TRW & Co · Real Estate & Construction
Lease Extension and Leasehold Enfranchisement Solicitors in London
Lease extension solicitors in London help flat and house owners extend their leases, buy their freehold collectively or take over management, and help landlords respond. The Leasehold and Freehold Reform Act 2024 has already removed the two-year ownership rule, but 990-year terms and the abolition of marriage value still await regulations, so timing a claim now needs careful advice.
Key pointUntil the 2024 Act's valuation reforms are commenced, the old rules still set the premium, so the real decision is whether the saving from waiting outweighs the cost of the lease shortening further, especially once it falls below 80 years.
At a glance
Two-year rule gone
Since 31 January 2025 leaseholders no longer need two years of ownership before claiming a lease extension or freehold purchase, so new buyers can act immediately.
Current extension terms
Until the 2024 Act's reforms commence, statutory extensions add 90 years at a peppercorn rent for flats and 50 years for houses.
Eighty-year threshold
Under the current rules marriage value is payable where the lease has 80 years or less to run, which can sharply increase the premium.
Six-month tribunal deadline
If terms are disputed, the tribunal application must be made within six months of the landlord's counter-notice or the claim is treated as withdrawn.
Valuation rates consulted on
Government consultations on prescribed valuation rates and costs closed on 23 September 2026; commencement of marriage value abolition depends on the outcome.
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What lease extension solicitors in London do
Lease extension solicitors in London act for leaseholders and landlords on statutory and informal lease extensions, collective purchases of the freehold, freehold purchases of houses and the right to manage. These rights, known together as leasehold enfranchisement, let long leaseholders add years to a wasting lease or take control of their building, usually against a statutory premium set by valuation rules.
A lease is a wasting asset. As the remaining term falls, the flat becomes harder to sell and mortgage, and the cost of extending rises. The Leasehold and Freehold Reform Act 2024 will change how premiums are calculated and how long extensions last, but many of those changes still depend on regulations. Leaseholders deciding whether to act now or wait, and landlords deciding how to respond, need advice on both the current law and the reforms.
We act for individual flat owners, groups of leaseholders, resident management companies, investors who own freeholds, and buyers and sellers who need an extension to complete a transaction. We work closely with our residential conveyancing team where an extension is part of a sale or purchase.
The legal framework: the 1967 and 1993 Acts and the 2024 reforms
Enfranchisement rights in England and Wales are statutory, and the procedure is strict. A notice served in the wrong form, on the wrong person or without the right valuation evidence can be invalid, and some deadlines, if missed, end the claim.
Houses: the Leasehold Reform Act 1967
Leaseholders of houses on long leases can buy the freehold or take a lease extension under the Leasehold Reform Act 1967. Under the current rules the statutory extension for a house is 50 years. Many London houses converted into flats fall outside the 1967 Act and are dealt with under the 1993 Act instead.
Flats: the Leasehold Reform, Housing and Urban Development Act 1993
The Leasehold Reform, Housing and Urban Development Act 1993 gives qualifying flat owners two main rights. Chapter I allows a group of qualifying leaseholders to buy the freehold of their building collectively. Chapter II gives an individual leaseholder the right to a new lease, currently adding 90 years to the existing term at a peppercorn ground rent.
An individual claim starts with a notice under section 42. Section 42(5) requires the notice to give the landlord at least two months to serve a counter-notice. If terms are still disputed two months after the counter-notice, either side can apply to the First-tier Tribunal (Property Chamber), but under section 48 the application must be made within six months of the counter-notice or the claim is treated as withdrawn.
The Leasehold and Freehold Reform Act 2024
The Leasehold and Freehold Reform Act 2024 is being brought into force in stages. Leaseholders no longer need to have owned their lease for two years before claiming: that requirement was removed on 31 January 2025 by SI 2025/57. Right to manage reforms followed in March 2025.
The bigger changes are not yet in force. They include standard 990-year extensions for houses and flats, abolition of marriage value, valuation using rates prescribed by the government, and a general rule that each party bears its own non-litigation costs. The government consulted in 2026 on the valuation rates and on costs, with both consultations closing on 23 September 2026. Until commencement regulations are made, the existing valuation rules and term lengths still apply.
| Reform | Status | What it means today |
|---|---|---|
| Two-year ownership requirement removed | In force from 31 January 2025 | New owners can serve a notice immediately after buying |
| Right to manage changes | In force from March 2025 | Easier qualification and fewer cost risks for leaseholders claiming RTM |
| 990-year extensions | Not yet in force | Statutory extensions remain 90 years for flats and 50 years for houses |
| Marriage value abolished and prescribed rates | Not yet in force; rates consulted on in 2026 | Marriage value still payable where the lease has 80 years or less to run |
| Each side pays its own costs | Not yet in force; consulted on in 2026 | Leaseholders still pay the landlord's reasonable statutory costs |
Landlords challenged the valuation and costs reforms as a breach of property rights under the European Convention on Human Rights. In R (Arc Time Freehold Income Authorised Fund) v Secretary of State [2025] EWHC 2751 (Admin), the Divisional Court dismissed the claims on 24 October 2025. Further appeal proceedings have been reported, so the position should be checked before relying on it.
Separately, the government has published draft legislation proposing a cap on ground rents in existing leases. That is a proposal, not law, and it should not be assumed in a valuation today.
Act now or wait for the reforms?
This is the question lease extension solicitors in London are asked most often in 2026. There is no single answer: it depends on the lease length, the ground rent, and whether the leaseholder needs to sell or remortgage soon.
When acting now makes sense
If the lease has comfortably more than 80 years remaining and a low ground rent, the current premium may already be modest, and the leaseholder gains certainty and a longer term now. If a sale or remortgage is imminent, a lender or buyer may require an extension that cannot wait for reform. Serving a section 42 notice also fixes the valuation date at the date of the notice.
When waiting may be reasonable
Where the lease is already below 80 years, so that marriage value is payable, or where the ground rent is high, the reforms may reduce the premium once the prescribed rates are in force. The risk is uncertainty about timing and about the final rates, and further falls in the remaining term while waiting. A valuer's comparison of current and projected premiums is the starting point for the decision.
Informal or statutory extension?
Landlords sometimes offer informal extensions. These can be quicker but may include new or rising ground rents, shorter terms or onerous terms, and the leaseholder gives up the statutory protections and timetable. The statutory route gives a peppercorn rent and a tribunal-determined premium if no agreement is reached. Our article on the lease extension process compares the two in detail.
| Option | Who claims | Main benefit | Main drawback |
|---|---|---|---|
| Statutory lease extension (flat) | Individual qualifying leaseholder | Extra term at a peppercorn rent; tribunal backstop | Landlord's costs payable under current rules |
| Informal lease extension | Individual by agreement | Speed and flexibility | No statutory protection; terms may include ground rent |
| Collective enfranchisement | Group of qualifying flat owners | Control of the building and ability to grant long leases | Needs organisation, funding and a nominee purchaser company |
| Right to manage | RTM company of qualifying tenants | Management control without buying the freehold | No ownership; ongoing management responsibility |
| House freehold or extension | Qualifying house leaseholder | Freehold ownership or a longer lease | Different valuation rules under the 1967 Act |
The cost of a lease extension is set by valuation, but whether it succeeds is often decided by the validity of a notice and a calendar.
How a statutory lease extension works
The process below applies to an individual flat claim under the 1993 Act as currently in force, and it is the route lease extension solicitors in London use in most cases. Collective claims follow a similar structure with a different notice and more parties.
- Check eligibility and title. Confirm the lease is a long lease, identify the competent landlord and any intermediate landlords, and obtain office copies from HM Land Registry.
- Obtain a valuation. Instruct a specialist valuer to advise on the premium and the figure to propose in the notice. The proposal must be realistic, made in good faith and supported by advice.
- Serve the section 42 notice. Serve on the competent landlord and other relevant parties, giving at least two months for the counter-notice. The valuation date is fixed on service.
- Landlord's investigation and counter-notice. The landlord may ask for a deposit and evidence of title, inspect for valuation, and must serve a counter-notice admitting or disputing the claim by the date specified.
- Negotiate terms. Most claims settle on premium and lease terms through valuers and solicitors without a hearing.
- Apply to the tribunal if needed. If terms are not agreed, apply to the First-tier Tribunal no earlier than two months and no later than six months after the counter-notice.
- Complete the new lease. Agree the lease, obtain any lender consent, pay the premium and costs, complete and register the new lease at HM Land Registry.
If the landlord fails to serve a counter-notice on time, the leaseholder may be able to apply to the county court for a new lease on the terms of the notice. If the leaseholder misses the six-month tribunal deadline, the claim is treated as withdrawn and the leaseholder may have to wait before serving another notice. Diary every date the day the notice is served.
Documents and evidence
Lease extension solicitors in London need the following to prepare and run a claim efficiently:
- The lease and any deeds of variation, plus office copies of the leasehold and freehold titles, and any intermediate leasehold titles.
- Details of the landlord, managing agent and any company that owns the freehold, including addresses for service of notices.
- A valuation report from a surveyor experienced in enfranchisement, covering the premium and the proposal for the notice.
- Evidence of any improvements the leaseholder has made, which can affect the valuation.
- Mortgage details, because the lender may need to consent to the new lease and will have its charge registered against it.
- For collective claims: a participation agreement, details of each participating flat, funding arrangements and the nominee purchaser company's documents.
- For sellers: the purchaser's details and an agreed form of assignment if the benefit of the notice is to pass on completion.
Risks and common mistakes
Enfranchisement law punishes procedural errors. These are the most common problems that lease extension solicitors in London are asked to fix, usually after the event.
An invalid or unrealistic notice
The notice must contain the prescribed information and be served on the right parties. A proposed premium that is not made in good faith, or is unsupported by a valuation, risks being challenged as invalid. Where there are intermediate landlords or the freehold is held by a company with multiple addresses, identifying the competent landlord and serving every party correctly is critical. An invalid notice wastes costs and may prevent a new notice for a period, so it is worth getting the preparation right.
Missing statutory deadlines
The two-month and six-month windows under section 48 run from the counter-notice, not from the leaseholder's notice. If no application is made to the tribunal within six months, the notice is treated as withdrawn and the leaseholder may face a costs liability and a delay before serving again. Landlords face their own risk: a landlord who fails to serve a valid counter-notice on time can lose the right to dispute the premium. Both sides need a docketed timetable from day one.
Waiting too long for reform
Every year a lease shortens, and once it falls below 80 years marriage value becomes payable under the current rules. Waiting for the 2024 Act's valuation changes may save money, but the commencement date and final rates were not settled as at October 2026, and legal challenges by landlords may add uncertainty. Leaseholders who need to sell or remortgage cannot always wait. Take a valuation of both scenarios and make a decision based on numbers, not headlines.
Accepting an informal deal without reading the terms
Informal extensions can reintroduce a ground rent, set a review clause, shorten the term below what statute would give or add new covenants. Some buyers and lenders treat escalating ground rents as a risk, which can affect resale value. Before accepting an informal offer, compare it to the statutory alternative on premium, rent, term and costs, and check that the new lease will be acceptable to mortgage lenders.
Collective claims that fall apart
Collective enfranchisement needs enough qualifying leaseholders to participate, a clear agreement about funding and decision-making, and a company to take the freehold. Claims often stall when participants drop out, disagree about who pays for non-participating flats, or cannot fund the premium on time. A written participation agreement, a realistic budget and early valuation advice prevent most of these problems.
Advice for landlords and freehold investors
Freehold owners face their own decisions. They must respond to notices accurately and on time, decide whether to negotiate or contest the premium, and plan for the effect of the 2024 Act on the value of ground rent portfolios. Investors in freehold income have seen valuations change as reform has moved forward.
We advise landlords on counter-notices, valuation strategy, intermediate leases, management transfers on right to manage, and disputes that reach the tribunal. Where a dispute moves into the courts, our property litigation team takes it on, and where advocacy in the higher courts is required, we instruct specialist counsel.
Overseas leaseholders and freeholders
Many London flats are owned by leaseholders living in Bangladesh, the Gulf, Singapore or China, and many freeholds are held by overseas companies. Notices and counter-notices must be served at the correct address, and overseas owners can miss deadlines if correspondence goes to an old UK address or an agent who does not pass it on.
Overseas leaseholders can run a claim through a UK solicitor and, where needed, a properly executed power of attorney. Overseas corporate freeholders must keep their Register of Overseas Entities filings current, otherwise HM Land Registry may be unable to register the new lease or the freehold transfer. Scotland converted most ultra-long leases into ownership, and Northern Ireland has its own ground rent legislation, so this page covers England and Wales.
How TRW & Co's lease extension solicitors in London help
Our lease extension solicitors in London handle claims from first valuation to registration of the new lease. We work with independent specialist valuers and keep clients informed of reform developments that may affect their decision.
Lease extensions for flats
Statutory and informal extensions, section 42 notices, negotiation, tribunal applications and completion of the new lease, including where the claim must pass to a buyer.
Collective enfranchisement
Structuring the nominee purchaser, participation agreements, initial notices, negotiation with the freeholder and completion of the freehold purchase.
Houses and right to manage
Freehold purchases and extensions for houses under the 1967 Act, and right to manage claims for buildings where leaseholders want control without ownership.
Landlord advice
Counter-notices, premium strategy, intermediate landlord issues, missing landlord cases and portfolio advice on the 2024 Act reforms.
Related reading: our guide to the Leasehold and Freehold Reform Act and our building safety practice for buildings with fire safety defects. You can also explore all our practices.
Checklist for leaseholders and landlords
Before you serve or respond to a notice, check the following with your lease extension solicitors in London.
- How many years remain on the lease, and is it above or below 80?
- Is there a valuation comparing the premium now with the projected premium after reform?
- Have you identified the competent landlord and every party who must be served?
- Is a sale or remortgage coming up that needs the extension or the benefit of a notice?
- Have you diaried the counter-notice date and the two-month and six-month tribunal windows?
- For an informal offer, how does it compare with the statutory route on rent, term and costs?
- Does your lender need to consent to the new lease?
- If any party is overseas, are addresses for service and registrations up to date?
To discuss a claim, contact our London office at Holborn Gate, 330 High Holborn, London WC1V 7QH, or email info@trw.co.
Frequently asked questions
01Should I extend my lease now or wait for the 2024 Act reforms?
It depends on the numbers. If your lease has well over 80 years left and a low ground rent, the current premium may be modest and extending now gives certainty. If the lease is already below 80 years or the ground rent is high, the reforms may reduce the premium once the government prescribes valuation rates, but the timing and final rates were not settled as at October 2026. Ask a valuer to compare both scenarios, and factor in any planned sale or remortgage.
02How long does a statutory lease extension take?
The landlord must be given at least two months to serve a counter-notice. If the premium is agreed shortly afterwards, completion can follow within a few months. If it is not, a tribunal application can be made from two months after the counter-notice, and must be made within six months of it. Contested cases that go to a hearing take longer. Delays also arise where there are intermediate landlords, a missing landlord or a lender that is slow to consent.
03Can I extend my lease if I have just bought the flat?
Yes. Since 31 January 2025 the two-year ownership requirement has been abolished, so a qualifying leaseholder can serve a notice as soon as they are registered as owner. Alternatively, a seller can serve the notice before completion and assign the benefit to the buyer, which preserves the valuation date fixed by that notice. Lease extension solicitors in London often coordinate this with the conveyancing so that the claim continues seamlessly after completion.
04Who pays the landlord's legal and valuation costs?
Under the current law, a leaseholder making a statutory claim must pay the landlord's reasonable legal and valuation costs of dealing with the claim, but not the landlord's costs of a tribunal hearing. The 2024 Act will change this so that each side generally pays its own costs, with limited exceptions, but that reform had not been brought into force as at October 2026 and was the subject of a government consultation that closed in September 2026.
05What is marriage value?
Marriage value is the increase in the combined value of the landlord's and leaseholder's interests when a lease is extended. Under the current rules, where the lease has 80 years or less to run, the leaseholder must pay half of it as part of the premium, which is why premiums rise sharply below 80 years. The 2024 Act will abolish marriage value once regulations bring the new valuation method into force, a change the High Court upheld against a human rights challenge in 2025.
06What is collective enfranchisement?
It is the right of qualifying flat owners in a building to buy the freehold together, normally through a company that becomes the new landlord. Once they own the freehold, the participating leaseholders can grant themselves long leases at a peppercorn rent and control management. The claim requires a sufficient proportion of qualifying leaseholders to take part, a written participation agreement, valuation advice and funding for the premium and costs.
07Do these rights apply in Scotland and Northern Ireland?
No. The Leasehold Reform Act 1967 and the 1993 Act apply in England and Wales. Scotland converted most ultra-long residential leases into outright ownership, so the issue rarely arises there. Northern Ireland has its own legislation on ground rents and leasehold. Wales shares the English legislation but uses its own tribunal. Owners with property in more than one part of the UK should take jurisdiction-specific advice.
Sources and official materials
- Leasehold Reform, Housing and Urban Development Act 1993 — Lease extensions and collective enfranchisement for flats
- Leasehold Reform Act 1967 — Freehold purchase and extensions for houses
- Leasehold and Freehold Reform Act 2024 — Reforms to terms, valuation and costs, commenced in stages
- SI 2025/57 — Removed the two-year ownership requirement from 31 January 2025
- Leasehold enfranchisement valuation rates: consultation — Government consultation on prescribed rates
- Arc Time v Secretary of State: judgment summary — High Court dismissal of landlords' challenge to the 2024 Act
- First-tier Tribunal (Property Chamber) — Tribunal for disputed enfranchisement terms
- Leasehold property: extending or ending a lease — Government overview for leaseholders
General information only, current as at 21 October 2026. It is not legal advice and does not create a solicitor–client relationship. It reflects the law of England and Wales unless stated otherwise; Scotland and Northern Ireland have separate legal systems, and the law changes frequently. Check current official sources and take advice on the facts of your matter.