UK Landlord Forum / Life

Hi,  Hoping for some advice please, I've made a right mess of this landlord thing...

New landlord, want to look after my tenants, but far too soft.  So to cut a long story short, my first tenant I took with no deposit, and a benefits claimaint.  The rent and benefit took a long time to sort out for one reason or another, it got close to having to evict, but I was patient and let it run and eventually it sorted itself out.  All good so far.

The tenancy has passed 6 months and is now the rolling kind, it's nearly 12 months now actually.  I have been trying to do an inspection for a few weeks, but have let myself be fobbed off a couple of times, until eventually, she has given me 1 months notice due to 'personal circumstances'.  Not a problem, happy to move on and get it right next time.  Still no inspection done however.

Anyway, that month has elapsed and she has not handed over yet, asked for a little more time to get things sorted and out.  I said yes, not a problem, it can roll till your ready.  However, having gone round for a visual reccy (never anybody at home), I'm not happy, and am wondering if the place has been abandoned.  It's a long way off being tidy and acceptable, and I shudder to think what I'll find when I go in, which I will tomorrow, I have put a 24 hr notice form through the door tonight.

She rarely replies to calls or messages, although she has been doing sporadically up to now.  I've been nice as pie with her, and she's been fine in return, but I am increasingly sure she's played me, and I just want her gone now and to start again.  I've no desire to rant and rave at her, it's my fault and I will take that on the chin.

Given that there is no deposit involved, and her notice period is over, it's just a gentlemans agreement so to speak, can I just take possession, notify utilities and council and start work on the house?  Can I get rid of anything she has left?  I don't know the legalities of this... to make things worse, the insurance is due for renewal at the end of this week.  I did get landlords insurance, but not sure what that will cover, if anything.

I WILL learn from this for sure, but in the meantime, any advice or guidance would be appreciated.

Many thanks in advance.
J