UK Bailiffs | Commercial Enforcement Specialists
UK Bailiffs | Certificated Enforcement Agents
Court Certificated Bailiffs
Certificated Enforcement Agents specialising in Commercial Enforcement for UK Landlords and Property Managers
Commercial Rent and Eviction Specialists Commercial Lease Forfeiture Traveller and Trespasser Evictions Abandoned Vehicles Excluded Occupier Specialists Court Certificated Enforcement Agents Call 0330 133 1818 Email - help@ukbailiffs.org
UK Bailiffs are one of the UK's leading commercial enforcement agencies, delivering professional & effective enforcement solutions across England & Wales
Specialising in tailored services, we proudly serve businesses and landowners with unmatched expertise and dedication.
Comprehensive Enforcement Services You Can Trust
With a steadfast commitment to integrity, reliability, and efficiency, we offer a wide range of enforcement services designed to meet your unique needs. Whether you require debt recovery, asset repossession, eviction services, or warrant execution, our customized solutions ensure your requirements are met with precision and care.
A Team of Certificated Enforcement Professionals
Our strength lies in our team of highly trained and certificated enforcement agents who bring extensive experience to the enforcement sector.
These skilled professionals have a deep understanding of enforcement proceedings and are dedicated to delivering results with the highest standards of professionalism.
Eviction of Unauthorised Encampments
UK Bailiffs specialises in the lawful removal of travellers and trespassers using Common Law and the Criminal Justice and Public Order Act 1994.
Temporary Housing Evictions
We manage lawful evictions from temporary housing in cooperation with councils, housing officers, police, and support organisations.
Lease Forfeiture
UK Bailiffs carries out peaceable re-entry and lease forfeiture for commercial properties when tenants breach their lease terms.
Commercial Rent Recovery (CRAR)
Recover unpaid commercial rent without going to court. Our CRAR service helps landlords enforce their rights quickly and legally.
Removal of Illegally Grazing Horses
We manage horse removal under the Control of Horses Act 2015, including legal notice, microchip checks, and relocation if needed.
Process Serving
We serve legal documents professionally across the UK, including court notices and affidavits where required, ensuring full compliance.
A Powerful Extension of Your Team
We're more than just a service provider — we're your dedicated, in-house Commercial Enforcement Department, fully focused on protecting your interests.
From recovering rent arrears and evicting trespassers to enforcing lease forfeitures, we operate as an integral part of your business. Our team blends seamlessly with your existing structure, delivering expert, discreet, and highly effective enforcement solutions when and where you need them most.
Professional Standards
UK Bailiffs are committed to upholding the highest standards of conduct, transparency, and legal compliance.
Our agents undergo regular training and adhere to strict codes of practice, ensuring ethical and respectful treatment of all parties involved.
This is why we have received accreditation from the Enforcement Conduct Board - the independent oversight body for the debt enforcement sector in England and Wales
Method Statement
UK Bailiffs follows a structured and transparent approach in all its enforcement activities.
Initial Assessment
Upon receiving an instruction, UK Bailiffs conducts a detailed assessment of the case to ensure legal grounds for enforcement are met.
The client is provided with a full explanation of the process, legal requirements, and potential outcomes.
Legal Compliance
All actions are carried out in strict compliance with relevant UK laws, including the Tribunals, Courts and Enforcement Act 2007, Taking Control of Goods Regulations 2013, Law of Property Act 1925, Protection from Eviction Act 1977, the Control of Horses Act 2015, and the Criminal Justice and Public Order Act 1994 to name but a few.
Necessary legal notices are prepared and served in accordance with statutory requirements.
Operational Planning
A tailored enforcement plan is developed, considering factors such as the nature of the case, potential risks, and client requirements.
The plan includes staffing, safety considerations, risk assessments and any necessary coordination with local authorities or the Police
Enforcement Action
UK Bailiffs deploys trained Court certified enforcement agents to carry out the action, ensuring minimal disruption and a professional approach.
Established protocols and procedures so that all staff, agents, clients and interested parties are aware of requirements and legal process.
Agents document the process thoroughly, including photographic evidence and detailed reports for the client.
Post-Action Reporting
A comprehensive report is provided to the client, detailing the outcome of the enforcement action, any issues encountered, and recommended next steps.
The client’s satisfaction is prioritised, and follow-up support is available if needed.
General FAQs
UK Bailiffs FAQ
Your questions about our enforcement services, including CRAR and lease forfeitures, answered.
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What services does UK Bailiffs provide?
UK Bailiffs provides court-certificated enforcement services, including commercial rent arrears recovery, traveller and trespasser evictions, lease forfeitures, temporary housing evictions, property repossession, process serving, and private investigations.
What is Commercial Rent Arrears Recovery (CRAR)?
CRAR is a legal process allowing landlords to recover unpaid commercial rent without court procedures, enforced quickly and efficiently by UK Bailiffs.
How does UK Bailiffs handle traveller evictions?
UK Bailiffs specializes in the lawful removal of travellers and trespassers from private and commercial land using UK Common Law and the Criminal Justice and Public Order Act 1994, ensuring minimal disruption.
What laws does UK Bailiffs comply with during enforcement?
UK Bailiffs complies with the Tribunals, Courts and Enforcement Act 2007, Taking Control of Goods Regulations 2013, Law of Property Act 1925, Protection from Eviction Act 1977, Control of Horses Act 2015, and Criminal Justice and Public Order Act 1994.
What is the process for lease forfeiture by UK Bailiffs?
UK Bailiffs provides lease forfeiture services, including peaceable re-entry and securing the property, ensuring compliance with UK law for landlords to regain possession due to tenant breaches like non-payment of rent.
How does UK Bailiffs manage temporary housing evictions?
UK Bailiffs works with property managers, local authorities, and others to conduct lawful and empathetic evictions for temporary housing, minimizing disruption.
What is involved in UK Bailiffs' process serving?
UK Bailiffs delivers legal documents like notices and court summons across the UK, ensuring compliance with legal requirements and providing sworn affidavits if needed.
How does UK Bailiffs handle illegally grazing horses?
UK Bailiffs serves legal notices, conducts microchip checks, and arranges removal of illegally grazing horses under the Control of Horses Act 2015.
What is the contact number for UK Bailiffs?
The contact number for UK Bailiffs is 0330 133 1818.
What is the email address for UK Bailiffs?
The email address for UK Bailiffs is help@ukbailiffs.org.
What types of private investigations does UK Bailiffs offer?
UK Bailiffs offers matrimonial investigations, background checks, corporate investigations, surveillance, digital forensics, due diligence, and asset searches.
How does UK Bailiffs ensure discretion in private investigations?
UK Bailiffs guarantees complete confidentiality throughout the private investigation process to maintain discretion.
What legal standards does UK Bailiffs follow in private investigations?
UK Bailiffs adheres to all legal regulations and guidelines, ensuring evidence gathered is legally usable.
Where is UK Bailiffs located?
UK Bailiffs is located at 223 Bacup Road, Rossendale BB4 7PA.
What is the role of UK Bailiffs in property repossession?
UK Bailiffs assists landlords with property repossession and lock changes, ensuring properties are secured quickly and legally.
How does UK Bailiffs develop enforcement plans?
UK Bailiffs conducts a detailed case assessment, explains the process and legal requirements to clients, and develops a tailored enforcement plan based on case nature, risks, and client needs.
What accreditations does UK Bailiffs hold?
UK Bailiffs has been accredited by the Enforcement Conduct Board since December 2024.
Can UK Bailiffs assist with commercial evictions?
Yes, UK Bailiffs handles commercial evictions, including lease forfeitures and commercial rent arrears recovery.
What is the focus of UK Bailiffs' enforcement services?
UK Bailiffs focuses on providing professional, discreet, and effective enforcement solutions for commercial clients, acting like an in-house enforcement department.
How does UK Bailiffs ensure legal compliance?
UK Bailiffs ensures legal compliance by adhering to relevant UK laws and preparing and serving legal notices per statutory requirements.
What is the Criminal Justice and Public Order Act 1994 used for by UK Bailiffs?
The Act is used to support the lawful removal of travellers and trespassers from private and commercial land.
What is the role of microchip checks in horse removal?
Microchip checks are conducted to identify the owners of illegally grazing horses before their removal under the Control of Horses Act 2015.
How does UK Bailiffs support landlords?
UK Bailiffs supports landlords through services like CRAR, lease forfeitures, property repossession, and lock changes.
Does UK Bailiffs offer online booking?
Yes, UK Bailiffs offers online booking for its services.
What is the Enforcement Conduct Board?
The Enforcement Conduct Board accredits enforcement agencies, and UK Bailiffs has been accredited since December 2024.
How does UK Bailiffs handle client communication?
UK Bailiffs responds to client inquiries as soon as possible and provides detailed case explanations and potential outcomes.
What types of legal documents does UK Bailiffs serve?
UK Bailiffs serves legal notices, court summons, and other important documents with sworn affidavits if required.
Can UK Bailiffs assist with fraud investigations?
Yes, UK Bailiffs offers fraud investigations as part of its private investigation services.
What is the Tribunals, Courts and Enforcement Act 2007?
It is a UK law that UK Bailiffs complies with to regulate enforcement actions, such as taking control of goods.
How does UK Bailiffs ensure professionalism?
UK Bailiffs employs skilled professionals with a deep understanding of enforcement proceedings, maintaining high standards of professionalism and integrity.
What is the Law of Property Act 1925?
It is a UK law that UK Bailiffs follows for property-related enforcement actions, such as lease forfeitures and repossession.
Does UK Bailiffs work with local authorities?
Yes, UK Bailiffs collaborates with local authorities, property managers, police, and charities during temporary housing evictions.
What is the Protection from Eviction Act 1977?
It is a UK law that UK Bailiffs adheres to, ensuring lawful eviction processes to protect tenants’ rights.
How does UK Bailiffs approach risk in enforcement?
UK Bailiffs considers potential risks when developing tailored enforcement plans to ensure safe and effective resolutions.
What is digital forensics in UK Bailiffs’ services?
Digital forensics is part of UK Bailiffs’ private investigation services, involving the analysis of digital evidence for investigations.
Can UK Bailiffs assist with child custody investigations?
Yes, UK Bailiffs offers child custody investigations as part of its private investigation services.
What is the Taking Control of Goods Regulations 2013?
It is a UK regulation that governs how UK Bailiffs takes control of goods to recover debts.
How does UK Bailiffs ensure transparency?
UK Bailiffs maintains transparency by providing clients with full explanations of processes, legal requirements, and potential outcomes.
What is the Control of Horses Act 2015?
It is a UK law that UK Bailiffs uses to manage the removal of illegally grazing horses, including serving notices and conducting microchip checks.
Does UK Bailiffs offer services for residential evictions?
Yes, UK Bailiffs provides services for residential evictions, including temporary housing evictions.
What is the purpose of the Certificated Bailiff Register?
The register lists certificated enforcement agents, ensuring only 'fit and proper' individuals carry out enforcement actions.
How can I report concerns about a bailiff to the court?
Concerns about a bailiff’s conduct can be reported to the court listed in the Certificated Bailiff Register before the certificate hearing date.
What is UK Bailiffs’ approach to client requirements?
UK Bailiffs develops tailored enforcement plans based on client requirements, ensuring effective and customized solutions.
Does UK Bailiffs provide surveillance services?
Yes, UK Bailiffs offers surveillance as part of its private investigation services.
What is the role of sworn affidavits in process serving?
Sworn affidavits are provided by UK Bailiffs to confirm that legal documents have been served in compliance with legal requirements.
How does UK Bailiffs integrate with client management structures?
UK Bailiffs acts as an in-house commercial enforcement department, seamlessly integrating with clients’ management structures for discreet solutions.
What is the significance of the Enforcement Conduct Board accreditation?
The accreditation, held by UK Bailiffs since December 2024, signifies adherence to high standards of conduct and professionalism.
Can UK Bailiffs assist with bug sweeps?
Yes, UK Bailiffs offers bug sweeps as part of its private investigation services to detect surveillance devices.
What should I do if I encounter an error when contacting UK Bailiffs?
If an error occurs when contacting UK Bailiffs, try again later or call 0330 133 1818 for assistance.
What is the minimum amount of rent arrears required to initiate CRAR?
The rent arrears must be at least seven days’ worth of rent at the time the notice is served and at the time of enforcement.
Who can carry out the CRAR process on behalf of a landlord?
Only certificated enforcement agents, such as those employed by UK Bailiffs, can carry out the CRAR process, not the landlord themselves.
Can CRAR be used for residential or mixed-use properties?
No, CRAR applies only to purely commercial premises with a written lease; it cannot be used for residential or mixed-use properties.
What types of payments can be recovered under CRAR?
CRAR can only be used to recover principal rent, interest, and VAT, not other payments like service charges or insurance.
What is the notice period required before enforcing CRAR?
A landlord must provide a minimum of seven days’ notice of enforcement to the tenant before goods can be seized.
Can a landlord force entry to seize goods under CRAR?
No, enforcement agents can only enter through an open or unlocked door; forced entry is not permitted under CRAR.
What happens if a tenant pays the arrears during the CRAR notice period?
If the tenant pays the arrears in full, including any fees, before the notice period expires, the CRAR process is halted.
Can CRAR be used if the commercial lease has ended?
No, CRAR cannot be used if the lease has ended; it only applies to active commercial leases.
What is a Warrant of Control in the CRAR process?
A Warrant of Control is a form filled out by the landlord to authorize an enforcement agent to begin the CRAR process.
Can a court shorten the CRAR notice period?
Yes, a landlord can apply to the court to shorten the seven-day notice period if they believe the tenant may remove goods.
What is the compliance stage in the CRAR process?
The compliance stage involves sending a seven-day enforcement notice to the tenant, detailing the arrears and offering a chance to pay.
What happens during the enforcement stage of CRAR?
If the arrears remain unpaid after the notice period, an enforcement agent seizes the tenant’s goods on the commercial premises.
What is the disposal stage in CRAR?
In the disposal stage, the enforcement agent sells the seized goods at public auction to recover the rent arrears.
Can CRAR be used to recover service charges or insurance?
No, CRAR is limited to recovering rent, interest, and VAT; other debts require alternative recovery methods.
What legislation governs the CRAR process?
CRAR is governed by the Tribunals, Courts and Enforcement Act 2007 and the Taking Control of Goods Regulations 2013.
Can a sub-tenant be required to pay rent under CRAR?
Yes, landlords can require sub-tenants to pay rent directly to clear arrears, with a 14-day notice period.
Are there anti-avoidance provisions for CRAR?
Yes, anti-avoidance provisions prevent landlords from using alternative methods to bypass CRAR, which could be deemed void or criminal.
Can CRAR be used during insolvency proceedings?
CRAR may be restricted if the tenant is in insolvency proceedings, depending on the terms of the lease or deposit deed.
What happens to goods after a notice of enforcement is served?
Goods are bound to the property, meaning they cannot be sold or removed by the tenant until the arrears are paid.
Can a tenant apply for relief after CRAR enforcement?
Tenants may apply to a court for relief from forfeiture if the landlord re-enters the premises, potentially reinstating the lease if arrears are paid.
What is a commercial lease forfeiture?
Commercial lease forfeiture is a legal process where a landlord terminates a lease early due to a tenant's breach of lease terms, such as non-payment of rent or unauthorized alterations, often requiring a Section 146 notice for breaches other than rent.
What is a Section 146 notice under the Law of Property Act 1925?
A Section 146 notice is a formal notice served by a landlord to a tenant, specifying a breach of lease covenant (other than non-payment of rent), requiring remedy if possible, and demanding compensation, as per the Law of Property Act 1925.
When is a Section 146 notice required for forfeiture?
A Section 146 notice is required for breaches of lease covenants other than non-payment of rent, such as unauthorized subletting or property damage, before a landlord can proceed with forfeiture.
Can a landlord forfeit a lease without a forfeiture clause?
No, a landlord can only forfeit a lease if the lease contains an express forfeiture clause or proviso for re-entry, specifying the conditions for termination.
What must a Section 146 notice include?
A Section 146 notice must specify the breach, require the tenant to remedy it if possible, demand compensation, and allow a reasonable time for compliance.
How long is a 'reasonable time' to remedy a breach under Section 146?
A reasonable time varies by case but is typically weeks; case law suggests two days is insufficient, while five days may suffice for non-remediable breaches.
Can a tenant apply for relief from forfeiture?
Yes, a tenant can apply to the court for relief from forfeiture within six months, which may be granted if arrears are paid or breaches are remedied.
What happens if a landlord accepts rent after a breach?
Accepting rent after a breach may waive the landlord’s right to forfeit, as it suggests the lease is ongoing, unless the rent is 'parked' as unpaid.
What is the role of the Leasehold Property (Repairs) Act 1938 in forfeiture?
For leases of seven years or more with at least three years remaining, this Act requires a Section 146 notice for repair breaches and allows tenants to serve a counter-notice within 28 days, needing court consent for forfeiture.
Can a landlord forfeit a lease for tenant insolvency?
Yes, if the lease includes a forfeiture clause for insolvency, the landlord can forfeit, but a Section 146 notice may be required depending on the lease terms.
What are the risks of improper forfeiture?
Improper forfeiture, such as failing to serve a valid Section 146 notice or using force, can lead to claims for unlawful eviction or damages for trespass.
How does UK Bailiffs assist with Section 146 notices?
UK Bailiffs can draft and serve Section 146 notices, conduct peaceable re-entry, secure the property, and provide documentation for legal compliance.
What is the process for forfeiture by court proceedings?
If a tenant does not remedy the breach after a Section 146 notice, the landlord can apply to the County Court or High Court for a possession order to forfeit the lease.
Can a sub-tenant apply for relief from forfeiture?
Yes, a sub-tenant or mortgagee can apply for relief from forfeiture to protect their interest, potentially vesting the lease in their name under court conditions.
What laws govern commercial lease forfeiture?
Key laws include the Law of Property Act 1925, Protection from Eviction Act 1977, and, for rent-related issues, the Commercial Rent (Coronavirus) Act 2022.
Can a landlord claim damages after forfeiture?
Yes, after forfeiture, a landlord can pursue a separate claim for damages, such as unpaid rent or costs of repairing breaches, typically in the County Court.
What happens to tenant goods after forfeiture?
Goods left after forfeiture are covered by the Torts (Interference with Goods) Act 1977; the landlord, as an involuntary bailee, must not dispose of them without legal advice to avoid liability.
Can a landlord combine CRAR and forfeiture for unpaid rent?
Yes, a landlord can use CRAR to recover arrears and pursue forfeiture for lease breaches, but each process has distinct legal requirements and must be followed correctly.
What is the role of a certificated enforcement agent in CRAR?
A certificated enforcement agent, like those at UK Bailiffs, is authorized to seize and sell goods under CRAR, ensuring compliance with the Tribunals, Courts and Enforcement Act 2007.
Can a landlord re-enter a property under CRAR without forfeiture?
No, CRAR does not allow re-entry to terminate the lease; it only permits seizure of goods for rent arrears, while forfeiture is needed to end the lease.
What is the impact of the Commercial Rent (Coronavirus) Act 2022 on CRAR?
The Act restricts CRAR for rent arrears accrued during COVID-19 closures, requiring arbitration for protected periods, though UK Bailiffs can assist with eligible arrears.
How does UK Bailiffs ensure efficiency in CRAR enforcement?
UK Bailiffs conducts swift CRAR enforcement by assessing cases, serving notices, and seizing goods within legal timeframes, minimizing delays for landlords.
What is the role of a schedule of dilapidations in forfeiture?
A schedule of dilapidations, served with a Section 146 notice, details repair breaches, helping tenants understand and remedy issues to avoid forfeiture.
Can a landlord forfeit a lease for persistent late rent payments?
Yes, if the lease includes a forfeiture clause for late payments, a landlord can forfeit, but a Section 146 notice may be required for non-rent breaches.
How does UK Bailiffs handle lock changes after forfeiture?
UK Bailiffs secures properties after forfeiture by changing locks during peaceable re-entry, ensuring the landlord regains control legally and safely.
What is the difference between CRAR and distress for rent?
CRAR replaced the common law remedy of distress for rent in 2014, introducing stricter rules like mandatory notices and certificated agents, as used by UK Bailiffs.
Can a landlord recover legal fees under CRAR?
Yes, reasonable enforcement fees and costs can be recovered under CRAR, as outlined in the Taking Control of Goods (Fees) Regulations 2014, and UK Bailiffs includes these in the process.
