Our calculator uses the official RICS deferment rate methodology and should be within 10–20% of a professional valuation for most properties. Actual premiums depend on local comparable evidence, specific lease terms, and the freeholder's circumstances — factors only a registered surveyor can fully assess. Always instruct a specialist before serving a Section 42 notice.
Once a lease falls below 80 years, marriage value becomes payable as part of the premium — potentially doubling or tripling the total cost. Above 80 years, marriage value is not payable. This is the single most important financial milestone in leasehold enfranchisement.
The Act proposes to abolish marriage value and extend the standard lease extension to 990 years. However, many provisions require secondary legislation before they come into force. Our calculator uses the current RICS methodology and we update it as new rates are prescribed.
Yes. A specialist solicitor handles the legal process including the Section 42 notice, negotiations, and completion. A RICS-registered surveyor provides the formal valuation that forms the basis of your opening offer. You will also need to pay the freeholder's reasonable costs for both their solicitor and surveyor.
Typically 6–12 months for an uncontested case from instruction to completion. If the matter proceeds to the First-tier Tribunal, add 12–18 months. Having a realistic opening premium in your Section 42 notice based on professional surveyor advice is the single best way to speed up the process.
You can negotiate informally before serving the notice. However, without the statutory protection of the notice process, the freeholder can withdraw at any time, change terms, or extract unfavourable conditions. If you want legal certainty and a binding process, serve the notice as soon as you are ready.
Some lenders offer specialist enfranchisement loans to fund the premium. You can also defer extension, but be aware of the 80-year threshold. Some leaseholders negotiate a deferred payment with the freeholder, though this is not guaranteed and gives you no statutory protection.
A lease extension adds 90 years (or 990 years under the 2024 Act once in force) to your existing lease with ground rent reduced to zero. Buying the freehold permanently converts to outright ownership. Freehold is generally preferable where feasible.
A Section 42 notice is the formal legal document you serve on your freeholder to trigger the statutory lease extension process for a flat. It specifies your proposed premium and fixes the valuation date. It must be drafted correctly by a specialist solicitor.
House owners typically have the right to purchase the freehold rather than extend the lease, under the Leasehold Reform Act 1967 as amended. Freehold purchase is usually more financially advantageous for houses, and premiums are often surprisingly low relative to property value.
Collective enfranchisement is where at least 50% of qualifying leaseholders in a building jointly purchase the freehold. Once completed, leaseholders become their own freeholder through a management company they control, giving full control over service charges and the ability to extend leases at minimal cost.
RTM allows leaseholders to take over management of their building from the freeholder without buying the freehold and without proving fault. No premium is payable, only legal fees. It is particularly useful when the primary problem is poor building management rather than the ownership structure.
Ideally when your lease reaches 90 years, giving you time to complete comfortably before crossing the 80-year marriage value threshold. If you are already below 85 years, act immediately. Every month of delay costs money.
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