Lease Extension Timeline Explained

1. 1

   Stage 1: Preparation and Valuation

   2–4 weeks

   Gather information about the property, obtain valuation advice and prepare the claim.

2. 2

   Stage 2: Serve Section 42 Notice

   1 day

   The formal statutory claim is served on the freeholder.

   Read the Section 42 Notice guide
3. 3

   Stage 3: Receive Section 45 Counter Notice

   2+ months

   The freeholder responds and states whether they accept the claim and what premium they propose.

   Read the Section 45 Counter Notice guide
4. 4

   Stage 4: Negotiation Period

   2–6 months

   Surveyors and solicitors negotiate the premium and lease terms.

5. 5

   Stage 5: Tribunal (if required)

   Several additional months

   If agreement cannot be reached, either party may apply to the First-tier Tribunal.

   Read about tribunal decisions
6. 6

   Stage 6: Completion

   Several weeks

   The new lease is completed and registered.

Lease extensions rarely run perfectly to schedule. The most common reasons a case takes longer than expected include:

• Disputes over premium
• Missing information
• Delays from freeholders
• Complex valuation issues
• Tribunal applications

Straightforward cases — where the freeholder accepts the claim and both surveyors quickly reach a sensible figure — can complete in roughly six to nine months from the date the Section 42 Notice is served.

Disputed cases take materially longer. Where the gap between the leaseholder's and freeholder's proposed premium is wide, surveyor negotiation alone can stretch the process out by several months before either side even considers a tribunal application.

Tribunal proceedings can significantly extend timelines. From the date an application is made to the First-tier Tribunal, it commonly takes a further six to twelve months before a determination is issued — and longer in more complex cases.

Many cases settle before the hearing. Reviewing comparable recent tribunal outcomes is one of the most effective ways to assess whether the gap between the figures is worth litigating. You can also benchmark the freeholder's figure against comparable tribunal cases before deciding whether to settle or proceed.

Because the process takes months, leaseholders should think about timing well in advance. Three factors particularly reward early action:

• The 80 year threshold. Once the unexpired term falls below 80 years, marriage value becomes payable and the premium rises sharply. See the 80 year lease rule guide.
• Marriage value. Understand how it is calculated and when it applies in our marriage value guide.
• Rising premiums. Every year the lease shortens, the premium tends to rise — particularly close to the 80-year threshold.

Once the Section 42 Notice has been served, the freeholder must respond with a Section 45 Counter Notice — typically within at least two months. The Counter Notice confirms whether the right to extend is accepted and sets out the freeholder's proposed premium and terms, opening the negotiation phase.

• Section 42 Notice Explained
• Section 45 Counter Notice Explained
• The 80 Year Lease Rule Explained
• What Is Marriage Value?
• Latest Tribunal Outcomes