Residential Possession Proceedings
Facing possession proceedings can be very daunting. Tenants can often feel overwhelmed by learning that their landlord is seeking to evict them. Every case is different and the law in this area can be complex and technical.
“The housing team at Osbornes is the best in England.”
“The lawyers at Osbornes Law work with passion, putting in all their best.”
Our specialist housing lawyers are experienced in defending possession proceedings for a very wide range of clients who are tenants of local authorities, housing associations, other social landlords, and private landlords. Possession proceedings can arise for a number of reasons including allegations of rent arrears, anti-social behaviour or other breaches of tenancy.
Private landlords are also able in some circumstances to seek possession of a property on a “no-fault” basis, but this depends on their following a proper eviction process; our team is experienced in recognising failures by landlords in these situations which can give rise to a defence.
How our lawyers can help
Our team is able to respond quickly and creatively when faced with possession proceedings, looking not only at the immediate threat of eviction but also at underlying issues including housing disrepair, difficulties with benefits and whether accommodation is suitable and affordable in the long term.
Where appropriate we will advise you on the possibility of bringing counterclaims for issues including disrepair and for breaches of deposit protection legislation.
We can also assist with mortgage possession proceedings and, where possible, will try to assist in negotiating an amicable settlement with your mortgage company.
While we would encourage you to seek legal advice at the earliest opportunity when faced with possession proceedings, we can also assist in some circumstances in seeking to suspend a warrant of possession, following the court making an order for possession. If you receive notice that bailiffs are to attend your property to evict you, you should seek advice as soon as possible as it can be possible at this stage to suspend the eviction on terms, usually involving a payment plan.
What do I need to do?
If you are concerned that your landlord is planning to attempt to recover possession of your home you should seek legal advice at an early stage.
If you are experiencing problems with rent arrears as a result of your benefits stopping you should ensure that you request a review or an appeal of the decision by the benefit authority within the relevant time limit. For more information see our welfare benefits page.
To discuss your personal situation and how we can help you, complete our online enquiry form and we will contact you.
Osbornes have a strong team with some truly excellent individuals.
They are tenacious, approachable, and extremely effective in representing the interests of their clients including in highly complex cases.
Osbornes Law are a truly excellent team. They cover a range of immigration, housing, and social care matters with a core commitment to representing vulnerable clients.
Osbornes has a particular strength in handling social housing challenges with a focus on homelessness and assisting children with disabilities.
William Ford has a forensic knowledge of housing law and is extremely intelligent, very thorough, and excellent with clients
Excellent communication at all stages of a claim and an emphasis on the needs of the client.
A thoroughly professional firm who have specialist knowledge of their areas of law.
Outstanding lawyers providing outstanding quality advice. They are one of the leaders in the field.
Alex McMahon is an extremely safe pair of hands for any housing issues.
William Ford has long been a leading individual in the housing law world.
Osbornes' social housing law team is very good and very well regarded within the field, with great solicitors across the full range of seniority.
The housing team at Osbornes is the best in England.
Alex McMahon is another notable team member who practices across housing law, public law, and community care.
Practice head William Ford is praised as ‘the best housing and social security lawyer in the sector.
The social housing team at Osbornes boasts extensive experience in representing clients with claims against local authorities and housing associations in mandates surrounding disrepair, possession, eviction warrants and illegal evictions, homelessness, and anti-social behaviour.
Excellent work as usual Team Osbornes Law. Our service users have experienced some of the exceptional outcomes yourselves have achieved as outcomes for their housing and social issues.
Keep up the excellent work.
Osbornes Law represents tenants in the full variety of housing law matters,
Osbornes Law are a very highly regarded firm who are at the coalface. They are very on top of their cases.
The Osbornes team is capable and responsive.
William Ford is the best housing and public law solicitor of his generation.
Osbornes are a fantastic team who really stand out in the market in the fields of housing and social care.
"The team explains things clearly, is very responsive and goes the extra step to help those who need it."
"I was impressed and grateful from the very beginning - the team are extremely detailed, very thorough, helpful and reassuring at the same time. I would absolutely recommend Osbornes Law."
"Osbornes Law is efficient and focused, and clearly prioritises the client's interests."
‘Osbornes are very approachable; in a time where many firms are unwilling to take on cases that do not look promising, they are prepared to look at difficult situations and find a way to assist their clients.
"Osbornes is one of the firms that I consistently recommend. Excellent service, and thorough and knowledgable lawyers."
‘From the very first moment, I was aware and grateful to have been put in touch with Osbornes. The expertise, advice, leaving no stone unturned right from the first minute until the very last, I would most certainly recommend every single time.’
"The associates have a thorough knowledge of the area of law, communicate effectively and are incredibly easy to work with."
"They are a firm that likes a challenge and are prepared to do the groundwork to develop cases, even if it means much preparation without remuneration."
"It is clear the firm put the interests of the client first at all times."
"There’s a real sense of team ethic. It’s clear that internal communication and case recording are strong because if a solicitor handling a case is away the person covering is fully up to speed, has the necessary documents available to them and nothing falls through the cracks."
"If a short deadline comes up on an urgent case, solicitors are active in collaborating to ensure it can be met."
"The practice is ‘undoubtedly one of the best in the business‘ and has a strong reputation for complex disrepair cases and possession claims against local authorities and housing associations."
Very strong team – incredibly knowledgable with good cross-over knowledge in mental capacity and community care. Thorough, dedicated and very professional. Clients will feel they are getting a gold standard service.
"Osbornes are an exceptional team. They have a wealth of housing experience and knowledge that is ‘top notch’. Clients are safe in their hands. As colleagues, they have a fantastic working relationship with each other and, feeding off of each other’s expert knowledge, their solicitors work to ensure that no stone is unturned."
"The team at Osbornes is inspired by its leader Will Ford, a truly first-rate, modern lawyer’s lawyer. The team have blossomed under his Will and are now packed with conscientious, dedicated and excellent lawyers who always give their clients 100%."
"Alex McMahon – thorough and committed. Very easy to work with."
"William Ford - A good technical lawyer with a strong commitment to his clients"
"A committed and well-organised team with a good knowledge of the law and who work hard to secure a good outcome for their clients"
"Osbornes has an impressive social housing team and the quality of their work that I have seen is very high. Will Ford is a very well-regarded figure in the housing law world and leads a team of high quality and committed lawyers."
"Osbornes provide an incredibly high-quality service to their clients. The firm treats its legal aid clients with the same respect and commitment as if they were important private clients, which is rare and admirable. Their housing solicitors are also highly skilled and knowledgable."
"He goes the extra mile for his clients."
"He is an excellent lawyer with exceptional attention to detail. He leaves no stone unturned in finding the right solution for his clients."
"This is an outstanding firm with great attention to detail. They work tirelessly to achieve the best possible outcome for their clients. They have excellent client care skills and are extremely organised."
“Osbornes has an impressive social housing team and the quality of their work that I have seen is very high. Will Ford is a very well-regarded figure in the housing law world and leads a team of high quality and committed lawyers. The existence of family and property law teams at the firm, amongst others, means that they are able to offer a holistic and expert approach to their clients.”
William Ford is "highly committed to his clients and leaves no stone unturned in seeking to assist them with their problems"
William Ford "is an astute litigator, and his breadth of knowledge allows him to take a holistic approach to clients’ situations."
"They are at the forefront of legal developments in the field of social housing and community care. They are committed to using their multidisciplinary expertise to achieve the best possible outcomes for clients."
"This a great team - the quality of their work is amazing and they are very professional"
"An exceptional outfit. They take on difficult cases, fight hard and win."
"William Ford frequently represents tenants in possession proceedings, homelessness appeals and disrepair claims... and is praised for his dynamic and hard-working approach."
"Osbornes team is noted for cross-practice expertise in areas such as housing and community care, which it brings to bear in disrepair, possession and homelessness cases involving vulnerable adults, individuals with language difficulties, the elderly and those with no recourse to public funds."
"The absolutely brilliant William Ford."
I was very happy with the excellent service from Osbornes in my disrepair case. They obtained a great result in my case and always pushed hard for my rights.
The social housing team is friendly, approachable and genuinely care about its clients.
A broad knowledge places the social housing department one step ahead of others when it comes to community care knowledge.
The social housing department always go the extra mile.
The social housing team has a strong track record in representing tenants in claims against local authorities and housing associations, with particular expertise in complex disrepair and possession cases.
The social housing department provides an excellent service and is able to react quickly in critical situations.
Thanks for all your support during this very difficult time for my family.
William Ford receives effusive praise for his dedication and commitment to social housing. Interviewees highlight his technical understanding and background in housing law, and describe him as highly impressive."
The team understand vulnerable clients and young people, and on the front line they are prompt and efficient.
Edward Taylor undertook my case from an almost unwinnable position. From our first meeting, Edward's enthusiasm was apparent. He was determined, diligent and most professional when dealing with my case, keeping me informed at every stage. I wholeheartedly thank Edward for his endeavours and would not hesitate in recommending him and Osbornes Solicitors to others.
Osbornes Solicitors give us the confidence and strength to continue and input the belief that the case would turn in our favour … What was most important was the transparency in communication that Osbornes provided.
Osbornes Solicitors are the pinnacle of professionalism and have gone beyond to assist with this case … I felt that I wasn't only dealing with just one dedicated solicitor but I had a good knowledgeable team behind me at all times.
I have been extremely impressed with the level of patience and guidance provided in the case … I would like to thank you for your sympathetic approach and understanding towards my mother’s case and I would strongly recommend Osbornes Solicitors to anybody.
'First-class lawyer' William Ford is 'completely dedicated to making a positive difference', and is acting in cases challenging the 'bedroom tax'.
Osbornes is commended for its 'rare level of commitment'.
William acts on possession, disrepair and homelessness cases, and has particular expertise in the protection of tenancy deposits under the Housing Act 2004
Find out if we can help
Possession Proceedings FAQs
Is legal aid available for defending possession claims?
Yes, this is an area for which legal aid is available and Osbornes Law have a legal aid contract in Housing law.
When should I seek legal advice regarding possession proceedings?
If we are to assist you under our Housing legal aid contract the legal aid rules provide that we are not able to provide assistance until you have been served with a notice by your landlord informing you that the landlord wishes to recover possession.
If I have a private sector tenancy is there anything I can do if my landlord wants to evict me on “no fault” grounds?
Whilst landlords under assured shorthold tenancies can recover possession on “no fault” grounds under s21 of the Housing Act 1988, there are a range of potential defences to such claims based on whether the landlord has complied with certain duties. For example, a landlord can be prevented from relying on a s21 Notice if they have failed to comply with relevant rules regarding the protection of tenancy deposits.
What happens at the first hearing at Court?
Once a claim is issued the Court will list a hearing. At that hearing the court must decide whether the claim for possession is ‘genuinely disputed on grounds which appear to be substantial’. If the claim contested, the court is likely to make case management directions, including a direction for a defence to be filed and served, if this has not already happened. However, if the court is able to decide the case on the evidence before it the Court can do so at the first hearing.
Do I have more rights if my landlord is a local authority or housing association?
If you have a secure tenancy with a local authority, or an assured tenancy with a housing association, you do have more rights than private sector tenants. You cannot be evicted from these tenancies on a “no fault” basis. It will be necessary for the landlord to prove that a ground of possession is met. Some of those grounds will also require that the Court considers it to be reasonable, in all the circumstances, to make a possession order. Other grounds are known as “mandatory grounds” of possession, which simply require the conditions of the ground to be made out, and do not permit the Court to consider whether or not it would be reasonable to make a possession order.
What can I do if I am struggling to pay off rent arrears?
If you are struggling to pay off rent arrears, and feeling overwhelmed, click here to learn about some options that can provide much-needed relief and potentially prevent eviction.
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