Lease extension costs for a flat: the premium, fees and what is not yet in force

What is the statutory route to a lease extension?

A qualifying leaseholder of a flat can claim a new lease under the Leasehold Reform, Housing and Urban Development Act 1993. The claim is made by giving notice of the claim (section 42(1)). The tenant pays a premium for the new lease, calculated under Schedule 13 (section 56(1)(b)).

The tenant must also pay the landlord’s reasonable costs of investigating the claim, valuing the flat for the premium and granting the new lease (section 60(1)). Professional costs count only to the extent that the landlord would reasonably have expected to incur them if it were personally liable for all of them (section 60(2)). Section 39 of the 2024 Act would replace section 60 with new rules on who pays the landlord’s costs, so this answer may change when section 39 is brought into force.

Since 31 January 2025, the qualifying period before a claim has been removed (section 27 of the Leasehold and Freehold Reform Act 2024, in force by SI 2025/57).

What has the 2024 Act changed, and what is not yet in force?

The Leasehold and Freehold Reform Act 2024 comes into force by regulations for most of its provisions (section 124(3)), so each provision’s status matters. This table covers the provisions below, as checked on legislation.gov.uk on 2 November 2026, when sections 33, 37, 39 and 48 were prospective (not in force). Commencement can happen at any time by regulation, so check the status before relying on it.

Until sections 33, 37 and 39 are in force, claims for flats are made under the 1993 Act as it stands.

What does a lease extension cost?

The premium is calculated under Schedule 13 (section 56(1)(b)), which turns on the valuation of the flat and the lease terms, so this page does not estimate it. The other figures below are as shown on each firm’s own website on 2 November 2026, and firms change their prices. Where a firm states VAT, it is shown.

What do fixed fees usually leave out?

The firm pages checked leave out several costs (as shown on 2 November 2026). Read each quote for these items:

• Tribunal or court work. Stephensons and Ashley Wilson both say tribunal work falls outside their fixed fee.
• A section 42 notice served by the firm. Stephensons adds £500 plus VAT if one has to be served.
• Lender requirements. Stephensons adds £175 if you have a mortgage.
• The premium. SAM Conveyancing says the premium is excluded from its totals.
• Premiums over £40,000. Ashley Wilson says its fixed fee does not apply where the premium is likely to exceed £40,000.

How do you compare lease extension quotes?

Ask each firm to set out in writing:

• whether it includes valuation advice, or the valuer is extra (Ashley Wilson includes it; Stephensons and Parkinson Wright do not state that valuation is included);
• whether VAT, disbursements and the Land Registry fee are extra;
• what happens if a section 42 notice has to be served;
• what is excluded, such as tribunal work and the landlord’s own costs.