Lease extensions: what to ask before you start

Key takeaways• Read the lease and check the remaining term, ground rent and any review provisions before choosing a route.• Collect the lease, Land Registry title, landlord details, service charge records and mortgage information.• Ask a specialist solicitor and valuation surveyor to explain your options before you serve a formal notice or agree terms.• Budget for the premium and professional fees, and ask who may pay the landlord’s reasonable costs under your chosen route.• Lease extension rights and reform measures can change. Get current advice on eligibility, procedure and deadlines for your specific property.Lease extensions: what to ask before you startExtending a lease can affect the value, saleability and mortgageability of a leasehold home. Before you start, understand the remaining lease term, compare the formal statutory route with a negotiated agreement, and get advice on the documents, valuation and total costs involved.This guide explains what to gather and what to ask a solicitor before beginning a lease extension. Leasehold rules are changing. Information below is checked against official guidance on 1 November 2026; ask a specialist solicitor to confirm the law, your rights and any deadlines before taking a formal step.

What should a solicitor check before a lease extension?A solicitor can review the lease and title, identify the relevant landlord or freeholder, explain whether a statutory or informal route may be available, prepare or review legal notices and documents, and manage the formal process. A valuation surveyor advises on the premium and can help assess any counter offer. The roles are different, so ask who will handle each part.Do not serve a statutory notice or accept a landlord’s offer until your solicitor has explained the consequences. Formal routes have strict procedural requirements and deadlines. The right steps depend on the lease, property, landlord structure and the law in force when you act.

Documents and details to gather before instructing a solicitor

1. Your lease and titleStart with the lease and the Land Registry title for the property. Include any deeds of variation, lease plans, licences, consents or previous extension documents. If you cannot find a copy, tell your solicitor so they can explain how to obtain the relevant records.

2. Lease length, ground rent and service chargesNote the lease start date, original term, current expiry date, ground rent and any review clauses. Gather recent service charge statements, building insurance information, reserve fund statements and notices of planned major works. These details may affect valuation, lender requirements and the questions to ask.

3. Landlord and ownership detailsWrite down the name and contact details of the immediate landlord, managing agent, freeholder and any intermediate landlord you know about. Include the service charge account reference and details of any residents’ management company or share in the freehold. Your solicitor can check the title and confirm which party has authority to grant an extension.If the property is mortgaged, give your solicitor the lender’s name, account details and any instructions you have received. The lender’s consent or updated security documents may be needed. Raise this early because lender review can add steps to the transaction.

4. Correspondence about notices, consents and disputesCollect correspondence about previous negotiations, notices, disputes, breaches, alterations, consents or repair issues. Do not assume that an old agreement or informal email changes the lease. Give the full record to your solicitor and ask what needs to be resolved or disclosed.

5. Valuation and previous offersIf you already have a valuation, survey or written offer from the landlord, share it with your solicitor and surveyor. Check who prepared it, what assumptions it makes and whether it addresses the lease terms and costs. Avoid relying on an online calculator as a negotiated premium or professional valuation.

6. Ownership and identity checksBe ready to complete identity and source of funds checks and to explain who owns the property. If there are joint owners, a trust, a company or an estate involved, tell your solicitor at the outset because authority and signatures may need extra checks.

7. Other property documentsAsk your solicitor to identify anything else needed for this lease, such as a management pack, service charge accounts, building safety information, lender consent, a deed of substituted security or evidence of authority to sign.

Questions to ask before you startBefore committing to a route or paying a premium, ask your solicitor and surveyor to explain the following in writing. The answer may depend on the lease wording, ownership structure and current law.• Which route is available for my flat or house, and what are its legal and valuation consequences?• Who is the correct landlord to negotiate with, and do any intermediate interests need to be identified?• What should the valuation cover, and what assumptions affect the proposed premium?• What premium, solicitor, surveyor, landlord and registration costs should I budget for under each route?• Does my mortgage lender need to consent, and what documents will it require?• What notices, forms or evidence must be prepared, served or registered, and who will check each deadline?• What happens if the landlord and I cannot agree on the premium or wording?

What can delay a lease extension?

Missing or unclear lease documents, difficulty identifying the correct landlord, slow management information, lender consent and disagreements about valuation or lease wording can all add steps. Share what you have early and ask your solicitor what is outstanding, who must provide it and what can be progressed while you wait.

Do lease extensions have a fixed timescale?

No single timescale applies to every extension. The route, landlord response, valuation negotiation, lender requirements, management information and any dispute all affect the timetable. A statutory process has formal response periods and procedural deadlines. Ask your solicitor to provide the current dates for your case and diarise them; do not rely on a general online timeline.

What does a lease extension cost?

The total is more than the premium paid for the new lease. Depending on the route and circumstances, costs can include your solicitor and surveyor, the landlord’s reasonable legal and valuation costs, administration or information charges, lender work, Land Registry fees and possibly tax or tribunal costs. Ask for a written estimate that separates professional fees, third party costs and the premium.The premium is usually assessed by a specialist valuation surveyor under the rules that apply to your route. It is not a fixed fee and an online calculator is not a formal valuation. Ask your solicitor to explain when landlord costs may become payable, which charges are recoverable and whether SDLT could apply to the premium in your circumstances.

Choosing a solicitor and surveyor for a lease extension

Choose a solicitor with current lease extension experience and ask who will handle notices, negotiations, lender requirements and registration. A specialist valuer can assess the premium and support negotiations. Ask how the two advisers will coordinate, what is included in each quote and how you will be updated if the landlord disputes the terms.Smithfield Partners advises on residential property law and leasehold matters. Our team can review the documents, explain the legal process and coordinate with a valuation surveyor where needed. Speak with Smithfield Partners early, before serving a notice or agreeing a premium, so the solicitor can identify the right next steps for your lease.

Lease extension frequently asked questions

What documents should I gather before speaking to a solicitor?Start with your lease, Land Registry title, ground rent and service charge records, landlord details, mortgage information and any prior correspondence or valuation. If something is missing, tell your solicitor; they can advise how to obtain it and whether it affects the next step.

Should I get a valuation before agreeing a premium?A specialist valuation can help you understand the premium and assess an offer. Ask the valuer what assumptions are being made and ask your solicitor to explain the legal route and costs before you make or accept a proposal.

Should I contact the landlord before getting advice?You can gather information, but get legal advice before serving a formal notice or signing an agreement. The correct recipient, wording and timing can matter, and a solicitor can help you avoid taking a step that is difficult to correct.

Will my mortgage lender need to be involved?Often. Tell your solicitor about the mortgage at the start. The lender may need to consent or require security documents to be updated before the extension can complete.

Can I rely on the lease reform changes?Leasehold reform measures are being introduced in stages. Whether a change is in force and applies to your case depends on the legislation and commencement rules at the time. Ask a solicitor to check the current position before relying on a proposed change or choosing to wait.This article is general information for leasehold properties in England and Wales and is not advice on an individual matter. Legal rules and commencement dates may change. Last checked against official guidance on 1 November 2026; ask a lease extension solicitor to confirm your rights, route and deadlines before acting.