What happens when a lease expires and how do you extend it?
Key takeaways
In the UK, ‘leasehold’ refers to owning the right to occupy a property for a specific period, while the land remains owned by the freeholder. This arrangement often applies to flats and some houses, with the leaseholder having to pay service charges and ground rent.
Typical initial lease length is around 99 to 125 years, but can be longer. Strongly consider extending the lease when it approaches 80 years.
When a leasehold expires, ownership and occupancy rights revert to the freeholder, though leaseholders might negotiate extensions or purchase the freehold.
Buying a property with a short lease can affect its value and mortgage availability, so consider your long-term plans and consult professionals.
Leasehold reforms are being introduced, but many of the major changes under the Leasehold and Freehold Reform Act 2024 are not yet in force. The government is working on further legislation and consulting on the valuation rates that will be used.
What is a leasehold?
A leasehold is a form of property ownership where you hold the right to live in and use a property for a specified period, known as the lease term.
The leasehold system is common for flats, apartments and some houses in the UK. It contrasts with freehold ownership, where the owner holds both the property and the land it sits on indefinitely.
Leasehold ownership grants the leaseholder the right to use the property according to the terms outlined in the lease agreement and typically includes paying ground rent and service charges.
How long are leaseholds in the UK?
A typical initial lease length is 99, 125, or even 999 years. The length of the lease naturally decreases over time, reducing the property's value and marketability, but leaseholders usually have the legal right to extend their lease at a cost.
It’s important to consider your options as the lease approaches 80 years, as the cost of extending it can increase significantly under the current valuation rules.
How do you find out how long is left on your leasehold?
You can review your lease agreement to find out how long is left on your leasehold. The agreement should state the original lease term and when it is due to expire.
If you can’t find it in your purchase documents, you can also request this information from the Land Registry, where records of leasehold properties are maintained.
A third option is to contact the freeholder or managing agent responsible for the property, as they should have records of the lease term and remaining duration.
Seeking professional advice from a solicitor or surveyor can also help clarify lease details and rights associated with lease extension.
Should I buy a property with a short lease?
Deciding whether to buy a property with a short lease depends on various factors.
Short leases, typically considered to be those with less than 80 years remaining, can decrease a property's value, affect the range of mortgages available to you and lead to higher costs for extending the lease.
However, they may offer the chance to negotiate and potentially reduce the purchase price.
Before proceeding, consider your long-term plans, how willing you are to invest in a lease extension and how much additional finance you have available to cover the costs.
Consulting legal and property professionals about the lease, potential risks and the feasibility and likely cost of an extension can help you make an informed decision.
The two-year ownership requirement for statutory lease extensions was removed in January 2025. This means qualifying leaseholders no longer have to own their property for two years before starting a statutory lease extension claim.
What happens when a lease expires?
Loss of property ownership
While most leases don’t actually reach expiry, if it were to happen ‘ownership’ (the leaseholder’s interest in the property) returns to the freeholder entirely. The leaseholder no longer holds any rights or interest in the property.
End of occupancy rights
As the lease term finishes, the leaseholder loses the right to occupy the property legally. The freeholder can begin the legal process to evict them.
Compensation
In some cases, the leaseholder may be entitled to compensation for improvements made to the property during the lease term. However, this is subject to negotiation and legal considerations.
Potential renewal or purchase
Leaseholders may have the option to negotiate a lease renewal or purchase the freehold interest, depending on the applicable leasehold legislation and agreements in place.
What is a lease extension?
A lease extension refers to the process by which a leaseholder increases the lease term of their leasehold property.
This can provide greater security and may help protect the property's value and your ability to get a mortgage on it.
Leaseholders may be able to extend their lease through a formal statutory process or negotiate an informal extension directly with the freeholder.
The terms and costs can differ between the two routes, so professional advice can be useful before deciding which option to take.
How can you extend your leasehold?
You can extend your leasehold by choosing the formal or less formal route. They work in slightly different ways:
Statutory lease extension (formal route)
Under the Leasehold Reform, Housing and Urban Development Act 1993, leaseholders have a legal right to extend their lease by an additional 90 years and reduce the ground rent to zero.
This process involves serving a formal notice to the freeholder, starting negotiations, and potentially seeking resolution through tribunal if terms cannot be agreed.
Negotiated lease extension (informal route)
This is where leaseholders negotiate directly with the freeholder for a lease extension outside of statutory rights.
This approach offers more flexibility in terms of negotiating lease length, but it may not provide the same statutory protections as the formal route.
Which route is best?
The formal statutory lease extension route is generally considered more secure due to its legal protections.
The informal route may be quicker or cheaper if the freeholder offers reasonable terms, but leaseholders may not have the same legal safeguards or rights to challenge unfair terms.
Professional advice is recommended before proceeding.
Who can help with a lease extension?
Extending a lease can be complicated, particularly if your lease has less than 80 years remaining, so it’s worth getting professional advice before starting the process.
A specialist lease extension solicitor or conveyancer can explain your legal rights, deal with the freeholder and handle the formal paperwork.
Look for someone experienced in leasehold enfranchisement, and consider using a solicitor who is a member of the Association of Leasehold Enfranchisement Practitioners (ALEP).
You may also need a specialist valuation surveyor to estimate the premium you may have to pay and help with negotiations with the freeholder.
If you're buying a property with a short lease, speak to a solicitor and surveyor before exchanging contracts. They can help you understand the likely extension cost and whether the lease could cause problems with your mortgage or future sale.
You can also find guidance from Leasehold Advisory Service (LEASE) which provides information for leaseholders about lease extensions, enfranchisement and other leasehold issues.
What is the Leasehold and Freehold Reform Act 2024?
The Leasehold and Freehold Reform Act 2024 aims to make it easier and cheaper for leaseholders to extend their leases or buy their freehold.
Once the relevant provisions are brought into force, the reforms will:
Increase the standard statutory lease extension to 990 years for houses and flats
Reduce the ground rent on an extended lease to a peppercorn
Remove marriage value, which can increase the cost of extending a lease with 80 years or less remaining
Introduce a new valuation method for calculating the cost of lease extensions and buying freeholds
Generally require each party to pay their own legal and valuation costs, subject to exceptions
However, these major enfranchisement changes are not yet in force.
In July 2026, the government said further primary legislation is needed to fix issues with the 2024 Act before these provisions can be brought into force.
It is also consulting on the valuation rates that will be used under the new system. This means you shouldn't assume that waiting for the reforms will necessarily be cheaper or better for your circumstances.
If your lease is approaching 80 years, speak to a specialist solicitor or surveyor about your options.
What is the process for extending my leasehold?
Leaseholders have the legal right to request a lease extension under the Leasehold Reform, Housing and Urban Development Act 1993.
The process involves negotiations with the freeholder, usually through legal representatives or surveyors, to agree on the terms and cost of the lease extension.
The extended lease typically adds 90 years to the remaining lease term, while also eliminating ground rent payments.
The typical step-by-step process for extending your leasehold is as follows:
Notify the freeholder: Inform the freeholder of your intention to extend the lease, indicating that you will pursue the statutory route.
Engage a specialist solicitor: Select a lease extension solicitor who is a member of the Association of Lease Extension Practitioners (ALEP) and specialises in leasehold extension. Ask for quotes and compare costs to ensure reliable advice.
Hire a valuation surveyor: Find a valuation surveyor proficient in leasehold extension legislation and knowledgeable about the local property market. Your solicitor can recommend trusted surveyors.
Submit a formal offer: Serve tenants' notice, formally presenting your offer to the freeholder. Your solicitor will handle this aspect of the process.
Negotiate terms: Work with your solicitor to negotiate a fair price for the lease extension, ensuring all aspects of the agreement align with your interests and legal requirements.
Provide a deposit: If the landlord requests a deposit, pay the required amount within 14 days of the notice. Deposits typically amount to either £250 or 10% of the lease cost stated in the notice.
Complete lease extension: When everything is contractually agreed, pay the leasehold extension premium and any fees owing to complete the process.
How much does it cost to renew a leasehold?
The cost of extending a leasehold can vary significantly depending on the property value, lease length, and ground rent.
If your lease is more than 80 years, costs can range from around £5,000 to £10,000 or more. This includes the premium (the main cost), as well as your legal and valuation fees and the freeholder’s reasonable costs.
Once the lease drops below 80 years, the cost can increase significantly due to the addition of “marriage value.
In addition to the premium, leaseholders should budget for solicitor and surveyor fees, typically totalling £2,000-£4,000, plus the freeholder’s legal and valuation costs.
What happens if the freeholder refuses to extend my lease?
Most qualifying leaseholders have the right to extend their leasehold agreement under UK law, so if the freeholder refuses to engage, the law should be on your side.
If negotiating with the freeholder fails, you could initiate formal lease extension proceedings you can apply to the First-tier Tribunal (Property Chamber), which has the power to determine the premium and terms of the lease extension.
It's worth seeking legal advice to understand your rights and the best course of action based on your specific circumstances.
How long does the lease extension process take?
A lease extension process typically takes from three to 12 months, but it can be made quicker by efficient valuers, solicitors and other professional services.
Don’t leave it until the last minute if you’re thinking about extending the leasehold.
What happens if I don’t extend the leasehold term of my property?
If you don’t extend the leasehold term, the value of the leasehold property will fall and it may also become harder to sell or mortgage the property. This is particularly significant once the lease falls below 80 years, when extension costs increase.
If the lease term expires completely, ownership will revert to the freeholder and you will lose the property. However, action to extend the lease is usually taken years before this situation arises.
How much does it cost to convert a leasehold property to a freehold?
The cost of buying the freehold varies depending on factors including the property's value, the remaining lease length and ground rent.
The Leasehold and Freehold Reform Act 2024 is intended to make buying the freehold easier and cheaper, but the relevant new valuation provisions are not yet in force. The government is currently consulting on the rates that will be used under the new system.
Until the reforms take effect, you should get a specialist valuation and legal advice based on your individual circumstances.
When should you not buy a leasehold property?
You might consider avoiding the purchase of a leasehold property if the lease has a short remaining term, such as under 83 years, since this can lead to high extension costs and difficulty in selling.
Plus, if the ground rent and service charges are high or likely to increase significantly, it could make owning the property financially burdensome.
If you're obtaining the freehold is prohibitively expensive due to the property's value or the lease's short duration, it may not be a worthwhile investment.
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