Buy the freehold of your leasehold house
Independent, Red Book valuations under the 1967 Act — for leaseholders buying and freeholders selling, across London and the South East. We confirm which valuation basis applies before you commit, because for many houses the freehold costs far less than owners expect.
"The first question for any house is which valuation basis the law sets — and the answer often surprises people. Get that right and you know, in plain English, what the freehold should cost and how to argue it."— Richard Stacey MRICS, Director and RICS Registered Valuer
Can I buy the freehold of my leasehold house?
Most leaseholders of houses have the legal right to buy their freehold under the Leasehold Reform Act 1967 — a separate regime from the 1993 Act that governs flats. Once you complete, you own the house and the land outright, with no ground rent and no lease running down.
The price is set by a statutory formula, not by what the landlord would like to charge, and it depends mainly on your ground rent, the number of years left on the lease, any marriage value, and — above all — which of two valuation bases the law requires for your particular house. We act for leaseholders buying and for freeholders selling, giving the same independent, Red Book-compliant advice whichever side instructs us.
Own a flat, not a house?
The 1967 Act covers houses only. If you own a flat, you have two routes — extend your own lease, or join with neighbours to buy the freehold of the building.
How is the price calculated?
Everything turns on which basis applies. The 1967 Act sets two, and the gap between them can be many thousands of pounds. Which one governs your house depends on its rateable value on the relevant date — not its value today.
Original basis
Assessed on the assumption that, at the end of the lease, only the land reverts to the freeholder — who could charge a modern ground rent, but does not get the house itself back.
No marriage value · usually far cheaperSpecial basis
Assessed on the assumption that both the house and the land revert to the freeholder at the end of the lease, producing a higher premium.
Marriage value applies · none above 80 years unexpiredDespite the labels, some houses — even in London — fall under the original "low value" basis, which can make buying the freehold dramatically cheaper than owners expect. Confirming the correct basis is the first thing we check, and the single biggest driver of the figure.
Do I qualify to buy my freehold?
Most leaseholders of houses qualify. The residence and low-rent tests that once applied were largely removed by the Commonhold and Leasehold Reform Act 2002, so you generally do not need to have lived in the house. The main conditions are:
- The property is a house "reasonably so called" — which can include some converted and terraced buildings.
- You hold a long lease, originally granted for more than 21 years.
- You have held that lease for at least two years.
We confirm whether a property qualifies — and which valuation basis applies — before anyone commits.
How does the process work?
You serve notice
You serve a notice of claim on your landlord in the prescribed form, setting out your right to buy. A chartered surveyor's valuation informs the premium you expect to pay.
The landlord responds
The landlord serves a notice in reply, admitting or disputing your right and responding on price — informed by their own surveyor's valuation.
The surveyors negotiate
The two surveyors negotiate the premium and terms, each side bearing its own negotiation costs. If no agreement is reached, either side can apply to the First-tier Tribunal for a binding determination.
The freehold transfers
Most claims settle by agreement and solicitors complete the transfer of the freehold. If the Tribunal determines the terms instead, it gives directions to complete.
If the landlord cannot be located or fails to respond, the freehold can still be acquired through the courts — see "missing landlords" below.
How the premium is built up
Part of a surveyor's job is to evidence and negotiate each element — and the figures move depending on which side is instructing.
Loss of ground rent
The ground rent the freeholder gives up is "capitalised" — converted into a single value payable today. The yield applied directly affects the figure.
Loss of the reversion
The freeholder's right to get the property back at the end of the lease. Its value reflects what the market would pay today for that future right.
Relativity
The relationship between a short-lease value and a freehold value. With little direct evidence, surveyors rely on relativity graphs — choosing and arguing the right one is a key area of expertise.
Marriage value
On the special basis only, the uplift from moving to a longer interest, shared with the freeholder. None is payable while more than 80 years remain unexpired.
What if the landlord is missing or absent?
A freehold can still be bought even where the landlord is hard to deal with. We regularly help in these situations:
Untraceable landlord
If the landlord can't be found after reasonable efforts, the premium can be set by applying to the court for a vesting order. We provide the expert report advising on a suitable premium.
Bankrupt or in receivership
Where the landlord is bankrupt or their company is in receivership, the freehold can still be acquired — we advise on value and approach.
Company struck off
If the landlord's company has been struck off, its assets may pass to the Crown as "bona vacantia". In our experience the Treasury Solicitor will often sell by negotiation.
Administrative restoration
If a freehold company has been struck off, it can sometimes be restored to the register, allowing a claim to proceed in the usual way.
How the 2024 reforms affect houses
The Leasehold and Freehold Reform Act 2024 received Royal Assent on 24 May 2024, but its main valuation reforms — including abolishing marriage value and introducing prescribed deferment and capitalisation rates — are not yet in force. They await secondary legislation, with late 2026 the earliest realistic date and 2027–2028 widely expected. The High Court dismissed the freeholders' challenge to the reforms in October 2025.
Until commencement, the current law continues to apply. Our advice is based predominantly on the current operational law, and we explain how the proposed changes could affect a decision — so you choose on the numbers, not the headlines.
Freehold valuations for houses
Fees depend on the lease length, the value of the house and which valuation basis applies. We give the same independent, Red Book advice whether we act for the leaseholder buying or the freeholder selling.
Get a tailored quoteLeasehold house freehold FAQs
Can I buy the freehold of my leasehold house?
In most cases, yes. The Leasehold Reform Act 1967 gives the great majority of long leaseholders of houses the right to buy their freehold, provided the property is a house, the lease was originally granted for more than 21 years, and you have held it for at least two years. We confirm whether a particular house qualifies before you commit.
Does the 1967 Act apply to flats?
No. The 1967 Act covers houses only. Flats are dealt with under the Leasehold Reform, Housing and Urban Development Act 1993, either by extending an individual lease or by buying the freehold of the whole building through collective enfranchisement.
What is the difference between the original and special valuation basis?
The original basis (Section 9(1)) assumes only the land reverts to the freeholder at the end of the lease, carries no marriage value, and is usually far cheaper. The special basis (Sections 9(1A) and 9(1C)) assumes both the house and the land revert and includes marriage value. Which one applies depends on your house's rateable value on the relevant date, and confirming it is the single most important step.
Do I have to have lived in the house?
Generally no. The residence and low-rent tests that once applied were largely removed by the Commonhold and Leasehold Reform Act 2002. The main requirement now is that you have held the long lease for at least two years.
What if my landlord can't be found?
You can still acquire the freehold. Where the landlord is untraceable, the premium can be fixed by applying to the court for a vesting order, supported by an expert valuation. We also advise where a landlord is bankrupt, in receivership, or whose company has been struck off.
How will the 2024 reforms change the premium?
The Leasehold and Freehold Reform Act 2024 is expected to abolish marriage value and set prescribed valuation rates, which would change premiums for many houses. As of June 2026 those provisions are not yet in force, so current law continues to apply. We explain how the proposed changes could affect your decision.
How much do you charge?
Freehold valuations for houses start from £825 + VAT. The final fee depends on the lease length, the value of the house and which valuation basis applies. Share a few details and we will come back with a tailored quote.
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Tell us about the house
Share a few details about the property and your position, and we'll come back with a tailored quote. Prefer to talk it through first? Call us on 020 8017 1943 or email info@websterssurveyors.co.uk.