Landlord giving S21 notice

[nophone]

Our rent is due on the 1st of the month, i.e Saturday. If letting agents post S21 on Friday(31st) but we don't receive it until today (3rd) when does that mean we have to vacate the property? Should we have to receive it on or before rent day?

A S21 from the landlord has to give you 2 CLEAR months notice from the date you receive it.

If it was sent normal 1st class post Friday, then they cant expect it to arrive Saturday, a court would make a reasonable assumption that it arrived Monday. So you would have to leave 1 August.

If it did arrive Saturday I still think it's too late, but not 100% sure.

Is it 2 clear months from the date it was received or the date of the next rent due date?

the date of the next rent due date