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.