How to stop repossession.
If you have received a mortgage repossession notice or an eviction warrant, it can feel as though the worst has already happened. It has not. In most cases there are still real steps you can take to stay in your home, buy time, or sell on your own terms before a repossession goes through. Here is a calm, practical guide to your options.
Act early — the sooner you move, the more choices you have
The most important thing is not to bury your head. Lenders generally prefer to avoid repossession, and the courts expect them to have explored the alternatives first. The earlier you engage — with your lender, with free advice, or with a buyer — the more options stay open to you.
Talk to your lender
Contact your lender and explain your situation honestly. You may be able to agree a temporary reduction in payments, a plan to clear the arrears over time, a payment holiday, or an extension to the mortgage term. Put any agreement in writing. Lenders have to treat you fairly and must consider reasonable proposals.
Get free, impartial advice
You do not have to face this alone, and you should never pay for debt help you can get for free. StepChange, Citizens Advice, National Debtline and Shelter all offer free, confidential advice, and can help you deal with both your lender and the court.
Apply to court to suspend the repossession or eviction
If a possession order or eviction warrant has already been granted, you can apply to the court to have it suspended using an N244 application, available from the gov.uk website. A court fee applies, and you can ask for it to be reduced or waived if you are on a low income or certain benefits. The application asks a judge to pause the repossession so your case can be heard.
A judge may suspend an eviction where there is genuine new information that changes the picture, for example:
- a realistic plan to repay the arrears over a reasonable period;
- time needed to complete a sale of the property;
- a lump sum becoming available to clear the arrears;
- an existing suspended possession order that is being kept to;
- a tenant in the property who needs time to find somewhere else to live.
What you write on the form matters as much as the form itself. Set out your circumstances clearly, be honest, and back up what you say with evidence. If you are unsure, the free advice services above, or a solicitor, can help you complete it properly.
Consider selling before repossession
Sometimes the clearest way to protect your equity and your credit record is to sell the property yourself before the lender does. A repossession sale is often rushed and can achieve less than a sale you control, and it leaves a lasting mark on your credit file. Selling first lets you clear the mortgage and the arrears, keep any remaining equity, and move on with your head held high.
Speed is the challenge on the open market, and this is where a direct cash buyer can help: there is no chain and no waiting on a buyer’s mortgage. At Any Property Wanted we buy across the West Midlands with our own funds, agree a fair offer within 72 hours, and can release a cash advance quickly once a sale is agreed — often fast enough to step in before a repossession goes through. Every conversation is confidential and free of judgement.
If repossession is a worry, call us free on 0800 634 7059. We are a member of The Property Ombudsman and registered with the ICO.
Thinking of selling your property at auction? Here is your definitive guide.
Property auctions have moved from a niche corner of the market into the mainstream, helped along by television and the promise of a fast, no-nonsense sale. For the right property and the right seller, auction can be an excellent route. For others, it brings costs and uncertainty that are easy to underestimate. Here is a straight guide to how it works, and whether it is right for you.
How selling at auction works
You instruct an auction house and agree a reserve price (the minimum you will accept) and a guide price (an indication to attract bidders). Your property is marketed in the run-up to the sale. On auction day, if bidding reaches your reserve, the fall of the hammer forms a legally binding contract — the buyer pays a deposit on the spot and must complete, traditionally within 28 days.
Traditional auction versus the modern method
In a traditional auction, contracts exchange immediately and completion follows in around four weeks. The modern method of auction gives the winning bidder a longer reservation period (often 28 days to exchange and a further 28 to complete), which suits buyers who need a mortgage. The trade-off is that the modern method usually relies on the buyer paying a non-refundable reservation fee, and it is a little less certain than a traditional exchange on the day.
The advantages
- Speed and a fixed timeline. You know the sale date in advance, and a traditional auction completes in weeks, not months.
- Certainty once the hammer falls. The sale is legally binding, so there is far less risk of a buyer pulling out.
- Competition can drive the price up, particularly for unusual, tenanted or run-down properties that excite investors.
- No chain, as auction buyers are typically ready to proceed.
The things to weigh up
- Fees. Auction houses charge commission, and there are marketing and legal-pack costs, some payable upfront whether or not the property sells.
- No guarantee of a sale. If bidding does not reach your reserve, the property does not sell — and you may still be out of pocket for the costs.
- Prices can disappoint. Auctions attract buyers hunting for a bargain, so a property can sell for less than you hoped on the open market.
- You must be ready. A full legal pack has to be prepared before the sale, which takes time and organisation.
Is auction right for you?
Auction tends to suit properties that are hard to value or hard to mortgage — tenanted homes, probate sales, properties needing work, or unusual plots — and sellers who want a fixed timescale. If your home is a standard, mortgageable property in good order, the open market may well achieve more.
A simpler alternative: a direct cash sale
If what you really want from auction is speed and certainty without the fees and the risk of no sale, selling directly to a cash buyer can give you both. There is no reserve to miss, no upfront cost, no waiting for an auction date, and the price is agreed before you commit. At Any Property Wanted we buy across the West Midlands with our own funds, make a fair cash offer within 72 hours, cover the legal fees, and let you choose the completion date. We are a member of The Property Ombudsman and registered with the ICO.
Not sure which route suits your property? Call us free on 0800 634 7059 for honest, no-pressure advice.