Coupe Property Consultants provides a comprehensive Lease Extension service to both Freeholders and Leaseholders, assisting with Residential Lease Extensions and Freehold Valuations.
Leasehold reform legislation is governed by two primary statutes; the Leasehold Reform Act 1967 (the 1967 Act) which deals only with houses and provides owners of long leasehold interests with the right to acquire:
- The freehold
- An extended lease
And the Leasehold Reform, Housing and Urban Development Act 1993 (the 1993 Act) which is exclusive to flats and provides owners of long leasehold interests with the right to acquire:
- Individually an extension of the lease of their flat
- Collectively, with other long leaseholders in the block, the freehold
Leaseholders and freeholders should be aware that both Acts have been amended substantially since they were first enacted and that recent case law has challenged interpretations of the Acts.
Should you be considering applying for a lease extension or purchasing the freehold of your building, or alternatively you are in receipt of such an application, we would be happy to discuss your case and, if so required, to provide specialist, cost-effective and independent advice.
As buyers become more informed about the impact of lease length on property values it is becoming increasingly difficult to secure sales on flats with shorter lease terms due to the often high and uncertain costs of obtaining an extension. Most mortgage lenders have tightened lending criteria in recent years and borrowers are finding it increasingly difficult to raise funding for flats or re-mortgage flats with shorter lease terms, particularly those under 75 years which are deemed to provide inadequate security.
The cost of extending your lease will depend on numerous factors including the current unexpired term, the ‘long lease’ value, the ground rent payable, and various factors relating to the flat itself and the building within which it stands.
As the lease term falls, the premium payable for extending a lease will become significantly higher. Once the terms falls beneath 80 years the increase can increase substantially each year due to “marriage value”. Marriage value is the additional compensation which is due to the freeholder once the terms falls below 80 years. As a leaseholder it is therefore important to act before the lease term falls below this important threshold or at the earliest opportunity thereafter.
In return for an appropriate ‘premium’ , payable to the landlord a 90 year extension can be made to the current unexpired term; the ground rent will also be reduced to a ‘Peppercorn’ (NIL) for the entire lease term.
Worked example: Assuming your lease has 60 years unexpired and you are contracted to pay the freeholder a ground rent of £150 per annum, following completion of a statutory lease extension the lease will be extended to 150 years and no ground rent will be payable at all for the entire term. All other lease terms will remain the same however you may wish to take the opportunity to rectify or update terms.
If you haven’t owned your leasehold for interest for a minimum of two years you may still be able to extend your lease by seeking a voluntary extension form your freeholder.
We offer either a full valuation and report service or a preliminary report which provides a desktop valuation and advice which will enable the lessee to decide whether to exercise their rights and whether they can afford to do so.
In order to provide this reduced fee desktop valuation, the lessee will need to provide sufficient information upon which an assessment can be made. This will include floor plans with measurements, photographs, estate agents details and a copy of the existing lease.
Should you be undecided on whether to proceed or whether it is viable to do so, a desktop valuation would provide you with the necessary information upon which to make a considered decision.
Alternatively the lessee may instruct us to inspect the property, assess the information provided and prepare a full valuation report. If required we will also undertake negotiations with the landlord or representative to determine whether the premium or price can be agreed.
In order for a full market valuation report to be provided our RICS Registered Valuers will consider the following:
- The terms of all leases, including intermediate leases, and details of any other tenancies and occupational tenancies;
- Details of any Deeds of Variation;
- The ground rents payable, whether they are fixed for the duration of the lease terms or variable and, if so, to what extent;
- Any Licences to Alter and whether there have been tenants’ improvements, the present value of which falls to be ignored;
- The planning history;
- Information on the landlord’s ownership of adjacent property;
- Whether the property or any neighbouring properties have been recently offered for sale or have been sold;
- Whether information is available on any claims made or claims settled for any nearby properties
Throughout the process we will liaise closely with either your own solicitor or a specialist solicitor that we can recommend. If required we can also enter into negotiations with the other side’s solicitor in order to reach an amicable decision. On the rare occasion the matter progresses to the First Tier Tribunal (formerly known as the Leasehold Valuation Tribunal) we will prepare a report and represent you at the hearing.
- Statutory lease extension
- Informal lease extension
A Statutory lease extension is the more formal process of the two and starts with the lessee serving a Section 42 Notice – the Notice of Claim – upon the freeholder under the Leasehold Reform, Housing & Urban Development Act 1993 (the Act). This triggers a chain of events and strict timescales within which both parties must act. Should the parties fail to agree terms, the application can ultimately be referred to the First Tier Tribunal for independent determination.
An informal lease extension is simply a negotiation of new terms between the lessee and freeholder. They are free to agree whatever lease length and ground rent they so wish, usually in return for a reduced premium. Negotiations fall outside the protection of the 1993 Act.
Your landlord/freeholder then has two months to serve a counter notice should they so wish.
The counter notice must acknowledge whether you are entitles to a new lease under the Act and,
if not, must specify their reasons. The counter notice will also state which of the proposals in the initial notice are accepted and which contested. The main area of disagreement is usually the premium proposed however occasionally other terms will also be challenged.
The appointed solicitor will serve the required notices based upon the valuation advice provided. The initial notice served on the landlord by a lessees solicitor will be a Section 42 Notice or if you are a freeholder responding to an initial notice, then the solicitor will serve a Section 45 counter notice.
Some landlords also request a deposit, usually 10% of the proposed premium.
In the unlikely event that the terms of the new lease are not agreed between parties within two months of the service of the counter notice, either party may apply to the First Tier Tribunal for determination of the terms.
Such an application must be made within six months of the date the counter notice was served. If no application is made within this time and the terms of acquisition still remain outstanding, your notice will be deemed withdrawn and you will be unable to submit a further claim for at least twelve months.
Assuming the terms of the new lease are agreed between parties, you then have four months in which to complete on the new lease. It is therefore vital that you have funds in place and that the new lease is signed by all parties within that time frame. Failure to do so, will result in the claim being deemed as withdrawn.
Each party is responsible for their own negotiation fees and for any costs incurred either preparing a case or presenting it to the Tribunal.