Residential Possession Proceedings
Residential landlords and property owners
Notices, possession claims, hearings and enforcement for residential landlords recovering their property.
Residential and commercial landlords, portfolio owners and agents
Landlord solicitors
We act for landlords and property owners only — recovering possession, recovering arrears and defending claims brought against you.
Letting property is a business with legal exposure at both ends: what you must do before you can recover possession, and what a tenant can bring against you if you do not. Both are technical, and both are decided on paperwork you either have or you do not.
Resolve acts for the landlord side. We advise residential and commercial landlords, portfolio owners, property companies and agents on getting the process right first time, and on defending claims when they arrive.
Who we act for
- Private residential landlords with one property or several
- Portfolio landlords and property companies
- Commercial landlords with business tenants in occupation
- Letting and managing agents instructing on behalf of a landlord client
- Owners of mixed-use buildings with both residential and commercial occupiers
What we do for landlords
- Notices and possession strategy
- Choosing and drafting the correct notice, checking compliance first, and timing service so the claim is not delayed.
- Residential possession proceedings
- Issuing and conducting claims, dealing with defences and counterclaims, and enforcing the order.
- Commercial possession and forfeiture
- Forfeiture advice, peaceable re-entry, proceedings and relief applications.
- Rent arrears recovery
- Money claims, rent deposits, guarantors and former tenants, and realistic payment arrangements.
- Defending claims against landlords
- Housing disrepair claims, deposit and licensing allegations, and claims about the condition or management of the property.
- Compliance review
- Tenancy documentation, deposits, certificates and licensing, reviewed before a problem becomes a claim.
How Resolve can help
- Audit the tenancy paperwork before a notice is served, so the claim is not defeated on a technicality
- Advise on the fastest lawful route to possession for your particular tenancy
- Run proceedings and attend hearings, including possession lists
- Defend disrepair and deposit claims on a costs-aware basis
- Give portfolio landlords a repeatable process rather than one-off firefighting
How instructions usually run
1. Document review
Tenancy, deposit, certificates, licensing and arrears schedule checked against the grounds available.
2. Notice
The correct notice drafted, served and evidenced, with the expiry diarised.
3. Claim
Proceedings issued and conducted, with defences and counterclaims answered.
4. Enforcement
Warrant or writ of possession, and recovery of arrears and costs where worthwhile.
Why landlords instruct us
- We act for landlords and property owners, so there is no conflict of approach
- Compliance problems are identified before, not during, proceedings
- Straight answers about timescales, including where the court's listing times control the outcome
- Watford office acting for landlords with property in London and across the South East
Where we act
We act for landlords with property in London, Watford, Hertfordshire and across England & Wales, in the county court hearing centre for the property.
Landlord Solicitors — how we can help
Each area below sets out the issues we handle, the steps involved and what to send us first.
Commercial Possession & Forfeiture
Commercial landlords, freeholders and property companies
Forfeiture advice, peaceable re-entry, possession proceedings and relief applications for commercial landlords.
Housing Disrepair Claims Defence
Residential landlords and property owners defending claims
Defending disrepair claims brought against landlords, controlling expert evidence, damages and costs exposure.
Frequently asked questions
Which notice should a landlord serve to recover possession?
That depends on the tenancy type, the grounds available and what has gone wrong. A defective or badly timed notice is the most common reason a possession claim fails or has to be started again.
We review the tenancy paperwork and the compliance history before any notice is served.
Can I change the locks if my tenant will not leave?
No. Removing a residential occupier without a court order and, where required, enforcement by county court bailiffs or High Court enforcement officers exposes a landlord to criminal and civil liability.
Take advice before taking any step to recover the property yourself.
How are your fees worked out?
Fees depend on the type of matter, its complexity and the level of court or tribunal involvement. We discuss the likely basis of charging with you before you instruct us, and we confirm it in writing in our client care letter.
We do not publish fixed prices on this website. Ask us for an estimate for your specific matter when you make your enquiry.
Start Your Enquiry
Tell us briefly what has happened and what you need. Email and telephone are both required so we can respond in the way that suits you.