Extending your lease normally involves serving notice on your freeholder and negotiating the premium. But what happens when you don’t know who your landlord is — or worse, they’ve disappeared entirely?
It may sound like a legal dead-end, but the good news is: you can still extend your lease, even if your landlord is missing. The law provides a clear route via the courts that protects leaseholders in exactly this situation.
This guide walks you through what to do if your landlord is untraceable, how to apply for a lease extension in their absence, and what support is available.
Can I Extend My Lease If My Landlord Is Missing?
Yes. If your freeholder is absent, uncontactable, or cannot be identified, you can apply to the county court for a vesting order under the Leasehold Reform, Housing and Urban Development Act 1993.
If the court is satisfied that:
- The landlord is genuinely missing, and
- You meet the eligibility criteria for a lease extension
…they can authorise the lease extension to proceed without the landlord’s involvement.
What Is a Vesting Order?
A vesting order is a legal mechanism that allows the lease extension process to continue even if the landlord cannot be located.
Once granted, the court essentially “steps into the shoes” of the landlord, allowing the First-tier Tribunal (Property Chamber) to:
- Determine the lease extension premium
- Set the terms of the new lease
The final lease is then executed without the landlord’s signature.
Why Might a Landlord Be Missing?
There are several reasons why a landlord may be difficult to trace:
- The freehold has changed hands and records are out of date
- The landlord is an individual who has died or emigrated
- The property is owned by a dissolved company
- A development company has gone bust
- There’s no managing agent or legal representative
Regardless of the reason, the law protects your right to extend the lease.
What’s the Process for a Lease Extension with a Missing Landlord?
Step 1: Confirm Leaseholder Eligibility
- You must meet the usual statutory requirements (now easier as the 2-year ownership rule was abolished in 2025)
Step 2: Try to Locate the Landlord
You must demonstrate to the court that you’ve made reasonable efforts to trace the landlord. This might include:
- Land Registry searches
- Enquiries with Companies House
- Letters to last known addresses
- Ads in local newspapers or online registers
Step 3: Apply to County Court
If your efforts are unsuccessful, apply for a vesting order with the court.
Step 4: Tribunal Determines Terms
The First-tier Tribunal will decide:
- The premium payable
- The lease terms (based on standard statutory rules)
Step 5: Lease is Granted
The lease is executed — often via the court or an appointed nominee — and registered with HM Land Registry.
How Long Does It Take?
The process can take 6–12 months, depending on how quickly the court and tribunal progress. But it’s still faster than waiting for a landlord who may never return.
What Evidence Do I Need?
You’ll need to show:
- Proof of ownership (e.g. Land Registry title)
- Your lease and term details
- Evidence of attempts to trace the landlord
- A qualified valuation of the lease extension premium
Extension.Lease can provide the valuation report to support your court and tribunal application.
Who Sets the Premium?
The First-tier Tribunal determines the premium — not the court. The court simply grants the authority for the extension to proceed without the landlord.
FAQs
Can I skip trying to contact the landlord?
No — courts require you to show you made a real effort to find them. This protects against abuse of the process.
Can I still get a mortgage?
Yes — once the lease is extended and registered, lenders view it the same as any other statutory extension.
What if my landlord is a dissolved company?
You can still apply. The Crown or Treasury Solicitor may act as landlord, but a vesting order is often still needed.
Will I need a solicitor?
Yes — this is a court application, so legal advice is essential. Leasehold solicitors familiar with vesting orders can handle everything for you.
Summary: Dealing with a Missing Landlord
| Step | Action |
| 1 | Confirm eligibility (no longer need 2 years of ownership) |
| 2 | Attempt to locate landlord (searches, notices) |
| 3 | Apply to county court for vesting order |
| 4 | Tribunal sets premium and terms |
| 5 | Lease is executed and registered |
Need Help Extending Your Lease Without a Landlord?
At Extension.Lease, we provide:
- Expert lease extension valuations for court and tribunal use
- Guidance on vesting order procedures
Coordination with solicitors experienced in missing landlord cases
