items are left secured in the property. The tenant must collect belongings within a reasonable time. We advise on your obligations.
Immediately after enforcement. We arrange a locksmith and secure the property to prevent re-entry and protect your asset.
info@tenantevictionlaw.co.uk
03301224267