If you do one thing today
Talk to your lender, and get free debt advice. Contact your lender as soon as you know you can't pay, ideally before you miss a payment. Then speak to a free debt advice service below. They can check your budget, talk to your lender for you, and tell you what options you have.
You never need to pay for debt advice. Be wary of any firm that charges you to "stop repossession".
UK Debt Watch is not a debt advice service and is not connected to any of these organisations. We link to them because they are free and impartial.
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Missed payment: arrears start to build
Once you miss a payment you are "in arrears". Your lender will contact you, usually by letter and phone, and may add charges. Arrears grow quickly, so the earlier you act, the more options you are likely to have.
Open every letter and reply. Keep a record of every call and what was agreed.
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Your lender must try to help first
Lenders regulated by the Financial Conduct Authority must treat you fairly, consider your circumstances and treat repossession as a last resort. Before going to court they must follow the pre-action protocol for mortgage arrears, which means giving you information about the arrears and genuinely considering any reasonable proposal you make.
Most large lenders have also signed the Mortgage Charter. Under it, they agree not to start repossession within 12 months of your first missed payment without your consent, except in exceptional circumstances. Ask your lender whether it has signed up.
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Court process: a possession claim
If you can't agree a way forward, your lender can apply to the county court for a possession order. You'll be sent the claim, a defence form and a hearing date. Fill in and return the defence form. It is your chance to explain your situation and what you can afford.
Go to the hearing. Free legal advice, and often someone to speak for you in court, is available through the Housing Loss Prevention Advice Service. It is not means-tested, and you can get help as soon as you receive the court papers.
At the hearing, the judge can:
- Adjourn the case, for example to give you time to sort things out;
- Make a suspended possession order, so you can stay as long as you keep to a payment plan the court sets; or
- Make an outright possession order, which gives a date to leave the property.
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Eviction: the last stage
If an outright order isn't followed, or a suspended order is broken, the lender can ask the court for a warrant so that bailiffs can carry out an eviction. You'll be sent a notice with the eviction date. Even at this stage you can apply to the court to suspend the eviction if your circumstances have changed. Get advice straight away.
Options you may have before the property is lost
What's available depends on your lender and your situation, and a free debt adviser can help you work out which fits. Common options include:
- An arrangement to pay the arrears. You pay your normal monthly payment plus an agreed amount towards what you owe.
- Changing your mortgage for a while. Your lender may agree to extend the mortgage term, or switch you to interest-only temporarily, to lower your monthly payments. Under the Mortgage Charter, many lenders allow a switch to interest-only for six months, or a term extension, without a new affordability check.
- Re-mortgaging or switching deal. A cheaper deal may bring your payments down, though this is harder once you are in arrears.
- Help from the government. If you get Universal Credit, Pension Credit or income-related Employment and Support Allowance, you may be able to get a Support for Mortgage Interest loan. It pays interest on part of your mortgage directly to your lender. It is a loan, repaid with interest when you sell or transfer your home.
- Selling your home yourself. If keeping the home isn't realistic, selling it yourself usually gets a better price and costs less than a repossession sale. Tell your lender, as it may give you time to sell.
Be careful with "we buy any house" and sale-and-rent-back offers. Some firms target people in arrears with fast, below-value offers. Get free advice before signing anything.
Scotland and Northern Ireland
The court process is different in Scotland and Northern Ireland, though the same advice applies: talk to your lender early and get free advice. In Scotland, see Shelter Scotland. In Northern Ireland, see Advice NI.
Questions
How many missed payments before repossession?
There's no fixed number. Lenders must try to agree a solution before going to court and treat repossession as a last resort. Lenders that have signed the Mortgage Charter agree not to start repossession within 12 months of the first missed payment without your consent, except in exceptional circumstances. After that, a court still has to make an order before you can be evicted.
Can I stop a repossession once court action has started?
Often, yes. The court can adjourn the case or make a suspended order if you can show a realistic plan to pay. Return the defence form, go to the hearing, and get free legal advice through the Housing Loss Prevention Advice Service. You can also apply to suspend an eviction if things change.
Will I still owe money after a repossession?
You might. If the sale doesn't cover the mortgage, arrears and costs, the shortfall is still a debt you owe. Selling your home yourself usually gets a better price, which is one reason to get advice early.
Do I have to pay for debt advice?
No. MoneyHelper, StepChange, National Debtline, Citizens Advice and Shelter are all free. Be cautious of anyone charging a fee to deal with your lender for you.
This page is general information about the process in England and Wales, not financial or legal advice. Every situation is different, so speak to your lender and a free, regulated debt adviser about yours. UK Debt Watch is not a debt advice service. Last reviewed September 2026.