Possession And Money Judgments Curtos Solicitors

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Possession and Money Judgements - Matthew Becker Curtis Solicitors -Plymouth Meeting 25th March 2010

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Possession And Money Judgments Curtos Solicitors

  1. 1. Possession Claims & Enforcing Money Judgments By Matthew Becker Curtis Solicitors
  2. 2. Grounds for Possession <ul><li>Section 8 of the Housing Act 1988 </li></ul><ul><li>Common Grounds </li></ul><ul><ul><li>Rent arrears </li></ul></ul><ul><ul><li>Deterioration of Property due to acts or omissions of tenant </li></ul></ul><ul><ul><li>Nuisance or unlawful behaviour of tenant </li></ul></ul><ul><li>Section 21 of the Housing Act 1988 </li></ul><ul><ul><li>Termination of an Assured Shorthold Tenancy by Notice. </li></ul></ul>
  3. 3. Procedure <ul><li>Serve Notice Seeking Possession </li></ul><ul><ul><li>Section 8 – expires 2 weeks after service </li></ul></ul><ul><ul><li>Section 21 – expires on the last day of a period of the tenancy, at least 2 months after service of the Notice. </li></ul></ul>
  4. 4. Procedure – Continued <ul><li>If tenant fails to leave upon expiry of the Notice Court proceedings will be required. </li></ul><ul><ul><li>File Claim form and Particulars of Claim for Possession plus Court fee of either £100 or £150 </li></ul></ul><ul><ul><li>Claim Served by the Court. </li></ul></ul><ul><ul><li>Court Hearing must be between 4 and 8 weeks following issue (save in nuisance cases). </li></ul></ul>
  5. 5. Procedure – Continued <ul><li>File updated rent schedule prior to hearing </li></ul><ul><li>At hearing Court will make an order:- </li></ul><ul><ul><li>Requiring Possession (within no more than 6 weeks) </li></ul></ul><ul><ul><li>Ordering payment of rent arrears (if any) </li></ul></ul><ul><ul><li>Ordering payment of costs (if provided for in tenancy agreement) </li></ul></ul>
  6. 6. Procedure – Continued <ul><li>If tenant still fails to leave:- </li></ul><ul><ul><li>Instruct Court bailiff to physically evict </li></ul></ul><ul><ul><li>Court fee of £95 </li></ul></ul><ul><ul><li>Bailiff’s appointment usually 2 to 3 weeks later </li></ul></ul>
  7. 7. I have my property back but the tenant still owes me money! <ul><li>What can I do? </li></ul><ul><ul><li>Start at the beginning. </li></ul></ul><ul><ul><li>Tenants often vanish without trace. You therefore need as much information about the tenants prior to granting a tenancy to them. </li></ul></ul>
  8. 8. I have my property back but the tenant still owes me money! <ul><li>Prevention better than cure. Maximise your recovery prospects at the outset of the tenancy by:- </li></ul><ul><li>Seeking references of tenants from: </li></ul><ul><ul><li>Previous landlords; </li></ul></ul><ul><ul><li>Employers – seek permission from tenants to contact employers during the tenancy and ask employers to contact you in the event employment ceases. </li></ul></ul><ul><li>Obtain a guarantor </li></ul><ul><li>And seek similar references in respect of them </li></ul>
  9. 9. I have my property back but the tenant still owes me money! <ul><li>If that fails what are my options? </li></ul><ul><li>Always include a claim for arrears or damages in a possession claim. </li></ul><ul><li>Always ensure that guarantors are included in any possession claims. </li></ul>
  10. 10. I have my property back but the tenant still owes me money! <ul><li>How do I enforce a judgment? </li></ul><ul><li>Locate tenant – seek to find former tenants by using tracing agents </li></ul><ul><li>Apply to Courts for examination of their finances. This will reveal options open to you. </li></ul>
  11. 11. <ul><li>What are the options? </li></ul><ul><li>Attachment of Earnings order against employer. </li></ul><ul><li>Seizure of goods by court bailiff </li></ul><ul><li>Charging order against investments or properties </li></ul>I have my property back but the tenant still owes me money!
  12. 12. <ul><li>Attachment of Earnings Order. </li></ul><ul><li>Sent to the defendant’s employer. </li></ul><ul><li>Tells the employer to take an amount from the defendant’s earnings each pay day and send it to a collection office. </li></ul><ul><li>The money is then sent to you. </li></ul><ul><li>Debt may then be paid in full by instalments. </li></ul>I have my property back but the tenant still owes me money!
  13. 13. <ul><li>Seizure of Goods </li></ul><ul><li>Limited to debts of no more than £5,000 </li></ul><ul><li>Cannot remove essential household items and tradesman’s tools or goods subject to hire purchase or rental agreements. </li></ul><ul><li>The bailiff will not take the defendant’s goods if they are not worth enough to contribute towards the debt after the costs of taking and selling the goods. </li></ul>I have my property back but the tenant still owes me money!
  14. 14. <ul><li>Charging Orders </li></ul><ul><li>Prevents Debtor from selling assets (such as property, land or investments) without paying what is owed to you. </li></ul><ul><li>You will not get your money until the defendant sells those assets. </li></ul><ul><li>Though in some circumstances you may be able to ask the court for an order to force sale of the assets. </li></ul>I have my property back but the tenant still owes me money!
  15. 15. <ul><li>Bankruptcy </li></ul><ul><li>A last resort </li></ul><ul><li>Most bankruptcies result in little or no benefit to those who are owed money </li></ul>I have my property back but the tenant still owes me money!
  16. 16. <ul><li>Questions? </li></ul>I have my property back but the tenant still owes me money!

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