To ask my tenant to get her son out of bed for a viewing?

[CeCeBloomer]

Background is - I let my old home out to a couple (both on tenancy) however they have now broken up and the guy has moved out and left his ex and her two children (not his) in the house. It now transpires that she had no idea how much the rent is, when it's due and certainly can't afford it. In the meantime - I had been considering selling the house for some time, had talked to the guy about it and he was fine with it.
Notice has been served and they are due out mid May.
I have spoken to the lady who is still in the house with her kids, explained the situation and she said she was happy for people to view the house. However, 3 viewings were booked last night and she wasn't there even though she had confirmed she would be and was happy to so all these couples had to go home without viewing.
This morning the estate agents call to say there is a viewing booked in for 11 but that the tennant had advised her son was still asleep so they couldn't see one of the bedrooms.
I rang her and asked her if she could wake him up so that they could view all the bedrooms. She agreed but seemed pretty reluctant.
I am really fed up - I am likely not to get any rent for the next 2 months and the house mortgage repayments already exceed the rent. I am on mat leave and not earning so could really do without it.

OP-make sure you still have the statutory annual gas safety checks carried out as not having them could adversely affect the S21 notice.

Bit baffled by all the people saying she doesn't have to let people in to view. I'm a tenant and it's specifically stated in my contract that should the tenancy come to an end, I'm obliged to allow viewing of the property providing I'm given at least 48hours notice for a mutually agreeable time.

This was the case for the previous 2 properties I lived in so it's pretty standard. How on earth would anyone sell or re-let their property otherwise?

callous yes that's correct, you don't have to let anyone in if you don't want to. That's statute law, which over rules contract (what your LL puts in your lease) every time. You are free to refuse viewings no matter what your lease says.

Your LL could put a clause in saying every Monday you must clean the toilet with a toothbrush. That doesn't mean you have to or it's enforceable!

If the tenant won't allow viewings then the LL will have to wait until the property is empty before marketing it.

As explained in earlier posts, this really is the most sensible option for all parties involved, especially when the property is being re sold.

Sorry that should have said "over rules contract LAW"

Big lol at "what if he couldn't get back to sleep?"

Thanks Lottie - the ' tenants have no rights, the guardian says so ' is quite laughable.

As you note, this tenant has paid the rent. But even if they don't, all landlord obligations are unaffected.

Yes it is laughable. I was on a thread recently talking about how much better off people are renting abroad. Not in my experience.

If she's letting you do viewings, then she's obviously a decent tenant. Why not try asking her when viewings would be convenient for her and her family? Her son is a shift worker, not just some lazy lie-a-bed, and surely you could arrange a time to come when he is at work or likely to be awake?