If your lease is approaching 80 years – or has already fallen below it – the time to act is now. Our team of lease extension solicitors in Romford and Essex helps leaseholders secure the best possible outcome, whether through a voluntary agreement with your freeholder or by exercising your statutory rights. We handle the process from start to finish, keeping you informed at every stage.
Leases under 80 years make it harder to sell or remortgage your property – and the shorter the lease, the more expensive it becomes to extend
There are two routes: voluntary (agreed directly with your freeholder) and statutory (using your legal rights under the Leasehold Reform, Housing and Urban Development Act 1993)
Voluntary extensions typically cost from £2,000 plus VAT and complete in 1-2 months once terms are agreed
Statutory extensions typically cost from £2,500 plus VAT and take 4-8 months, but give you stronger legal protections and a guaranteed right to extend
Either route can deliver a zero ground rent on the extended term – we will advise on what is achievable in your situation
The 80-year mark is not an arbitrary milestone – it is the point at which the cost of extending your lease increases substantially. Once your lease falls below 80 years, a calculation called “marriage value” comes into play. This means the freeholder is entitled to a share of the increase in your property’s value that the extension creates, which can significantly increase the premium you pay.
Below 80 years, many mortgage lenders become unwilling to lend against the property. This limits your ability to remortgage and makes your property less attractive to buyers who need a mortgage. The lower the lease drops, the more acute these problems become.
We recommend starting the process while you still have 85 or more years remaining. This gives you time to negotiate without pressure and avoid the marriage value threshold entirely.
Once a lease falls below 80 years, marriage value applies and the freeholder can claim a share of the uplift in your property value. On a property worth £400,000, this can add thousands to the premium you pay – a cost that rises every year you delay.
Our team of solicitors handles lease extensions across Essex and Romford. We have completed over 330 property transactions in 2025 alone, and we are experienced in both routes – whether you have already agreed heads of terms with your freeholder or you are starting from scratch.
Agreed directly with your freeholder
You negotiate terms directly with your freeholder before instructing a solicitor to complete the legal process. Freeholders are not legally required to agree, but most will.
Typical timeline
1-2 months once heads of terms are agreed
Typical cost
From £2,000 plus VAT (plus £500 plus VAT for deed of substituted security if a mortgage is in place)
What works in your favour
What to watch out for
Your legal right under the 1993 Act
You serve a formal Section 42 Notice on your freeholder, triggering a defined legal process. You must have owned the property for at least two years to qualify.
Typical timeline
4-8 months – 2 months minimum before negotiations begin, plus up to 6 months for agreement; unresolved matters proceed to the First-tier Tribunal
Typical cost
From £2,500 plus VAT (you will also typically pay for an independent valuation and, if the matter proceeds to the statutory route in full, some of the freeholder’s reasonable costs)
What works in your favour
What to watch out for
There are two ways to extend a lease. Both routes are valid – the right choice depends on your circumstances, your relationship with the freeholder, and how much time you have.
Not sure which route is right for you?
Talk to our team and we will explain your options clearly, with no obligation. We will also let you know if acting sooner would save you money.
Once a lease falls below 80 years, marriage value applies. This entitles the freeholder to a share of the increase in your property’s value resulting from the extension – substantially increasing the premium you pay. Below this threshold, many mortgage lenders will also decline to lend against the property, limiting your buyers to cash purchasers and reducing what the property is worth on the open market. The shorter the lease, the more expensive and difficult the situation becomes. Acting before you reach 80 years avoids all of this.
Our legal fees start from £2,000 plus VAT for a voluntary extension, and from £2,500 plus VAT for a statutory extension. If a mortgage is in place, a Deed of Substituted Security is also required, which costs from £500 plus VAT. These are our legal fees only – on the statutory route you will also need an independent valuation (surveyor’s fees vary), and in some cases you may be required to contribute to the freeholder’s reasonable legal costs. We will give you a clear cost estimate before any work begins.
A voluntary extension typically takes 1-2 months once heads of terms are agreed with the freeholder. The statutory route takes longer: a minimum of two months must pass after serving the Section 42 Notice before negotiations can formally begin, and the full process can take up to six months. If no agreement is reached, the matter proceeds to the First-tier Tribunal, which extends the timeline further. We will give you a realistic expectation of timescales at the outset.
Not always. On the voluntary route, there is no requirement to instruct a surveyor – the premium is negotiated directly with the freeholder, and legal fees alone are typically sufficient. On the statutory route, an independent valuation is usually needed to establish the correct premium under the 1993 Act calculation. We will advise you on whether a surveyor is necessary for your situation and can recommend independent valuers if required.
On the voluntary route, yes – the freeholder is not legally obliged to engage and can refuse, delay, or offer terms that are less favourable than you would receive through the statutory process. They may offer fewer than 90 additional years, charge a higher premium, or request that ground rent continues at the current level until the original lease expiry date. On the statutory route, the freeholder cannot refuse if you meet the qualifying criteria (you must have owned the property for at least two years). This guaranteed right is one of the main reasons some leaseholders choose the formal route.
The Leasehold Reform, Housing and Urban Development Act 1993 gives qualifying leaseholders the legal right to extend their lease by 90 years on top of the unexpired term, at a zero ground rent, regardless of whether the freeholder agrees. To qualify, you must have owned the property for at least two years. You do not have to use this route – many leaseholders extend informally if they have a cooperative freeholder and want a faster resolution. We will advise which route makes sense for your situation.
Waiting too long. Most leaseholders do not consider extending their lease until they are planning to sell or remortgage – by which point the lease may have already fallen below 80 years. At that stage, marriage value applies, the premium increases, and some lenders will not consider the property at all. Starting the process while 85 or more years remain avoids the marriage value calculation entirely and keeps costs significantly lower.
If you have agreed heads of terms, you can instruct us straight away. Contact our team, share the agreed terms, and we will walk you through the remaining steps – including the legal work, any mortgage requirements, and Land Registry registration. The process moves quickly once terms are in place.
The first step is to understand how many years are left on your lease and which route is likely to be most suitable for your situation. Contact our team and we will advise you on the options, the likely costs, and what to expect – before you have committed to anything. If the statutory route is appropriate, we handle the formal notice process on your behalf.
Don’t let a short lease reduce what your property is worth
The longer you wait, the more expensive it becomes. Our team handles lease extensions across Romford and Essex – speak to us today and we will explain your options clearly, with no obligation.
Romford office
Phone: 01708 745183
Email: romford@fbarnes.co.uk
5 High Street, Romford, Essex, RM1 1JU
Gidea Park office
Phone: 01708 333711
Email: gidea.park@fbarnes.co.uk
20 Balgores Square, Gidea Park, Romford, RM2 6AU
Collier Row office
Phone: 01708 743727
Email: collier.row@fbarnes.co.uk
14 Chase Cross Road, Collier Row, Romford, RM5 3PS
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