N161 Court Form
Can I appeal a judge’s decision? Yes. If you are not satisfied with the result of a hearing, you can appeal it.
In order to lodge this appeal with the court, you must submit an N161 form (or “appellant’s notice”). However, this is a very complicated process and should not be relied upon as a form of defence.
How can we help? Request a callback
N161 Form Appeal Process
Possession Hearing
If you lose your possession hearing, the court bailiff will schedule an eviction date and time. That is when the locksmith will be around to change your locks and hand the keys over to an estate agent.
Contact us immediately. We will use the N161 form to try and overturn this decision.
Filling Out the N161 Form
The N161 appeal form that you submit must be detailed, accurate, and based on points of law. You will need to provide basic information, such as your contact details, the names of all parties involved, and the claim/case number you are appealing against. Most importantly, you need to set out your grounds of appeal and arguments in support.
Use expert help to fill out the form correctly to give yourself a chance of successfully appealing the decision.
Results of the Appeal
If your appeal is upheld, the original order will be overturned by a Circuit Judge in the County Court. This typically happens when the District Judge (who made the original decision) either misapplied the law or made an error. Your appeal could also result in a new hearing. As we understand the legal mechanics of this process, we know exactly how to frame the appeal to give you the best chance at success.
Grounds for Appeal
Appealing a decision relies entirely on building a legal defence in your first hearing. Get help from experts for the first hearing to increase your chances of appeal with the N161 form.
If you have defended your repossession correctly at the first hearing, there is definitely a chance that your appeal will be successful. If you did not, it is very unlikely.
When you appeal a District Judge’s decision, it is typically heard by a Circuit Judge. Even if the Circuit Judge feels that they would have made a different decision themselves, they have to determine whether the District Judge was legally wrong to reach the decision they did.
This is because the appeals court will not typically interfere with a judge’s use of discretion. The District Judge would have had to be wrong on a point of law for the Circuit Judge to be able to overrule their decision.
If the District Judge refused to stop the eviction, there are no legal grounds to make an appeal simply because you do not like the decision. However, if you presented a legally structured defence and the District Judge ignored it, then you may have grounds for appeal.
Find out more information about the N244 process by clicking on one of the links below:
How to Stop Repossession
1. Don’t take emergency finance
Other companies may have misled you into believing that a bridging loan or short-term finance is your best or even only choice. That’s not true. The temporary relief will be short-lived when you are facing repossession for a much higher sum.
2. Don’t accept a quick sale
In desperate situations, you may be tempted to accept a below-market-value “instant cash” offer on your home. Avoid quick sale companies at all costs—they profit from your misfortune. We can provide better options.
3. Get us to help
We can help you navigate through your options. We will force your lender to give you time to make a decision that suits you. Our first step is to assess affordability for you to keep the property long-term. If this is not an option, then we will ensure you speak to regulated finance professionals or have time to sell your property on the open market.
How We’ve Helped Other Homeowners
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I cannot recommend David Harrison highly enough. He was very professional and knowledgeable throughout the whole process. From the first phone call they were an absolute super star.
Martha Ngara
October 27, 2025Very helpful advice given my term has expired but was given very good advice about my options & time frame
Ian Dunn
September 18, 2025What A Great Gentleman Richard is, absolutely Professional for the work he does. I was googling N244 at 1am in the morning as I was potentially looking at Repossession &... read more
Ajeel Safir
September 11, 2025I was in a low / dark place 18 months ago following some difficult personal circumstances. There were too many spinning plates and struggled to regain control, and faced certain... read more
Andrew Kiely
August 13, 2025 -
Richard was very easy to talk to, it was so reassuring that there are ways to help and he put my mind at rest, looking forward to taking to... read more
David Arnold
August 6, 2025What can I say about HMS,saved me from my property being repossessed on the last minute with the honest advice from Richard very much appreciated these guys are amazing.i called... read more
Gamming Channel
July 30, 2025Exceptional Support During a Difficult Time Homeowner Management Services went above and beyond when I was facing a very stressful situation with an inconsiderate lender trying to take possession of my... read more
Mjr David
July 28, 2025Ben was very understanding and helpful..I would highly recommend this company
Martin Garvey
June 5, 2025 -
Great understanding & very helpful advice on my pending repossession order. Many thanks...
Pam Benton
May 29, 2025Having problems with a possession hearing! Richard was amazing and incredibly helpful and supportive, he even took the time to offer free advice in writing to help me on the... read more
Jonny Worthy
May 28, 2025Ben was amazing and always available at any time of the day. Helped within a few days
Adam Ahmed
May 1, 2025HMS are brilliant.I have used this company a couple of times now and they cannot do enough for you.Richard,ben and david are an incredible team so much knowledge and confidence... read more
Jc S
May 1, 2025 -
I would highly recommend Richard and the term at Homeowner Management Services. They provided invaluable support and advice when I contacted them about my mortgage coming to the end of term. My... read more
Ann Mullins
April 30, 2025We had been given a repossession hearing by the bank which was scary. This would eventually lead to eviction even though we were not behind with our payments. Richard's advice... read more
Dave Wilcock
April 24, 2025Excellent, friendly, professional advice given
Stuart Kelf
April 14, 2025I spoke with Richard today. He not only put me at ease with my situation, but provided me with the next steps for me to take to get a better... read more
Jayne Forsyth
April 14, 2025 -
Excellent advice from David, very helpful, friendly and informative. Helped us with sound advice of how to deal with upcoming eviction or repossession orders. Feel a lot less burdened now. Keep up the... read more
Sam Kamal
April 2, 2025In May 2024 Landmark had started repossession due to the mortgage term expiring. I was totally expecting my house to be repossessed but then I spoke to Richard and the... read more
paula burns
March 19, 20252nd to none service from Richard and team. Swift response with excellent advice & support. Warmest regards. Lee D.
Lee Duke
February 26, 20252nd to none service from Richard and team. Swift response with excellent advice & support. Warmest regards. Lee D.
Lee Duke
February 19, 2025 -
Homeowner Management Services care! I was facing eviction from my home and Richard gave me excellent advice. He provided a legal argument to my case and when the Judge... read more
Rosemary Ebun
February 19, 2025It's been a one year and nine months since I deal with Richard and David they are amazing they keep looking after me what ever my situation but now it's... read more
Maria Cardoso
January 19, 2025the team at HMS what can i say a massive thank you to the team they not only helped me once but twice with repossession orders we owe them... read more
dale williamson
January 19, 2025Just let Richard know,I press one star thinking u pressed all stars, unfortunately it went off and put one star up and did write in my review that it... read more
Jane Hayward
November 19, 2024
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