Yelda Rashid — SRA-regulated solicitor
Property litigation: disputes assessed before they are fought
Boundaries, service charges, disrepair, possession, co-ownership. The first step is a review of the merits, at a fee agreed before it starts, including an honest answer about whether the outcome you want is worth what it will cost to get it. Many matters never need to go further than a letter.
How it works
We keep you updated in writing at every step.
Merits review
Your documents are read, the position is assessed and you get a written view with a recommended next step.
1–2 weeks
Letter before claim
The case and the evidence are set out formally to the other side, as the pre-action protocols require, with a deadline to respond.
Weeks 2–6
Negotiation or mediation
Responses are dealt with and settlement explored. The court expects parties to have tried to resolve matters before issuing.
1–3 months
Proceedings
Where it cannot be resolved, proceedings are issued and the matter is run to trial or settlement. Quoted stage by stage.
On quote
What’s included
- A written assessment of the merits of your position
- A realistic view of the cost and likely outcome of each route
- Advice on limitation and any deadline that is already running
- Advice on whether settlement or mediation is the better commercial answer
- A recommended next step, with the fee for it stated before you agree to it
Possession and rent arrears: for landlords
We act for landlords seeking possession of a property, including where the tenant is in rent arrears.
- The right notice and the right route depend on the type of tenancy and on the law in force when the notice is served.
- The Renters’ Rights Act 2025 changed the rules for private landlords in England. Government guidance says “no-fault” section 21 evictions ended on 1 May 2026, so a landlord now needs a ground for possession, such as rent arrears. Wales has its own system.
- A notice served on the wrong basis can mean starting again, so it is worth having it checked before you serve it.
Urgent? Call us on 07466 996852
FAQs
Will I have to go to court?
Probably not. The great majority of property disputes settle before a hearing, and the pre-action protocols are designed to make that happen. Court is the route you keep available in order to negotiate from a real position, not the route you plan for.
What happens if I lose?
The general rule in civil litigation in England and Wales is that the unsuccessful party pays the successful party’s costs as well as their own. That risk is part of the merits review from the outset, because it is usually the single largest number in the decision and it should be on the table before anything is issued.
Is there a time limit on bringing a claim?
Almost always, and it varies by the type of claim. Some deadlines are short and some are procedural rather than statutory — a tenancy deposit claim, a possession notice or a section 42 notice each run on their own clock. If anything about your matter is dated, say so and it will be checked first.
Ready when you are.
Answer a few questions. We'll email your quote, usually within one working day.
No retainer is created by this website or by sending an enquiry. Yelda acts for you only once a client care letter has been signed and returned.