Update, October 2026: Marriage value is still payable when a lease has less than 80 years left. The Leasehold and Freehold Reform Act 2024 provides for its abolition, but that part of the Act is not yet in force and no start date has been set. The government has said some flaws in the Act must first be corrected by the Commonhold and Leasehold Reform Bill, which was published in draft on 27 January 2026 and is not yet law. A consultation on the rates that will be used to calculate premiums under the new rules was due to close on 21 October 2026, and freeholders have been given permission to appeal the High Court ruling that upheld the reforms. The proposed £250 cap on ground rents is also not yet law. Until the changes take effect, lease extensions are valued under the current rules. See where reform stands today.
By extension.lease, experts in lease extensions and freehold purchase
By extension.lease, experts in lease extensions and freehold purchase
If your lease is approaching 80 years remaining, you are at a critical financial tipping point.
Across London, particularly in Sutton, Westminster and Wandsworth we are currently working with leaseholders who face a very real risk:
paying substantially higher lease extension premiums simply because their lease drops below 80 years.
With the 80-year mark approaching, there is still time to act but delays can be costly.
Why the 80-Year Threshold Is So Important Once your lease falls below 80 years remaining, something called “marriage value” becomes payable.
In practical terms:
- Above 80 years → No marriage value
- Below 80 years → You must share the uplift in value with the freeholder
This can increase your premium by thousands, often tens of thousands of pounds overnight.
For many leaseholders, crossing this threshold unnecessarily is one of the most expensive mistakes they make.
The 80-Year Mark: A Hard Deadline for Many Leaseholders
We are seeing a surge of leases in Sutton, Westminster and Wandsworth approaching the 80-year mark.
In many cases, leaseholders:
- Are unaware of their exact lease length
- Assume there is more time than there is
- Delay taking advice while exploring informal routes
The risk is simple:
If your lease drops below 80 years before you act, the cost increases immediately.
How to Protect Yourself Before Your Lease Reaches 80 Years
The key step is to serve a formal Section 42 Notice before your lease drops below 80 years.
This:
- Locks in the valuation date
- Prevents marriage value from becoming payable
- Secures your legal right to extend
However, the process must be handled correctly and efficiently especially where time is limited.
We Are Already Acting on Urgent Cases
At extension.lease, we are currently handling a high volume of time-sensitive instructions for leaseholders approaching the 80-year mark.
Our team is on standby to act quickly where:
- Leases are close to 80 years
- Deadlines are tight
- Immediate valuation and notice service is required
We have the capability to:
- Provide rapid valuation advice
- Prepare and serve notices without delay
- Coordinate surveyors and solicitors seamlessly
This joined-up approach is critical when timing is at risk.
Why a Specialist Team Matters
Lease extensions are both legal and valuation-driven.
To protect your position, you need:
- A specialist lease extension surveyor to assess and negotiate the premium
- An experienced solicitor to manage the statutory process correctly
At extension.lease, we provide both working together to ensure:
- No time is lost
- No procedural errors occur
- Your position is fully protected
Don’t Leave It Too Late
If your lease is approaching 80 years, you should act now.
Delaying even briefly can lead to:
- A significantly higher premium
- Reduced negotiating leverage
- Greater complexity and risk
Speak to Our Team Today
If your lease is nearing the 80-year threshold, early action can save you thousands.
Our expert team at extension.lease is ready to:
- Review your lease immediately
- Advise on urgency and next steps
- Act quickly to protect your position
Call us today to discuss your lease
