Lease Renewal Solicitors
If you are a flat leaseholder looking to extend your lease, our solicitors, with over 20 years of experience in residential lease extension in England and Wales, can help.
Last reviewed: August 2026
This page concerns the extension of long residential leases of flats, a statutory right governed primarily by the Leasehold Reform, Housing and Urban Development Act 1993. It does not deal with the renewal of commercial or business tenancies, which is governed by the Landlord and Tenant Act 1954 and is a separate matter.
A long residential lease is one granted for a term exceeding 21 years. As a flat leaseholder’s lease shortens, the property loses value, becomes harder to mortgage, and eventually may be unmortgageable. Under the 1993 Act, a qualifying leaseholder has the right to extend the lease by 90 years on top of the unexpired term, at a peppercorn ground rent, on payment of a premium to the freeholder calculated by the statutory formula. The Leasehold and Freehold Reform Act 2024 has introduced further reforms: the two-year ownership qualifying period was abolished from 31st January 2025, and the standard extension term is to be increased to 990 years once the relevant valuation provisions come into force. As of June 2026, not all valuation changes under the 2024 Act are in force; we advise on what is settled law and what is still being brought in.
At Law Lane Solicitors, we act for leaseholders and freeholders in lease extension matters from our offices in Stratford, High Holborn, and Croydon. We were founded in 2015, hold a Lexcel accreditation from the Law Society of England and Wales, and are regulated by the Solicitors Regulation Authority. Our reviews show a 4.95 rating from over 1,200 reviews.
What does our residential lease extension service cover?
Lease extension under the 1993 Act requires careful attention to qualifying criteria, procedural requirements, and valuation. Our team advises and acts on:
- Qualifying leaseholder eligibility under the Leasehold Reform, Housing and Urban Development Act 1993, including the long-lease requirement and, since 31st January 2025, the removal of the two-year ownership condition under the Leasehold and Freehold Reform Act 2024.
- The statutory notice of claim, including the information that must be included, the consequences of a defective notice, and the timetable for the freeholder’s counter-notice.
- Counter-notice advice for freeholders, including the grounds on which a counter-notice may challenge the claim and the procedure for disputes.
- Premium calculation and negotiation, working with specialist enfranchisement surveyors to value the lease extension and negotiate the premium with the freeholder.
- Reference to the First-tier Tribunal (Property Chamber) for determination of the premium where parties cannot agree.
- The 90-year extension and the peppercorn rent position under current law, and advice on the expected 990-year extension term under the 2024 Act once those provisions come into force.
- Marriage value, where applicable to leases with fewer than 80 years unexpired under the current valuation framework, and advice on the proposed changes under the 2024 Act as further provisions take effect.
- Voluntary lease extension, where a freeholder agrees to extend outside the statutory framework, including advice on the terms, the premium, and the risks compared with the statutory route.
- New lease drafting and registration at HM Land Registry following completion of the extension.
Why choose Law Lane for residential lease extension?
A lease extension is one of the most financially significant steps most flat owners take. The premium payable to the freeholder is often tens of thousands of pounds, and an inaccurate valuation in either direction costs real money. The legal process also has prescribed timescales: a notice of claim that is invalid cannot simply be reissued immediately, and a freeholder who serves a counter-notice creates deadlines within which the leaseholder must respond or lose rights.
We work with specialist enfranchisement surveyors from the outset of each instruction. The legal and valuation work proceed in parallel: our solicitors manage the procedural requirements and the drafting of the new lease, while the surveyor handles the premium calculation and negotiations. This coordinated approach prevents procedural failures and keeps the matter on track.
Leaseholders who discovered they could not act under the old rules because they had owned their flat for under two years can now exercise the right immediately. This is a direct result of the Leasehold and Freehold Reform Act 2024, and it means a larger group of leaseholders are now able to begin the extension process. We advise at the first consultation on the qualifying criteria and on the financial case for extending the lease sooner rather than later.
Get in touch
Our leasehold team advises flat leaseholders on residential lease extensions. Acting sooner, before the lease falls below key thresholds, can save significant money.
Phone: 020 7870 4870 or email: info@lawlanesolicitors.co.uk
Law Lane Solicitors is proud to be accredited under The Law Society’s Immigration and Asylum Accreditation.
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Frequently Asked Questions – Lease renewal
What right does a leaseholder have to extend a residential lease?
A qualifying leaseholder of a flat has the statutory right to extend the lease by 90 years on top of the current unexpired term, with ground rent reduced to a peppercorn, on payment of a premium to the freeholder. The right is conferred by the Leasehold Reform, Housing and Urban Development Act 1993. The Leasehold and Freehold Reform Act 2024 will increase the standard extension term to 990 years once the relevant provisions come into force; as of June 2026, the 90-year extension applies.
Do I need to have owned my flat for two years?
No. The two-year ownership qualifying period was abolished by the Leasehold and Freehold Reform Act 2024 from 31st January 2025. Leaseholders can now serve a notice of claim for a lease extension from the date they acquire the lease.
When should I start thinking about extending my lease?
The shorter the unexpired term, the more expensive the extension premium becomes. Under the law in force as of June 2026, once the lease drops below 80 years, marriage value becomes payable, which can add substantially to the cost. The Leasehold and Freehold Reform Act 2024 provides for the abolition of marriage value, but that change is not yet in force, so leaseholders are still well advised to extend before the lease falls to 80 years where possible. Under the current 1993 Act framework, the extension provides 90 years added to the unexpired term; extending from, say, 85 years remaining gives a new term of 175 years.
What is the difference between a statutory and a voluntary lease extension?
A statutory extension is obtained through the formal notice procedure under the Leasehold Reform, Housing and Urban Development Act 1993, which gives the leaseholder the right to a 90-year extension at peppercorn ground rent at a premium set by the statutory formula. A voluntary extension is agreed directly between the leaseholder and the freeholder, outside the statutory framework, on whatever terms they negotiate. A voluntary extension may complete faster, but the terms may not be as favourable as the statutory entitlement and the leaseholder has no guaranteed right to proceed if the freeholder changes their mind.
How is the lease extension premium calculated?
The premium is calculated by reference to the ground rent currently payable, the unexpired term, the value of the flat, and, where the lease has fewer than 80 years left, marriage value. The calculation requires a specialist surveyor. We work with enfranchisement surveyors to produce a valuation and negotiate with the freeholder’s surveyor. Where the parties cannot agree, either can refer the dispute to the First-tier Tribunal (Property Chamber) for determination.
What is marriage value and does it apply to my lease?
Marriage value represents the additional value created when the leasehold and freehold interests are merged, which is shared equally between the leaseholder and the freeholder on a statutory extension. Under the current framework, it applies only where the unexpired term of the lease is below 80 years. The Leasehold and Freehold Reform Act 2024 includes provisions to abolish marriage value, but those provisions are not yet in force as of June 2026. We advise on the current position and keep clients informed as further provisions take effect.
Can the freeholder refuse a statutory lease extension?
A freeholder cannot simply refuse a valid statutory claim for a lease extension. The freeholder must serve a counter-notice within two months of receiving the leaseholder’s notice. If the counter-notice does not accept the right to extend, the leaseholder can apply to the court to have the right established. Refusal to accept a valid claim exposes the freeholder to the risk of the court making a vesting order on terms set by the tribunal.
How much does an initial consultation cost?
We offer a fixed-fee initial consultation for residential lease extension matters. At that meeting we assess the lease, advise on qualifying criteria, explain the procedure and timetable, and give a clear view of the costs involved, including an indication of the likely range of the premium. Please get in touch to arrange a time.
Housing Law Team
Sikandar Ali Jatoi
Director, Solicitor AdvocateView Profile | ContactBook Appointment
Basit Jatoi
ParalegalView Profile | ContactBook Appointment
Khadija Faisal
Legal AssistantView Profile | ContactBook Appointment
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