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As a London law firm specialising in residential conveyancing, we understand that legislation affecting the private rental market is no longer only relevant to landlords and tenants. We previously covered the Renters’ Rights Bill as a guide for landlords and tenants here. However, with the Renters’ Rights Act 2025 now on the statute books, it also carries meaningful implications for residential property transactions – whether you are buying, selling, or investing.

Here’s what home buyers and sellers need to know about the Renters’ Rights Act – and how we can help you navigate the changes.

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Why this matters for conveyancing

The Act marks one of the most significant reforms in the private rented sector in England in decades. It received Royal Assent recently and will be brought into force shortly. For conveyancing clients, this means: a property that is let may have a different tenancy profile, different risks around vacant possession and exit strategy, and different compliance obligations for current or prospective landlords/sellers.

 

What sellers of rental properties should consider

If you are going to sell a residential property that is, or has been, let to tenants, the Act amplifies the need for careful vendor due diligence:

  • Existing assured shorthold tenancies (ASTs) and fixed-term tenancies may automatically convert to periodic assured tenancies under the new regime.
  • The abolition of “no-fault” evictions (so-called section 21) means regaining vacant possession may become more complex for landlords.
  • Sellers must disclose to potential buyers any tenancy arrangements, especially those which may restrict the ability to regain possession or affect future income/exit strategy; this influences marketability and may affect timing of sale (for example, whether to sell with vacant possession or with tenant in situ).
  • If we are advising a vendor landlord, it’s important to highlight that letting property in the transition phase may carry heightened regulatory and compliance risks (e.g., increased enforcement powers for local authorities).

 

What buyers (owner-occupiers & investor buyers) should watch for

For a buyer, acquiring residential property in the current climate:

  • If you are buying a property with tenant in place or as a buy-to-let investment, you should ask: what type of tenancy is in place? What rights has the tenant? How easily can vacate possession be achieved in future under the new regime?
  • The shift to periodic tenancies means planning your exit strategy requires greater transparency and forethought – this could affect valuation, yield expectations and timing of future disposal/sale.
  • For owner-occupiers purchasing a property that is currently let (or lettable) but intended to be your main home after completion, you should be aware of whether the tenant can stay longer under the new protections, which may affect your completion/move-in timeframe.
  • Investors must factor in that compliance obligations on landlords are being expanded: increased safety/standard requirements, stricter enforcement powers and limitations on things like advance rent and rent-bidding. These may translate into cost, risk and liability of investor buyers.

 

How we can assist our clients

As an experienced law firm, we help position our conveyancing clients ahead of the curve by:

  • Updating precedents and contract documentation: ensuring sale contracts, vacant-possession schedules and tenancy disclosure forms reflect the new rental regime.
  • Seller and buyer advice: alerting sellers (particularly those exiting the rental market) to the implications of the Act and guiding buyers on how to assess tenancy risk and structuring their acquisition accordingly.
  • Timing strategies: advising on whether to market a property with tenant in situ or offer vacant possession, taking into account potential delays or constraints under the new legislation.
  • Risk management: highlighting regulatory and compliance risks for clients entering or exiting the rental sector, and supporting searches/assessments in transactions to identify potential liabilities for past landlord conduct.
  • Client-focused disclosure: for selling letting property, we recommend sellers providing clear information to property agents and buyers about tenancy type, service of notices, compliance history and likely conversion of tenancy type, so the buyer can make an informed decision and your sale is kept transparent and professional.

 

Looking ahead

While the Renters’ Rights Act is now law, many of its provisions will come into effect only once the Government issues commencement regulations and secondary legislation. That said, from a conveyancing perspective the time to prepare is now. Whether you’re disposing of a rental property or acquiring one, the legislation changes the playing field for tenants, landlords and property-transaction professionals alike. For both future sellers and buyers, working with a conveyancing firm that understands how the rental reforms ripple into transaction risk means greater certainty, smoother process and fewer surprises.

We would be happy to guide you through the implications of the Renters’ Rights Act 2025 and ensure you are fully prepared for the emerging rental-landscape in your conveyancing journey.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

When a family member steps in to care for an ageing parent, it is usually an act of love, not a business arrangement. Yet in Rogers v Wills, the High Court ruled that long-term family care can, in certain circumstances, create a binding legal obligation to pay. Such a situation can arise even without a formal contract, as an estate may still owe compensation for the benefit received.

Namecard for article - Yi Ling English

What happened

Bernadette Rogers, a retired nurse, took her 90-year-old mother, Sheila, into her home in Bristol after Sheila was found wandering on a road in Norfolk in a confused state. What began as a temporary stay became a long-term care arrangement lasting over two years. During this time, Sheila’s health declined significantly, and she required daily and often intimate care.

After Sheila’s death in 2020, her will divided the estate equally between her children and appointed her son, Andrew Wills, as executor.

Family members had repeatedly said that Bernadette should not be “out of pocket” for the care she was providing, and Sheila herself had insisted that she wished to “pay her way” and that her daughter should be “paid properly”.

Disputes later emerged within the family. Bernadette said that her mother and other relatives had agreed she would be paid a reasonable sum for her care. Andrew disagreed, insisting that the arrangement was purely domestic and not legally binding. Tensions deepened when Bernadette withdrew £100,000 from her mother’s bank account, claiming she had been authorised to do so.

A complete breakdown in the relationship between the siblings followed. Bernadette brought proceedings against her brother as executor, arguing that there was a contract for reasonable payment, or alternatively that the estate had been unjustly enriched by her unpaid work.

 

The court’s decision

The High Court found in Bernadette’s favour.

  • The judge held that there was sufficient evidence from family discussions and Sheila’s own comments to show that the care was not intended to be gratuitous. This gave rise to an implied contract for services, entitling Bernadette to reasonable remuneration under the Supply of Goods and Services Act 1982.
  • The court rejected arguments that Sheila lacked capacity to make such an agreement. HHJ Paul Matthews emphasised that a diagnosis of dementia does not automatically remove capacity, which must be assessed for each decision and proved to be absent with evidence. The court reaffirmed the presumption of capacity under the Mental Capacity Act 2005 and found that Sheila remained capable of making binding arrangements.
  • Even if no contract existed, the estate had still benefited from Bernadette’s services. The court held that Sheila had freely accepted her daughter’s care, knowing it was not intended to be a gift.

 

In doing so, the court drew a clear distinction between two restitutionary principles: failure of basis, which depends on a shared mistaken assumption, and free acceptance, which arises where someone knowingly accepts a benefit without paying for it. The latter applied here, since Sheila had knowingly accepted care with the understanding that payment would follow.

Although the exact amount of compensation was left for a later hearing, the court encouraged the parties to resolve the matter through mediation rather than further litigation.

 

The follow-up costs ruling

A month later, in Rogers v Wills [2025] EWHC 1711 (Ch), the court ordered Andrew Wills to pay Bernadette’s legal costs of the liability trial. The judge noted that she was clearly the successful party and awarded an interim payment of £75,685.50, representing 90% of her approved costs budget.

The judgment also reminded executors that they are personally responsible for litigation costs unless they have obtained a Beddoe order – a formal court permission to use estate funds to defend or pursue proceedings.

 

Why this case matters

This decision outlines the legal obligations for family care and is a thoughtful reminder that goodwill and care within families can, over time, blur into legal and financial responsibility.

The case also illustrates how the courts will increasingly look at family care arrangements through the same lens as professional ones, especially where long-term support replaces formal care services. It highlights the importance of documenting intentions at an early stage to avoid costly disputes after death.

 

Practical lessons for families and advisers:

  • Record any understanding about payment for family care in writing, even if it feels awkward.
  • Consider a short written care or service agreement to avoid uncertainty later.
  • Executors should seek legal advice early, particularly before spending estate funds on legal costs.
  • Mediation can often achieve a fair resolution without the strain of further proceedings.

 

As more families take on caring roles, Rogers v Wills underlines the importance of clarity. Compassion and trust remain at the heart of family life, but they are best supported by clear agreements and early professional advice. In the end, a short conversation and a written understanding can prevent years of uncertainty and conflict.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

At Lisa’s Law Solicitors, our immigration team recently achieved success for a client whose UK visitor visa application was wrongly refused – despite his genuine circumstances and extensive supporting documentation.

Namecard for article - Zhuoqi in English

Background

Our client, a Chinese national living and working in New Zealand, wanted to visit his elderly parents in the UK with his young son. His mother is seriously ill and unable to travel, so the visit was incredibly important to him and his family.

However, the client faced a big challenge – he had four previous visa refusals over the years, including both visitor and work visa applications. Despite this, he was determined to make a genuine visit to see his parents and applied for a standard UK visitor visa again in August 2024.

 

The Refusal

To his disappointment, the Home Office refused his visa application, claiming that he had not shown proof of his right to stay in New Zealand and that he had no family ties there.

This was completely incorrect – the client had in fact submitted his valid New Zealand work visa and provided evidence that his wife and home were based there. The visitor visa refusal clearly showed that the caseworker had not properly reviewed the documents.

 

How Lisa’s Law Helped

Our experienced caseworker at Lisa’s Law immediately identified that the decision was unreasonable and unfair. We took prompt legal action by submitting a Pre-Action Protocol (PAP) letter to the Home Office, which is a formal step before starting a judicial review. This PAP letter set out exactly how the decision breached immigration rules and fairness.

 

In the PAP letter, we highlighted that:

 

  • The Home Office failed to review key evidence properly;
  • The client clearly met the “genuine visitor” requirements, with a stable job and home in New Zealand;
  • His wife would remain in New Zealand while he visited the UK, showing strong reasons to return; and
  • His financial situation was well-documented, with funds from both himself and his family sponsor in the UK.

 

We also guided the client to prepare detailed explanations and documentary evidence for each of his previous refusals. This helped the Home Office see the full picture and understand that the past issues were unrelated to his current, genuine circumstances.

 

The Outcome

Following our intervention, the Home Office reconsidered and overturned the decision and the visitor visa was granted. Our client was finally able to visit his parents in the UK after years of refusals and uncertainty.

This case demonstrates how careful preparation and strong legal representation can make all the difference.

 

Visitor Visas: Why Expert Help Matters

Many people think a UK visitor visa is simple to apply for, however that’s not always the case. Visitor visas are discretionary, meaning that even with the right documents, it’s ultimately up to the Home Office caseworker to decide whether they believe an applicant is a “genuine visitor.”

To strengthen your application, you must be ready to provide:

 

  • Full financial evidence showing you can fund your trip,
  • Proof of family and employment ties to your home country, and
  • A clear explanation of your travel purpose and plans to return home.

 

At Lisa’s Law Solicitors, we know how to present your story effectively, highlight key evidence, and challenge unfair decisions when necessary.

 

Conclusion

This case is a perfect example of how persistence and professional legal support can turn things around, even after multiple refusals.

If you have had a UK visa refused or believe your application wasn’t fairly assessed, get in touch with Lisa’s Law Solicitors today. Our experienced immigration team is here to guide you every step of the way.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

We are delighted to announce that Lisa’s Law Solicitors has retained its Tier 4 ranking in the Legal 500 UK 2025 directory for Immigration: personal, reaffirming our place among the leading law firms specialising in immigration in the country. This follows our inaugural entry into the Legal 500 rankings in 2024.

This continued recognition reflects the consistent professionalism and client-focused approach of our immigration team. We are also proud to have retained the Legal 500 Client Service accolade, awarded to firms demonstrating exceptional client care and outstanding client feedback. With over 1,000 Google reviews and an average rating of 4.9, client satisfaction remains central to everything we do at Lisa’s Law.

Lisa’s Law continues to offer expert advice across a range of practice areas including Wills & Probate, Residential and Commercial Conveyancing, Family Law, Litigation, and Business Law. We remain focused on achieving recognition for more practise areas in future Legal 500 editions.

You can view our Legal 500 profile here: [https://www.legal500.com/firms/236911-lisas-law-solicitors/r-england/rankings]

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

A landmark change in the law will see family courts working from a starting point of no longer presuming that having contact with both parents is in the best interests of a child, commonly known as presumption of parental involvement.

Presently, under Section 8 of the Children Act 1989, courts in England and Wales work under the principle that children should have contact with both parents providing that there is no evidence that a parent could put the child at risk of harm.

According to family lawyers and campaigners, this “pro-contact culture” has meant that in many cases, the family courts have placed the rights of abusive fathers over the safety and wellbeing of children.

This has often put children at risk, with a report published last month for the domestic abuse commissioner’s office finding that even in cases where domestic abuse was present, unsupervised overnight contact had been allowed. A review of the presumption of parental involvement was originally launched in November 2020 by the then Conversative government, which concluded in 2024, however the results were not published by the Ministry of Justice until now.

While the change isn’t immediate, the government has confirmed that it would repeal the presumption of parental involvement from the Children Act 1989 “when parliamentary time allows”. Campaigners have called for the immediate repeal of the presumption of parental involvement following the decision.

The government also recently announced plans to restrict the exercise of parental responsibility in cases where a personal with parental responsibility has been convicted of a serious sexual offence against any child, or in cases where a child has been born of rape. These measures form part of their plan to halve violence against women and girls in a decade.

 

What did “parental involvement” look like under the previous law?

The presumption of parental involvement applies to any kind of parental involvement. This can be direct (such as face-to-face contact) or indirect (such as letters, messages, or phone calls) – provided it is consistent with the child’s welfare.

This principle was introduced through the Children and Families Act 2014, following concerns that some parents, particularly fathers, were being unfairly excluded from their children’s lives after separation. The reform was intended to reinforce the importance of both parents maintaining a meaningful role in their child’s upbringing.

The approach has since proved controversial and is now at the centre of debate, with critics arguing that it has, in practice, led to unsafe contact arrangements in cases involving domestic abuse.

The Chief Executive of the charity, Women’s Aid, Farah Nazeer, commented on the decision:

“Women’s Aid warmly welcomes the decision to remove the presumption of contact in family court cases. This archaic presumption has put the lives of women and children at risk for far too long, and this must stop now.

Contact with an abuser is deeply harmful to children, with it not only risking their physical and mental wellbeing, behaviour, and development, but also their lives, in the most extreme of cases.

Decision makers need to recognise that abuse is a pattern of behaviours, and that the potential for escalation and risk of harm is there even after the parent’s relationship has ended.”

 

Family Solicitor Explains

Namecard for article - Xinlei in English

Family Law Solicitor, Xinlei Zhang, explains the legal implications of the decision and its impact on clients.

While the intention behind the presumption of both parents’ involvement in a child’s life is to promote parental relationships – so that the child can grow up knowing both parents and maintaining relationships with each after separation – it was originally believed to be in the child’s best interests. However, this approach often overlooked the fact that the child’s safety must remain the paramount consideration, particularly in cases involving domestic abuse, where the courts have at times still permitted contact despite risks.

Following recent changes, the courts must now carefully assess any allegations of harm towards the child and weigh the presumption of parental involvement alongside the other factors in the welfare checklist under section 1 of the Children Act 1989. This approach provides a more balanced and effective way to safeguard children’s welfare.

Allegations of harm, including any past abusive behaviour, are now taken very seriously by the courts. Judges will carefully consider whether contact or shared parenting is safe. Parents can take comfort in knowing that the law aims to protect children while still allowing them to maintain safe and meaningful relationships with both parents wherever possible.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

Our client first entered the UK in 1999 to join her husband. On 23 September 2004, she was granted Indefinite Leave to Remain (ILR). In March 2006, she successfully naturalised as a British citizen.

Namecard for article - Beryl in English

 

With the UK’s transition to the digital eVisa system, individuals holding leave to remain or settlement status must now register for an eVisa. The old ILR vignette stickers in passports are no longer accepted.

Previously, some individuals holding both Chinese and British passports travelled between the two countries using their Chinese passport with an ILR vignette when they left China, and their British passport to enter the UK. However, this approach is no longer feasible, as both Chinese and UK border officials now require eVisa verification. Moreover, China does not recognise dual nationality, so individuals cannot legally hold both a Chinese and a British passport at the same time.

The only viable options are:

  • Relinquish Chinese nationality, retain British nationality, and apply for a Chinese visa when visiting China.
  • Relinquish British nationality, retain Chinese nationality, and reside in the UK under settled status.

 

Importantly, individuals who renounce their British nationality do not automatically regain ILR. They must apply for settlement again, typically through the 10-Year Long Residence Route (SET LR), provided they meet all relevant requirements.

 

10-Year Long Residence (SET LR) Requirements

To qualify for ILR under the 10-Year Long Residence route, applicants must:

  1. Have continuously resided lawfully in the UK for a period of at least 10 years.
  2. The total absences must not exceed 548 days during any part of the 10-year qualifying period before 11 April 2024.
  3. Single absences must not exceed 184 days at any one time during any part of the 10-year qualifying period before 11 April 2024.
  4. From 11 April 2024, absence days outside the UK must not exceed 180 in any rolling 12-month period.
  5. Have no serious criminal convictions or breaches of immigration laws;
  6. Demonstrate sufficient knowledge of English language (at least B1 level);
  7. Pass the Life in the UK Test;
  8. Intend to continue living in the UK;

 

Case Timeline

  • 09 December 2024 – Our client submitted a British nationality renunciation application independently. However, our client was not aware of the SET(LR) requirements when submitting the application. Our client did not consult an immigration solicitor before taking this action.
  • 11 December 2024 – Our client instructed our firm to assist with the SET LR application after submitting the renunciation form.
  • 02 January 2025 – Our client stated that she finds it difficult to prepare for the Life in the UK test and the English language B1 test due to memory difficulties. The application allows the use of a Life in the UK test taken a long time ago, but a new English language B1 test must be provided. However, our client passed the Life in the UK test before 2006 and has lost the letter. According to Home Office guidance, we can explain to the Home Office if the Life in the UK letter has been lost, provided the test was taken before 17 December 2019.
  • 03 January 2025 – Our client has decided to cancel her British nationality renunciation application. We submitted an email to the Home Office requesting the cancellation of our client’s application, as our client is still not confident about passing the English language tests. However, we have advised our client to continue preparing for the Life in the UK and B1 tests.
  • 02 February 2025 – Our client successfully passed the Life in the UK test.
  • 10 February 2025 – Our client located her old B1 English certificate, but we advised her to take a new test to meet current Home Office standards.
  • 03 March 2025 – Our client passed her new B1 English language test. Our client decided to proceed with renunciation, and we notified the Home Office to ignore the cancellation request.
  • 29 May 2025 – After several months, our client still hadn’t received her Declaration of Renunciation. We discovered she hadn’t sent the required original documents for her British nationality renunciation application. According to British nationality renunciation requirements, our client is required to submit her original documents to the Home Office. We advised her to do so as soon as possible. Ultimately, our client posted her original Chinese passport and naturalisation certificate to the Home Office.
  • 22 July 2025 – Our client received her declaration of renunciation, issued on 6 May 2025. According to Home Office requirements, she must submit her ILR application within 14 days of renouncing her British nationality. The 14-day deadline therefore, started on 6 May 2025. However, our client only received her declaration of renunciation on 22 July 2025, which exceeded the 14-day deadline due to late delivery. For British nationality renunciation applications, the Home Office does not notify applicants of the result by email; the outcome is only known upon receipt of the physical declaration. We provided evidence to the Home Office showing that our client’s declaration of renunciation was only posted on 21 July 2025 and was received by our client on 22 July 2025, despite being issued on 6 May 2025.
  • 24 July 2025 – We submitted the ILR (SET LR) application under standard service.
  • 11 August 2025 – Our client attended a biometric appointment. At the time, she only had her British passport and an expired Chinese passport with her. Upon arrival at the biometric appointment centre, the staff informed her that none of the passports she presented matched the records in their system. Our client explained that her valid Chinese passport was held by the Home Office. One staff member requested proof that her valid Chinese passport was with the Home Office, and our client presented an email from the Home Office confirming that her Chinese passport had not yet been returned. Ultimately, the staff accepted this and allowed her to complete her biometric enrolment.
  • 02 October 2025 – Our client’s ILR (SET LR) application was granted successfully.

 

Advice

We strongly advise clients to ensure that they fully meet all the requirements for settlement before submitting a British nationality renunciation application. Failing to do so is extremely risky, as relinquishing British nationality without having valid leave to remain in the UK could result in the loss of the right to live in the UK.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

When a commercial tenant stops paying rent, it can place significant financial strain on landlords. Knowing the correct legal steps to take is essential, both to recover your property quickly and to avoid costly legal pitfalls. At Lisa’s Law, we help landlords navigate the complex process of commercial lease eviction with precision, efficiency, and full legal compliance.

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Understanding Your Right to Evict a Commercial Tenant

Most commercial leases contain a forfeiture clause, giving landlords the right to terminate the lease if rent remains unpaid after a certain period (often 14 or 21 days). This is the foundation for taking action, but before proceeding, it’s crucial to confirm that the right to forfeit has arisen and that you comply with all legal requirements.

 

Step 1: Reviewing the Lease and Rent Arrears

The first step is to review your lease terms to determine:

  • Whether a forfeiture clause exists;
  • How much rent is overdue; and
  • Whether any previous agreements or notices affect your position.

 

This assessment ensures the eviction process begins on firm legal ground.

 

Step 2: Choosing the Right Eviction Method

There are two main ways to regain possession of commercial premises when a tenant fails to pay rent:

a) Peaceable Re-Entry

If the property is unoccupied, landlords may take back possession by peaceable re-entry- typically by changing the locks. This must be done carefully and lawfully to avoid breaching the peace or exposing the landlord to claims of unlawful eviction. We always recommend using certified enforcement agents and legal oversight for this approach.

b) Court Possession Proceedings

If the premises are occupied, or if you prefer a more secure legal route, you can apply to the court for a possession order. This involves serving a forfeiture notice (if required under Section 146 of the Law of Property Act 1925) and then issuing proceedings if the rent remains unpaid. Once the court grants possession, enforcement officers can lawfully remove the tenant.

 

Step 3: Relief from Forfeiture

Tenants can sometimes apply to the court for relief from forfeiture — essentially asking for the lease to be reinstated if they pay the arrears and associated costs. We help landlords respond effectively to such applications, ensuring your rights are protected.

 

Step 4: Alternative Options

Eviction isn’t the only remedy. Depending on your objectives, we can advise on alternatives such as:

  • Commercial Rent Arrears Recovery (CRAR): Recovering unpaid rent by seizing the tenant’s goods.
  • Debt recovery proceedings: Taking court action to recover the money owed while allowing the tenant to remain.
  • Negotiated settlements or lease surrender: Achieving a practical and cost-effective resolution without litigation.

 

Evicting a commercial tenant is not simply about changing locks or sending a notice. Missteps can lead to claims of unlawful forfeiture or damages. With our expert team, you gain peace of mind knowing every step, from notice to possession, complies with the law.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

The Upper Tribunal has delivered a significant victory for residential leaseholders, overturning a lower court’s decision and substantially reducing a landlord’s disputed insurance service charge in the case of Shah v Assethold Ltd.

Namecard for article - Surveyn in English

Background

The case involved Priyanj Shah, a long leaseholder of a flat in Edgware, London, who challenged the dramatic and seemingly unjustified increases in the building’s insurance premiums after the freehold was acquired by Assethold Limited in 2018. Under the previous landlord, the premium was £1,631 in 2017/18, but it increased to £3,803 by 2019/20, reaching a high of £5,840 in 2022/23.

Mr. Shah argued that these costs were unreasonable and provided key evidence to support his claim. He pointed out that the increases were well above the rate of inflation, supplied an alternative quote for a significantly lower premium, and referenced a prior decision by the same tribunal concerning a different tenant in the same building, where the insurance charges for 2019/20 had already been found to be unreasonable.

The initial First-tier Tribunal (FTT) dismissed Mr. Shah’s arguments, ruling that the landlord was entitled to use its chosen insurer and that the tenant had not provided “persuasive evidence” to challenge the charges.

 

Upper tribunal

The Upper Tribunal, led by Judge Elizabeth Cooke, found that the FTT had committed a series of legal errors. The judgment stated that the FTT had ignored the tenant’s arguments and failed to explain why it had disregarded the alternative quote and the reference to the prior decision. The ruling emphasized that while a tribunal is not legally bound by its own previous decisions, it cannot simply “ignore so obviously relevant a decision” concerning the same service charge at the same property.

Crucially, the Upper Tribunal reaffirmed the principle that a leaseholder only needs to present a “prima facie case” – a credible reason or evidence – to challenge a service charge. The court determined that Mr. Shah had met this low bar, which then shifted the burden of proof to the landlord.

As a result, the Upper Tribunal set aside the FTT’s decision. It found the reasonable cost for Mr. Shah’s share of the insurance for the years in question to be £259.38 on each occasion, a significant reduction from the landlord’s requested amount. This final figure was consistent with the amount previously deemed reasonable in the earlier case involving the other tenant, ensuring a fair and consistent outcome.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

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James Cook

We were instructed by a Chinese national (“the Applicant”) to assist with a fresh UK Standard Visitor visa application to visit her daughter (“the Inviter”), who lawfully resides and works in the United Kingdom with an Innovator Founder visa.

The case was particularly complex. The Applicant had previously overstayed in the UK for more than six months following the expiry of her prior leave, and had also been refused a visitor visa twice, in August 2023 and August 2024, on the basis that the Home Office was not satisfied she would leave the UK at the end of her visit under Appendix V paragraphs 4.2(a) and (c).

Our task was to thoroughly analyse her immigration history, address all previous refusals through full disclosure, and design a persuasive legal strategy capable of restoring credibility in a challenging context.

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Our involvement (what we did)

 

Case audit and risk mapping

We reconstructed the Applicant’s entire immigration timeline and verified all relevant dates relating to her prior stay, departure, and refusals. We identified potential issues of credibility and compliance under Appendix V, and ensured all details were accurately and consistently disclosed in the online form and supporting materials.

 

Legal representations and explanation of circumstances

We prepared a comprehensive representation letter that addressed each refusal point, explained the background and causes of the historic overstay, and included the Applicant’s sincere written apology for previous mistakes.

We then reframed the narrative — moving away from the historic “weaknesses” of the case and instead building upon the Applicant’s and Inviter’s strong present-day circumstances with details: stable finances, long-term property ownership, consistent income, and established family ties in China.

 

Strategy: shifting the focus to present-day low risk

A key element of our approach was to change the evidential focus. Rather than centring the application on past difficulties, we demonstrated that the Applicant’s current overstay risk was objectively low.

We evidenced her and the Inviter’s robust financial position, stable home base, and positive travel history, linking these to a clear, time-limited itinerary and strong family motivations for a short visit. This strategy directly targeted what the Home Office truly assesses — not to punish historical non-compliance, but to determine whether the applicant now presents a low risk of overstaying.

By grounding our argument in transparency, logical evidence and present circumstances, we built a clear case for approval.

 

Supporting documents and submissions

We prepared and quality-controlled all supporting documentation: proof of property ownership, pension and savings records, family certificates, and medical evidence illustrating her continuing responsibilities in China.

We also assisted the Applicant in drafting a personal statement and the Inviter in preparing a consistent invitation letter, both aligned in language and purpose.

 

Outcome

  • Visitor visa granted – 2 years multiple entry
  • Decision issued on 26 May 2025
  • No further enquiries or document request
  • Processing time: within 10 working days

 

The visa was approved without additional questions, confirming that our approach — combining legal precision, transparent disclosure, and strategic reframing — effectively addressed all previous Home Office concerns.

 

Key takeaways for similar cases

The Home Office focuses on risk “now”, not punishment for the past. Even where a client has previous overstays or refusals, approval is achievable when current circumstances clearly demonstrate low risk of non-compliance.

Reframe from weaknesses to strengths. Lead with positive, objective evidence – finances, assets, family ties, and travel record – while acknowledging the past honestly.

Consistency is credibility. Alignment between all documents (application form, representation, personal statement and invitation) is essential to rebuild trust.

Evidence with empathy. Objective documentation supported by a sincere, human explanation carries significant persuasive weight.

 

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Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

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James Cook

For separated parents with international ties, planning a family holiday can quickly turn into a legal battleground. While trips to see relatives or explore a child’s cultural heritage may seem innocent, if the destination lies outside the Hague Convention on child abduction, the courts treat them with extreme caution. This was demonstrated in two recent family-court cases, WO v RO [2017] and F v M [2025], which highlight how judges assess the real risks of non-return from non-Hague countries and the limits of international legal protection.

Namecard for article - Yi Ling English

The legal test

Both judgments draw from Re R (A Child) [2013] EWCA Civ 1115. When a parent seeks to take a child to a non-Hague Convention country, the court must weigh three connected elements:

  1. Risk of breach: the likelihood that the child will not be returned.
  2. Consequences of breach: the impact if non-return occurs.
  3. Effectiveness of safeguards: whether practical, enforceable protections exist.

 

These factors sit under the overriding duty in section 1 of the Children Act 1989: the child’s welfare is the court’s paramount consideration, and every case turns on its own facts. The court must be positively satisfied that the advantages of travel outweigh the risks. If in doubt, it must err on the side of caution and refuse permission.

 

WO v RO [2017]: a moderate risk was still too much

Mr Justice Baker was asked to decide whether a mother could take her two sons, aged eight and six, to China for a 21-day visit each year. The family had a history of conflict, allegations of domestic abuse, and involvement by social services. The boys lived with their mother but saw their father regularly.

 

The parents’ positions

Mother: a Chinese national who had obtained British citizenship. She wished to take the children to visit their maternal grandfather in China. The mother also offered to travel on her British passport, to renounce her Chinese nationality, and her father even offered £10,000 as security. She said her life was now in England.

Father: aged 74, a dual UK-Australian national. He opposed the trip, pointing to her limited financial stability, insecure housing, and continuing links to China, including a property in Sanya. He argued there was a real risk of non-return.

 

Expert and guardian evidence

An expert in Chinese law confirmed that China is not a signatory to the Hague Convention and has no bilateral arrangements with the UK. English child-arrangement orders are not recognised or enforceable in China. If the children were retained, the father would have to start fresh proceedings under Chinese law, with no guarantee of success.

The children’s guardian recognised the cultural value of a visit but described the risk of non-return as “finely balanced” and advised that travel should not yet take place.

 

The outcome

Mr Justice Baker refused permission. He found:

  • a “moderate, not insignificant” risk that the mother might not return the children;
  • proposed safeguards, including renouncing nationality and the £10,000 bond, were inadequate; and
  • the consequences of non-return would be devastating: loss of relationship with their father, removal from their home and school, and isolation in a country whose language they did not speak.

Although the court accepted the cultural benefits of visiting China, these could not outweigh the risks. The application was refused.

 

F v M (2025): court confirms a very high risk

Eight years later, F v M came before His Honour Judge Marin in the Central London Family Court. The echoes of the previous case, WO v RO, were unmistakable.

 

The background

The case concerned two boys, aged ten and eight. Their mother, born in China, had lived in England for over twenty years and renounced her Chinese citizenship. The father was from Northern Ireland. After a difficult separation and prior litigation over contact and school fees, the children lived with the mother but saw the father regularly until 2023, when she stopped contact following an allegation he had hit them. A local-authority assessment found no safeguarding concerns.

The father applied for a child-arrangements order to restore contact. During proceedings, the mother applied first to relocate to Thailand for two years, then, after withdrawing that plan, sought permission to take the children to China for a five-week summer holiday, citing her parents’ ill-health as the reason for travel.

 

Expert evidence

As in WO v RO, an expert in Chinese family law was instructed. He confirmed that:

  • neither Hague nor bilateral enforcement mechanisms exist;
  • English orders cannot be “mirrored” or enforced in China;
  • if a parent remained there with the children for a year, the Chinese courts could assume jurisdiction based on habitual residence; and
  • any new proceedings would be heard de novo, applying Chinese law, with uncertain outcomes.

He warned that enforcement in China remained “sluggish”, and even agreed safeguards could not guarantee a return.

 

Welfare evidence

Two independent social-work reports were before the court. The 2025 report concluded that the children had been exposed to adult conflict, were aligned with the mother, and that there was a flight risk given her past behaviour, including an earlier unsanctioned trip taking the children from China to Thailand.

 

The court’s findings

Judge Marin found the mother’s evidence dishonest and unreliable, noting repeated breaches of court orders and her unauthorised travel to Thailand despite a previous agreement limiting the trip to China. He found that she “felt she could do as she liked” and showed “no regard for court orders or the authority of the court.”

Applying the same Re R test and explicitly citing WO v RO, the court held:

  • Risk of breach: very high. The judge said he had “no faith that she would respect any order made by this court.”
  • Consequences: equally grave. China’s lack of Hague participation meant that if she kept the children there, recovery proceedings would be slow, expensive, and uncertain. Expert evidence suggested the father’s chance of success was “small.”
  • Safeguards: worthless in practice. The mother’s offer to place an £800,000 London flat in escrow was rejected; she could sell or remortgage it, and Chinese courts might still not enforce a return.

The court accepted that visiting elderly grandparents and exploring cultural roots were genuine benefits, but held that these were outweighed “by far” by the risk of non-return. Permission to travel was refused, and the prohibited-steps order remained in place.

 

Outcome – continuity of principle

Both decisions confirm the same principle: the court will not permit travel unless the risk of non-return is truly minimal.

In WO v RO, a moderate risk with no enforceable safeguards was enough to bar travel. In F v M, where the parent had breached orders and acted dishonestly, that risk was classed as very high.

The outcome was the same, but the court’s language was firmer: even substantial financial or property-based bonds could not overcome the absence of enforceable legal remedies abroad.

Both judges emphasised that cultural and familial benefits, however sincere, cannot outweigh a serious or unmitigated risk to a child’s stability and relationships.

 

Lessons for families

  1. Non-Hague destinations carry exceptional scrutiny

Without the Hague Convention’s return mechanisms, English orders have little or no effect overseas. Courts will examine every connection – financial, residential, and personal – before granting permission.

  1. Safeguards must be real, not symbolic

Bonds, passport undertakings or property pledges mean little if the foreign jurisdiction will not enforce them. Courts look for practical, reliable mechanisms – often impossible in non-Hague countries.

  1. Credibility decides outcomes

Both cases turned on whether the court trusted the parent seeking permission. Inconsistencies, incomplete disclosure or past breaches of orders weigh heavily against any application.

  1. Welfare remains paramount

Even genuine cultural and familial benefits abroad will not outweigh risks of non-return, loss of contact, or emotional harm to the children.

 

Final thoughts

From WO v RO, to F v M, the message is consistent and clear. International travel can enrich a child’s life, but where the destination lies outside the Hague framework, the courts proceed with extreme caution. Unless the risk of non-return is truly minimal and the safeguards genuinely enforceable, permission is unlikely to be granted.

For parents and practitioners alike, these cases underline one truth: what may seem like a short family holiday can, in legal terms, be judged simply too risky to allow.

 

Have questions? Get in touch today!

Call our office on 020 7928 0276, we will be taking calls from 9:30am to 6:00pm.

Email us on info@lisaslaw.co.uk.

Or, use the contact form on our website. Simply enter your details and leave a message, we will get right back to you: https://lisaslaw.co.uk/contact/

For more updates, follow us on our social media platforms! You can find them all on our Linktree right here.

author avatar
James Cook

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