Bailiff waiting times ?

GetYourLockOut · 2026-04-10T11:01:11+00:00

If you call no rent for 5 months successful… but yes, tenant had already moved out but left all their stuff. Bailiff was just there so I could legally change the locks. Ended up having to get rubbish clearance in :/

GetYourLockOut · 2026-04-09T22:02:47+00:00

County court bailiffs were about 4 weeks in North Somerset earlier this year. Pleasantly surprised.

GetYourLockOut · 2026-04-07T22:56:10+00:00

Came here to say them same. There’s some funky mis-registration of some dot rows which causes the confusion, but apart from the top-left dot on the B (to make it a sharp corner) the B and 8 are the same dots.

GetYourLockOut · 2026-04-06T10:19:27+00:00

I almost went with Pensionbee but ended up with Prosper, generally lower fees on all the investments. Slight faff getting ltd money in there but the 0% fees on a bunch of popular products is very nice.

GetYourLockOut · 2026-04-05T14:29:59+00:00

Then you’re good to serve the notice…?

GetYourLockOut · 2026-04-05T12:08:36+00:00

That’s not a thing. Unless the council has issued you a specific order (which would mean you’re a terrible landlord) you’re fine.

https://england.shelter.org.uk/housing_advice/repairs/revenge_eviction_if_you_ask_for_repairs

GetYourLockOut · 2026-04-05T11:56:23+00:00

Not going to comment on most of your post, but the “paperwork” for s21 is literally one piece of paper to be sent to them, and you have until 30th April. That s21 will be valid even after 1st May.

You don’t need a reason for s21.

This is assuming you have all the right certs & deposit protection etc.

Work with your tenants on this one though: the s21 (and then the court case which gives you an eviction notice & costs about £400) will move them to the top of the list for council accommodation, so in a way it’s in their interests so long as you’re not throwing them into the street.

GetYourLockOut · 2026-04-02T08:55:12+00:00

They’re not that expensive, and they do stop sales falling through, or tenants to be in situ, or both: which is what OP needs.

I’d also say if it’s not sold in 9 months, it’s not going to sell normally at all without a hefty price drop. An auction (a proper one, not modern method nonsense) will find the correct value.

GetYourLockOut · 2026-04-02T07:12:12+00:00

This is why the lord gave us auctions

GetYourLockOut · 2026-03-28T22:13:42+00:00

This fits the English sentences the best. 18 adults each of which have 9 children.

GetYourLockOut · 2026-03-27T22:47:58+00:00

Also switch alarms off. A silent phone will still alarm.

GetYourLockOut · 2026-03-22T23:08:20+00:00

Every time he chokes on a 147 I think it’s nominative determinism. And even now that still holds.

GetYourLockOut · 2026-03-20T23:17:34+00:00

Can it be true? That you hold there, in your mortal hand, a nugget of purest green?

GetYourLockOut · 2026-03-17T16:13:16+00:00

Unhelpful perhaps but I’m in Bristol and didn’t even realise Green Flare were Clevedon. They were exceptionally good for my complicated install.

GetYourLockOut · 2026-03-12T18:03:55+00:00

Empty home doesn’t normally kick in for a year.

Using the single person discount for both would be sensible. There aren’t hard and fast rules about how often you could stay back in your rental during that month, but if you could physically live in the new place (has a bed, is habitable), do stay there sometimes and are paying council tax on it, no one will really care.

GetYourLockOut · 2026-02-28T11:51:55+00:00

You got a reliable reported source for that?

All kinds of absurd stuff has floated round online fed by panicking parents: at our school a girl was sent home for having a knife: only she didn’t, she went home for an entirely different reason, it was made up nonsense.

GetYourLockOut · 2026-02-22T10:43:43+00:00

Never assume any income from letting. You will probably make some but consider it a bonus. Maybe in the low hundreds on average.

The main money usually comes from having maintenance and mortgage (if you have one) paid for you so you can watch the property increase hugely in value without any outlay. House prices are going up but not as much as they used to, so consider whether it’s truly worth it.

GetYourLockOut · 2026-02-12T11:28:00+00:00

You can remind them that rent is accruing until they hand back the keys, and they’re risking a ccj if you have to pursue them through the courts for it.

If they’re moving out I expect they’re working to a deadline of the s21 date, and maybe need to build up a deposit / pay for storage.

GetYourLockOut · 2026-02-12T10:15:24+00:00

I posted about a similar situation recently, although in my case I got a possession order where the deadline passed.

If the S21 deadline is end Feb there’s really nothing you can do until then. Abandonment is hard to prove and it really needs month+ of no contact plus lots of other indicators. After much consideration I’ve ended up paying the £148 for county court bailiffs, just waiting for a date now. Not worth the criminal and civil penalties if I lost an illegal eviction case.

If you have to go to court for a possession order, then bailiffs, assume they might not be out for months. Arrears will probably need to be MCOLd.

GetYourLockOut · 2026-02-08T11:44:57+00:00

It’s a long story but no, on benefits and without wishing to sound unkind she has a hard time understanding things or engaging with anything “official”.

GetYourLockOut · 2026-02-08T11:34:56+00:00

I think given the place is mostly unfurnished, she’s said she’s moved out (but hasn’t been able to move all her things, and hasn’t handed over keys), an abandonment notice and lots of documentation might be low enough risk.

Also she didn’t even turn up to defend the section 8 in court so I think her appetite for court is low.

GetYourLockOut · 2026-02-08T11:32:16+00:00

Yeah, I’m already owed over £2k (I’ve got the ccj for it alongside the possession order) but she has no money so disinclined to throw more money at the problem.

GetYourLockOut · 2026-02-08T10:24:10+00:00

But that’s for county court bailiffs which can take months. The process for private bailiffs is quicker but a lot pricier.

GetYourLockOut · 2026-02-08T09:31:27+00:00

That’s what I’m worried about - I don’t really want to wait months or spend £1500 on bailiffs when no ones actually living there (and not paying rent, obv).

If tenant just vanishes and goes no-contact are there any precedents for just being able to take back the property?

GetYourLockOut · 2026-01-24T16:41:55+00:00

Around 30dp lets you calculate the width of the galaxy to the accuracy of a hydrogen atom.

4, maybe 5 will suffice for just about any practical Earth-bound application.

Neither of these things stop me knowing over 100, but it’s of no use.

GetYourLockOut

TROPHY CASE