UK Bailiff Services in Scotland
UK Bailiff Services Ltd supports landlords, letting agents and solicitors throughout Scotland with lawful notice serving, occupier communication and enforcement coordination. We operate with full compliance under Scottish law and work closely with our Sheriff Officer partners to facilitate formal actions whenever statutory powers are required.
Contact Our Scottish TeamDocument and Notice Serving Across Scotland
We provide nationwide document and notice service across Scotland. Our agents deliver court papers, statutory demands, irritancy notices and trespass warnings quickly and discreetly. Every serve is backed by a Certificate of Service or Execution issued through our Sheriff Officer partners, giving you reliable proof for court.
- Service of Scottish and cross-border court documents.
- Statutory demands and formal demand letters.
- Irritancy and lease termination notices.
- Time-stamped, signed proof of service for your file.
Notices of Irritancy and Lease Termination
For commercial landlords, we assist with Notices of Irritancy under the Law Reform (Miscellaneous Provisions) (Scotland) Act 1985. We work with Scottish solicitors to ensure the notice is correctly drafted, then arrange for service and certification through Sheriff Officers.
- Pre-instruction review of lease and breach.
- Preparation of irritancy or termination notice.
- Service via Sheriff Officer for full procedural compliance.
- Clear timelines and updates for landlords and solicitors.
Trespass and Traveller Notice Delivery
When land is occupied without permission, we serve Notices to Vacate and Trespass Warnings on those in occupation. These notices set out the landowner’s position and give an opportunity for voluntary departure before court action is pursued.
- Non-confrontational on-site engagement with occupiers.
- Clear written notices explaining the consequences of non-compliance.
- Evidence gathering – notes, dates and photographs where appropriate.
- Where ejection is needed, we liaise with Sheriff Officers to arrange court-led removal.
Residential Requests to Leave
We assist landlords with serving Request to Leave notices under the Private Housing (Tenancies) (Scotland) Act 2016. Our role is to ensure the notice is delivered correctly, documented, and followed up in a professional, non-confrontational manner.
- Personal service on tenants with clear explanation of the notice.
- Accurate recording of dates and times for court use.
- Referral to solicitors for any required court applications.
- Coordination with Sheriff Officers once a decree for removal is granted.
Tracing, Occupier Checks and Enforcement Liaison
Our investigations team conducts tracing and occupier verification throughout Scotland, supplying landlords and solicitors with accurate property intelligence. Where formal enforcement is needed, we liaise directly with Sheriff Officers so that everything requiring statutory authority is carried out by the correct officers of the court.
- Occupier and tenant identification at any given address.
- Tracing of absconded tenants and directors.
- Pre-legal reports to support decisions on action.
- End-to-end coordination with Sheriff Officers and solicitors.
One Point of Contact for Scottish Landlords
UK Bailiff Services coordinates every stage of the process – from first notice through to court-led enforcement by Sheriff Officers. If a task cannot lawfully be carried out by us directly, we manage it through our established Scottish contacts.
Speak to Our Scottish TeamFrequently Asked Questions – Scotland
Can you directly evict people in Scotland?
No. Physical evictions and enforcement of decrees are carried out by Sheriff Officers. We handle notices, communication and coordination.
What can you do for a landlord with trespassers on their land?
We can attend, serve Trespass or Notice to Vacate letters, and gather evidence. If the occupiers will not leave, we liaise with solicitors and Sheriff Officers for court-led ejection.
Are Notices of Irritancy the same as forfeiture?
They are the Scottish equivalent. Irritancy is the process by which a commercial lease is terminated for breach. We help prepare and serve these notices.
Can you serve English court papers on someone living in Scotland?
Yes. We regularly serve English and Welsh proceedings on Scottish-based defendants and issue certificates that English courts accept as proof of service.
Do you use force when dealing with occupiers?
No. Our work is focused on lawful notice, dialogue and coordination. Any physical enforcement is carried out by Sheriff Officers under court authority.
What proof of service will I receive?
You will receive a signed Certificate of Service or Execution with full details of date, time, location and serving agent.
Do you help with residential evictions?
Yes. We serve Requests to Leave and then hand over to solicitors and Sheriff Officers to obtain and enforce any decree for removal.
Can private landlords instruct you directly?
Yes. We accept instructions from private landlords, agents, housing providers and law firms throughout Sc
