A peaceful return is a means of mutual aid that takes effect on the day of entry. There must be a definitive and unequivocal action by the owner to repossess the property, accompanied by the intention to lose the property. This is usually achieved by changing the locks to exclude the tenant. However, there are strict rules as to how and when a peaceful return can take place, which is why we would always recommend that an owner order certified bailiffs who have the experience of making a peaceful return instead of trying. The exercise of an expiry fee and the reintroduction into commercial premises demonstrate the unequivocal intention of a lessor to terminate the lease. An owner can re-enter a property in two ways: the owner waives the right to forfeiture only if he acts in a way that amounts to a clear recognition of the lease. The test is factual, so that if, in one case, a particular act could be reduced to a waiver in other circumstances, the same act could be treated differently. Today, the jurisdiction of the selected courts is mandatory both between the landlord and the tenant and for the tenant. There is no residual jurisdiction for debt relief in circumstances that are not covered by the various legal criteria: Billson v Residential Apartments Ltd  (CA, for other contrary reasons).
The statutory jurisdiction over collection exemption does not describe the conditions under which the discharge should be granted. However, the general position is that discharge should only be granted on conditions that would allow the lessor to find itself if the tenant had not committed the breakdown of the alliance on which the forfeiture was based: Egerton/Jones . This usually involves (but not always) paying the lessor`s reasonable costs on the basis of compensation: Patel Restaurants v K-J . There are two ways for an owner to lose a lease. The physical removal of property (often referred to as “return to peace”) and the deliverance and stretching of proceedings. A peaceful re-entry is often preferred by the owners, but it should be considered with caution. There are a number of possible pitfalls for an owner: Conversely, where there is a strong argument in favor of the loss of a rental contract and a tenant who may not have the appetite for a request for relief, the exercise of the right to peaceful reintroduction is much faster, cheaper and safer for an owner than obtaining the property in the regional court. The procedure for the tenant to obtain a “relief” from forfeiture works according to how the lease is cancelled. In general, however, the tenant has six months to apply to the court for the exemption from forfeiture (which, if granted, reintroduces the tenancy agreement and possible subletting). The court tends to grant discharge as much as possible: the tenant usually receives a discharge if the infringement has already been corrected or is conditional on the repair within a specified period of time. GA Solicitors regularly provides practical advice and strategies for landlords and tenants at all stages of the expiry process. With decades of experience, you can be sure that your business or investment is in the safest hands.