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News and Insights

Lisa’s Law is proud to announce that we have been awarded the Wills and Inheritance Quality Scheme (WIQS) accreditation by the Law Society.

LS Accreditation Wills and Inheritance Quality

This accreditation is a recognised mark of excellence, demonstrating that our Family Law team meets the highest standards of practice, client care and expertise in wills, inheritance and estate planning work.

WIQS not only reflects the quality of the service we provide, but will also serve as a strong foundation for maintaining and further improving our standards in the years ahead. It will help strengthen client confidence in our expertise and help support the continued growth of our client base.

Namecard for article - Xinlei in English

Xinlei Zhang, who leads our Family Law practise:

Achieving WIQS accreditation is a significant milestone for our firm, highlighting our dedication to the highest standards in wills and inheritance planning. This recognition reassures clients that their matters are managed with exceptional expertise and celebrates the outstanding commitment and hard work of our team.

Namecard for article - Ding in English 3

Managing Director, Chuanli Ding:

I am pleased that Lisa’s Law has achieved WIQS accreditation. This distinction is a testament to our expertise in this niche area of practice and our continuous commitment to delivering high quality service to clients. I am confident that this new status will empower us to serve more clients and take up our practice to new heights.

 

What can clients who use our Wills and Inheritance services expect?

Achieving WIQS means that clients can continue to expect:

  • A clear and transparent process from the outset
  • Tailored advice that reflects their personal circumstances
  • Robust quality assurance and risk-management procedures
  • A consistent, professional service delivered by trained specialists

 

This accreditation reflects our ongoing commitment to providing trusted, high-quality advice to individuals and families planning for the future.

If you need support with drafting a will, updating your estate plans, or navigating inheritance issues, our accredited team is here to help.

You can find out more about our Wills and Inheritance services in our brochure here.

 

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

It gives us great pleasure to welcome Aurora Chan to Lisa’s Law.

Aurora joins our Family Law team as a legal assistant at an exciting time, with the team recently receiving a Wills and Inheritance Quality Scheme Accreditation from the Law Society.

Aurora recently completed a Master’s in Criminology and Criminal Justice from the University of Oxford. Prior to that, she achieved a first-class degree in Law and Sociology from the University of Warwick. She also holds a LLM in Legal Practice from the University of Law and passed the SQE in 2024.

Aurora is fluent in English, Cantonese and Mandarin.

In her spare time, Aurora enjoys reading, playing music, and going to the theatre.

 

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 recently instructed by a Peru national (“the Applicant”) to assist with making an application for Settled Status under the EU Settlement Scheme. Our client came to us after facing issues in their employment with providing sufficient evidence of their immigration status in the UK.

Victor - Namecard

The Applicant entered the UK in 2001 and was granted a Permanent Residence Card of a family member of an EEA national in 2015.

The case was complex. The deadline for most people to apply for the EU Settlement Scheme was 30th June 2021. The Home Office guidance states that Applicants can still apply for the EU Settlement Scheme if either:

  • the deadline for you to apply is after 30th June 2021
  • you have ‘reasonable grounds’ for why you are applying now, and not by the deadline or in the time since the deadline passed

Our task was to thoroughly analyse the Applicant’s immigration history and to take detailed instructions from the Applicant to establish if they are ‘reasonable grounds’ for why the Applicant is applying now, and not by the deadline or in the time since the deadline passed.

 

Our involvement (what we did)

 

    1. Obtaining detailed instructions from the Applicant’s and analysing the Home Office guidance of EU Settlement Scheme for the Home Office definition of ‘reasonable grounds’

 

We took detailed instructions of the Applicant’s immigration history and why no application for EU Settlement Scheme was made before 30th June 2021. We needed to establish if the Applicant’s reasons for making the said application in time comes within the Home Office definition of ‘reasonable grounds’ under the Home Office guidance of EU Settlement Scheme.

 

    1. Legal representations and explanation of circumstances

 

We prepared a witness statement for the Applicant which provided ‘reasonable grounds’ for why they are applying now, and not by the deadline. The witness statement also provided the reason why the Applicant wishes to remain in the UK.

 

    1. Strategy

 

A key element of our approach was to show that the Applicant had ‘reasonable grounds’ for why they are applying now, and not by the deadline. Our approach was also to show that the UK was their permanent home and has remained in the UK for a long time.

 

Outcome

  1. Decision issued on 17 October 2025
  2. No further enquiries or document request

The application was approved without additional questions – confirming that our approach, combining legal precision, transparent disclosure, and strategic reframing effectively addressed any of the Home Office concerns.

 

Key takeaways for similar cases

  • EEA nationals and family members of the EEA nationals who were living in the UK by 31 December 2020 can still apply for EU Settlement Scheme after 30 June 2021 if they can show that they have ‘reasonable grounds’ for why they are applying now, and not by the deadline or in the time since the deadline passed.
  • Submitting a witness statement will be helpful in explaining why you are applying now, and not by the deadline. Also explaining your intention to settle in UK will also be helpful for a late application for the EU Settlement Scheme to be considered and granted.

 

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

Unauthorised online listings on platforms such as Airbnb, Booking.com or similar sites have created a new category of disputes for landlords. These listings often come as a surprise, appearing without consent and exposing the property to commercial use entirely outside the landlord’s control.

What appears online as a landlord “renting out a spare room” can in fact be a tenant illegally sub-letting the property. In some cases, landlords discover that their own letting agent, rather than the tenant, has been using the property to run an unlawful short-term rental business after the tenant quietly moved out. Whatever the source, landlords need to employ strong legal tools to bring the situation to an end.

White Namecard for article - Paul in English (1)

 

Identifying Whether the Tenant or Agent Is Responsible

The first step is determining who created the unauthorised listing. Sometimes the tenant remains in occupation and is intentionally running short-term lets. In other situations, the tenant has left without formally surrendering the tenancy and the letting agent, holding keys and access, begins using the flat for profit. This distinction matters. A tenant acting in breach will be dealt with under tenancy law. An agent acting without authority may be liable for breach of contract, breach of fiduciary duty and, depending on the facts, potential criminal conduct. In either scenario, landlords are entitled to immediate clarification and action.

 

Asserting Breach of Tenancy and Taking Formal Steps

Where the tenant is responsible, most tenancy agreements prohibit subletting, commercial use and parting with possession. A formal notice of breach should be issued promptly, supported by screenshots or other evidence of the online listing. If the tenant refuses to cooperate or the misuse continues, the landlord is entitled to pursue termination of the tenancy or possession proceedings based on breach of covenant. Unauthorised online letting frequently coincides with other breaches, such as arrears or neglect of the property, and landlords are entitled to rely on all relevant grounds when taking action.

 

Misconduct by Letting Agents After the Tenant Leaves

Where an agent has been operating an unauthorised short-term rental business, the legal position is different but no less serious. Agents may be acting far outside their authority and in direct breach of their obligations to the landlord. In these cases, key retrieval, immediate suspension or termination of the agency agreement, and potential claims for loss and misuse of the property may be appropriate. The landlord may also consider reporting the agent to Trading Standards or their regulatory body. If paying guests have been deceived, the conduct may be criminal and should be reported to the police.

 

Reporting to Platforms and to the Police

Online platforms usually provide mechanisms to report fraudulent or unauthorised listings. Once the landlord provides evidence that the advertiser is neither the owner nor an authorised occupier, the listing is often removed quickly. This step is important not only to stop further bookings but also to prevent additional guests from arriving at the property believing they have a legitimate right to stay.

Police involvement may be necessary in more serious situations, particularly where money has been taken dishonestly from visitors or where the tenant or agent has misrepresented ownership or authority. Police reports can also assist with insurance and help clarify the landlord’s innocence in any disputes involving guests.

 

Regaining Control of the Property Under an AST

Where the tenancy is an AST, the landlord must comply strictly with statutory protections and cannot remove the tenant or any guest informally, even if the activity is clearly unlawful. The correct notice and possession routes must be followed, and the process can be complex where unauthorised occupants are present. The appropriate method depends on the facts, the type of misuse and the tenancy terms. Ask your lawyer for details.

 

Final Thoughts

Fraudulent online listings undermine a landlord’s control of the property, but the legal remedies are clear and effective. Whether the misconduct is by a tenant or by an agent acting without authority, landlords have firm grounds to enforce breaches, terminate agreements, report wrongdoing to the relevant platforms and authorities, and recover possession in a lawful and structured way. At Lisa’s Law, our team has extensive experience dealing with these situations. We can assess the facts quickly, take decisive action on your behalf, and guide you through every step needed to regain control of your property and prevent further misuse.

Find out more about our litigation services here.

 

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

In a landmark announcement, the UK Home Office has outlined the most significant changes to the legal migration system in over five decades, shifting towards an “Earned Settlement” framework that ties permanent residency to demonstrable contributions to British society.

Under the new proposals, detailed in the Immigration White Paper, the standard qualifying period for indefinite leave to remain, commonly known as settled status, will double from five years to a baseline of 10 years for most legal migrants who have arrived since 2021. This affects an estimated two million individuals who entered the country during what officials describe as a period of unprecedented migration levels, with net migration peaking at 906,000 in the year ending June 2023.

Copy of Namecard for article - Mahfuz in English

A system of earned settlement

The reforms introduce a tiered system where the wait time for settlement can be shortened based on factors such as employment stability, tax contributions, English language proficiency, and a clean criminal record.

For instance, frontline NHS doctors and nurses, along with other skilled public sector workers, could qualify after just five years. High earners and entrepreneurs on specialist visas like the Global Talent route may see their paths accelerated to three years in exceptional cases.

Family members of British citizens will retain their 5-year route to settlement. Conversely, those reliant on public benefits face a much steeper hurdle: a 20-year minimum wait, the longest requirement of its kind across Europe. For visa overstayers or those involved in system abuses, the bar could rise to 30 years.

 

Access to benefits and social housing solely for British citizens

These changes extend beyond settlement timelines. Access to benefits and social housing will now be reserved exclusively for British citizens, excluding even those with settled status. The government has emphasised transitional measures for current applicants, with full details to be shaped through public consultation, and confirmed that the rules will not apply retrospectively to people already granted settled status.

The overhaul targets perceived vulnerabilities in existing routes, particularly in sectors like health and social care, where over 600,000 visas were issued between 2022 and 2024. Officials argue that the model will foster a fairer, more selective system that rewards integration and economic input while curbing exploitation.

 

My thoughts

As someone who has guided countless clients through the complexities of UK immigration over the years, this announcement feels like, yet another layer of uncertainty piled onto an already challenging process. I’ve worked with families and workers, many in essential roles, who have built lives here only to face endless delays and scrutiny. The idea of doubling wait times for settled status, especially for low-wage carers and support staff who keep our health system running, strikes me as particularly harsh. It risks pushing dedicated contributors towards despair, forcing them to question whether uprooting their lives was worth it.

While I appreciate the push for accountability and reducing misuse, the emphasis on “earning” settlement through finances or specific professions overlooks the human element. Not everyone arrives as a high earner or doctor; many come to fill genuine gaps and enrich our communities in quieter ways. The exclusion from benefits and housing support for settled migrants also echoes the hostile policies we’ve seen before, potentially leaving vulnerable people in limbo without access to the stability they need to thrive.

That said, the consultation period offers a glimmer of hope for refinement. Perhaps advocates can highlight how these rules could unfairly penalise honest applicants. I remain optimistic that voices like those of migrant support groups will influence a more balanced outcome, ensuring the system protects rather than punishes those who choose to call the UK home. In the meantime, if you’re navigating these changes, reaching out for tailored advice could make all the difference.

 

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 very pleased to welcome Linxi Min to Lisa’s Law. Linxi joins Lisa’s Law as a Legal Assistant and we are delighted to have her with us.

Linxi graduated with a Bachelor’s degree from the Law School of Tsinghua University and later completed her Master’s degree at the Dickson Poon School of Law at King’s College London. During Linxi’s time at Tsinghua, she received the Social Practice Gold Award for teaching law courses at a secondary school in Tibet. Linxi is also a National Level 1 volleyball player and has won first place in national competitions on multiple occasions. Linxi feels that these experiences have not only sharpened her legal knowledge but also honed her leadership, communication, and teamwork skills.

Professionally, Linxi has gained valuable experience through internships at courts and the Discipline Inspection Commission in China, as well as at law firms in London and Nottingham. These opportunities have allowed her to develop a strong understanding of both Chinese and international legal practices.

Linxi is fluent in both Mandarin and English. In her spare time, she enjoys playing volleyball, tennis, and watching movies and TV series.

Linxi’s ultimate dream is to travel the world with her partner.

 

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 UK government has outlined comprehensive reforms to the asylum system, emphasising temporary protection, streamlined processes, and reduced state support, as detailed in the recent policy paper on proposed UK asylum reforms. The changes, announced by Home Secretary Shabana Mahmood this week, aim to address backlogs and irregular migration while introducing conditional pathways to integration.

Copy of Namecard for article - Mahfuz in English

The proposals stem from a review of current arrangements under the Borders, Citizenship and Immigration Act 2009 and related frameworks. Some of the headline announcements are as follows:

  1. Successful asylum applicants would receive temporary leave, renewable every 30 months, with revocation possible if conditions in the home country improve. This approach aligns with models in other jurisdictions, such as Denmark’s two-year permits.
  2. Permanent settlement would require 20 years of continuous UK residence, extending the existing five-year threshold. A new “work and study” visa category would accelerate this timeline for those demonstrating employment or educational contributions, though family sponsorship rights would be limited to participants in this route.

 

A stricter approach to refusals and appeals

Refusals and appeals face stricter parameters. The Home Office intends to consolidate multiple appeal grounds into a single process, eliminating subsequent challenges for omitted arguments. A dedicated independent tribunal, equipped with specialist decision makers, would provide initial legal guidance to applicants.

 

Article 8 and Article 3 amendments

Amendments to the European Convention on Human Rights (ECHR) are proposed: Article 8 protections for family life would apply solely to immediate relatives, such as dependent children or spouses, excluding extended networks, public interest factors would prioritise removal of foreign national offenders or irregular entrants, and Article 3 safeguards against ill-treatment would be refined for proportionality. Under the Modern Slavery Act 2015, late disclosures of exploitation claims would carry reduced weight, with the expectation that relevant details are raised at the earliest stage.

State support provisions would be curtailed significantly. The statutory duty to provide accommodation and subsistence allowances would be lifted, restricting aid to those assessed as destitute and compliant with conditions. Assistance would be withheld from individuals capable of employment who fail to seek work, those with criminal convictions, or applicants resisting removal directions.

 

Our comments

These proposals are not reforms. Instead, they are a deliberate retreat from the rule of law. Temporary refugee status, endless reviews, and the effective abolition of support will inevitably breach Articles 3 and 8 of the ECHR and expose the UK to a torrent of successful claims, ironically clogging the courts that the government claims it wants to clear. The “one-shot” appeal risks deporting genuine refugees because of legal errors or late emerging evidence. It is most likely that practitioners will need to prepare for a flood of injunctions and judicial reviews.

 

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 welcome the first of three new arrivals, Yahan Ran, who joins Lisa’s Law as a legal assistant.

Yahan completed her undergraduate studies at Xiamen University and later, a Master of Laws degree (LLM) from University College London (UCL). Here, she focused on International Trade Law and International Environmental Law. During Yahan’s studies, she participated in several legal research projects and gained internship experience in law firms in China, where she developed skills in legal drafting, legal research, client communication, and case support.

Yahan is fluent in both English and Mandarin, and is currently working on further developing her practical legal skills.

Yahan has said that she “is very honoured to begin my legal career at Lisa’s Law, and I look forward to contributing to the team and growing professionally. My long-term goal is to qualify as a solicitor in the UK.”

We are very pleased to have Yahan with us at Lisa’s Law and look forward to helping her realise her career goals.

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 Renters’ Rights Bill has officially become law, receiving Royal Assent on 27 October 2025. The purpose of the Renters’ Rights Act is to create a fairer system for the private renting sector for tenants, and to assist landlords to manage properties more effectively.

We have previously discussed the major changes here. Since then, the key dates have been announced for the implementation of the Renters’ Rights Act. We provide these dates for your interest below.

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Renters’ Rights Act Commencement Dates

The implementation of the Renters’ Rights Act is phased, however many of the most significant measures come into effect on 1st May 2026.

 

27 December 2025 Enforcement measures and investigatory powers for local councils
Jan 2026 Wording for tenancy agreement confirmed
Mar 2026 Information sheet for current tenants
1 May 2026 Formally commences the relevant tenancy reform measures in the PRS (abolition of section 21, introduction of new/revised section 8 grounds, section 13 rent increases, etc.) and relevant transitional provisions, rental discrimination and rental bidding (including relevant financial penalties), the new enforcement duty on local councils and expanded rent repayment orders (including extension to superior landlords).
Spring/Summer 2026 Financial penalties introduced for Category 1 hazard introduced
31 May 2026 Deadline of giving pre-existing tenants and information leaflet and notice of use on student ground
31 July 2026 Deadline for applications to court for possession under section 21
Late 2026 PRS database roll out
2028 Mandatory sign-up for PRS landlord ombudsman
Apr 2028 Expects end-to-end digitalisation of courts

 

Reminder of the changes

The most discussed of the changes within the Renters’ Rights Act is probably the end of Section 21 evictions, also known as ‘No-Fault’ evictions. This will be abolished. Going forward, all tenancies will be periodic and can only be ended on specific legal grounds such as serious rent arrears. The change is aiming to prevent unfair evictions and to provide more security for renters. This will take effect on 1st May 2026.

As mentioned, tenancies will be transforming from Assured Shorthold Tenancies (ASTs) to open-ended tenancies. These tenancies renew automatically periodically. This provides tenants with more flexibility, and they can give two months’ notice to leave.

PRS, new national landlord and property portal will be introduced as a database for rental properties. Useful information on the properties and the landlords will be accessible to renters to inspect, such as gas safety or energy certificates. The change hopes to bring about more transparency in the sector.

Furthermore, the landlords will be required to join the private rented sector Ombudsman scheme. This scheme is designed to resolve disputes without court proceeding, and hopefully with more efficiency and less costs. Through this scheme, the renters can file complaints about property standards or unfair treatment by the landlords.

We will keep an eye on further progress of the implementation, and hopefully bring you more useful information in the near future.

 

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

In a seismic shift for the private rental market, landlords in England will no longer be able to rely on the traditional Section 21 “no-fault” eviction route for new tenancies.

The change follows the advent of the Renters’ Rights Act 2025, which has now received Royal Assent, confirming the long-planned abolition of Section 21. You can find out more about the Renters’ Rights Act in our explainer here.

The reform now brings England into line with Scotland and Wales, ending a process that allowed landlords to recover possession without proving fault.

 

Existing tenancies: can Section 21 still be used?

Section 21 is being phased out rather than removed overnight. Phase 1 of the Renters’ Rights Act is expected to commence on 1 May 2026, and from that date:

  • No new Section 21 notices can be issued.
  • Any valid notices served before 1 May 2026 may still proceed, subject to transitional rules.
  • Court claims using the Section 21 route must be issued by 31 July 2026. After this point, the Section 21 process will no longer be available.

 

Until the commencement date, landlords with existing assured shorthold tenancies (ASTs) can still use Section 21, provided all statutory requirements are met.

 

Requirements that still apply (until 1 May 2026)

A Section 21 notice remains invalid if the landlord has not complied with the usual conditions, including:

  • The tenancy began less than four months ago, or the fixed term has not expired (unless a break clause applies).
  • The deposit was not protected in an approved scheme.
  • The tenant has not been given the EPC, Gas Safety Certificate (if applicable), or the “How to Rent” guide.
  • An improvement or emergency repair notice has been served by the local authority within the past six months.
  • Any prohibited fees or unlawful deposits have not been repaid.

 

Notice period and enforcement

Until the law changes, the standard minimum two-month notice period continues to apply. A notice must still comply with the current AST framework, though the relevance of fixed terms will fall away once all tenancies convert to periodic arrangements under the new system.

 

After 1 May 2026:

  • Section 21 will be fully switched off.
  • All possession claims must rely on the updated Section 8 grounds, each with its own prescribed notice period.

 

What happens once Section 21 is abolished?

Landlords will need to use Section 8, which requires a specific statutory ground for possession. Examples include:

  • Serious rent arrears or persistent late payment
  • Breach of tenancy terms or anti-social behaviour
  • The landlord’s intention to sell or move into the property

 

Successful applications will require evidence, meaning landlords should ensure accurate and well-kept records.

 

Key takeaways

  • Section 21 will be abolished from 1 May 2026, as part of Phase 1 of the Renters’ Rights Act.
  • It remains available for existing ASTs until that date, and court claims must be issued by 31 July 2026.
  • Landlords should prepare to rely on the revamped Section 8 possession grounds going forward.
  • Tenants will benefit from greater security of tenure, though contractual obligations remain unchanged.

 

Have questions about what this will mean for you as either a tenant or landlord? Contact us today.

 

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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