Do you need a Lease Extension?

By engaging Watsons to extend your lease, you will be securing your long-term residency and adding value to your property. If you are considering a lease extension, it is worth investing at the earliest opportunity.

How much will it cost me?

It depends on the value of the property, the number of years left on the lease, the annual ground rent, the value of improvements done to the property paid by the leaseholder and external factors such as expected rate of returns on investments. It is a complex calculation, but also a subjective one. Like trying to define the value of a house, there is not necessarily a “right” answer to the value of a lease extension, which means it will be subject to negotiation – or decision by a tribunal.

Can I calculate myself?

You can get a rough idea of how much it will cost using an online lease extension calculator, but unless the amount is below a few thousand pounds, it is worth paying a Chartered Valuation Surveyor to calculate it for you. This can cost a few hundred pounds but will probably save you from paying over the odds and will provide you with peace of mind that you have a correct price.

What other costs do I have to pay?

• On top of the cost of the lease extension, you have to pay:
• Legal costs (a solicitor)
• Valuation costs (a surveyor)
• Negotiation costs (normally done by the surveyor)
• Land Registry fees.

How long will the process take?

The process normally takes from 3 to 12 months, and it can be made quicker by efficient valuers, solicitors and other professional help, so choose these people wisely.

Is it worth trying to buy the freehold instead?

It could be worth buying the freehold on your home so that you own it outright. However, there could be complicated legal procedures and legal costs involved in this process and you will have to get over half of all the leaseholders to agree.

We are proud to be members of ALEP – Association of Leasehold Enfranchisement Practitioners. Membership of this professional association is a badge of assurance to leaseholders and freeholders that they can be sure of a consistently high level of service, integrity and professionalism.

• A Lease Extension may add considerable value to your property.

• Many buyers avoid properties with a short lease.

• Many mortgage lenders will not lend on a short lease.

• We can negotiate on your behalf and advise through the entire process.

Further information: The Leasehold Reform, Housing and Development Act 1993, amended by the Common-hold Reform Act 2002.

Step 1 – Speak to your Freeholder.
You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This may save you time and money and it could help you reach a lower price on the lease. But beware – statutory lease extensions remove the requirements to pay ground rent. Informal extensions will probably include ground rent, which could make the lease a lot more expensive to extend again in the future.

Step 2 – Find a Surveyor.
You need to find a surveyor with a good understanding of both the legislation and the local property market. Watsons have over 125 years industry experience and can provide you with professional advice and support.

Step 3 – Find a Solicitor.
If you know of a good solicitor, go to them first or Watsons can provide you with a recommendation.

Step 4 – Make a formal offer.
If the leaseholder didn’t accept your informal offer, you will have to serve tenants’ notice – your solicitor will able to take care of this.

Step 5 – Pay the deposit (if required)
This will either be £250, or 10% of the lease cost in the tenants’ notice, if that exceeds £250. If the landlord does require a deposit, this will have to be paid within 14 days, so it’s important to have this money readily available.

Step 6 – Negotiate a price.