Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what assessment he has made of the adequacy of consumer protections for leaseholders undertaking informal lease extensions, in the context of the (a) absence of specialist qualification requirements for solicitors handling such transactions, (b) exclusion of lease extension advice from Financial Conduct Authority regulation and (c) lack of price controls in the informal extension process.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
My Department has considered the adequacy of consumer protections for leaseholders undertaking informal lease extensions as part of the wider package of leasehold reform.
The Leasehold Reform (Ground Rent) Act 2022 already provides some protections by restricting the ground rent payable following a non-statutory lease extension. Given that the Leasehold and Freehold Reform Act 2024 will make the statutory route cheaper and easier, we expect more leaseholders to use it in future.
Solicitors must meet the Solicitors Regulation Authority’s strict education, training, and ethical standards and maintain competence throughout their careers. While there is no statutory requirement for specialist qualifications in lease-extension work, solicitors are professionally obliged to act only where competent and to provide a proper standard of service. Consumer protections include mandatory professional indemnity insurance, access to the Legal Ombudsman, and SRA enforcement powers.
The government and Parliament set the rules for financial services and decide which activities require official approval. These rules are detailed because financial products are varied and complex. The costs and benefits of bringing activities into the regulatory perimeter can be finely balanced, which is why the government is committed to regulating only where there is a clear case for doing so.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what assessment he has made of the potential impact of the High Court judgment in Arc Time Freehold Income Authorised Fund and others v Secretary of State for Housing, Communities and Local Government [2025] EWHC 2751 (Admin) on the timeline of implementing (a) the removal of the requirement for leaseholders to pay freeholders' legal and professional fees when extending leases, (b) the cap on ground rent calculations for lease extensions and (c) the changes to marriage value provisions for leases with 80 years or less remaining.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
Following a robust defence from the government, the High Court comprehensively dismissed challenges brought to the Leasehold and Freehold Reform Act 2024. We warmly welcome the Court’s judgment.
The reforms that were challenged will make it easier and cheaper for leaseholders to extend their lease or buy their freehold by removing the requirement for marriage value to be paid; and capping the treatment of ground rents in the valuation calculation at 0.1% of the freehold value.
Valuation rates used to calculate the enfranchisement premium will be set by the Secretary of State in secondary legislation. We will consult on valuation rates and commence the relevant provisions as soon as possible.
As per my Written Ministerial Statement of 21 November 2024 (HCWS244), primary legislation will be required to rectify a small number of specific flaws in the 2024 Act before the Act’s enfranchisement provisions are commenced.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, if he plans to provide financial support to local authorities seeking to rename (a) streets and (b) roads currently named after Prince Andrew where there is support from local residents for such a change.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
Section 81 of the Levelling Up and Regeneration Act 2023 enables Local Authorities to make changes to street names if they determine they command ‘sufficient local support’ and sets an expectation of local engagement prior to any change. Local Authorities are funded for their street naming and numbering functions in the usual manner.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what steps he is taking to ensure that freeholders of leasehold properties comply with their legal obligations to maintain asbestos management plans; and what penalties apply to freeholders who fail to provide leaseholders with access to such plans when requested.
Answered by Samantha Dixon - Parliamentary Under-Secretary (Housing, Communities and Local Government)
The Health and Safety Executive (HSE) have published information to help landlords understand their duties under the Control of Asbestos Regulations 2012 for the common parts of multi-occupancy domestic premises (such as foyers and corridors, lifts and lift-shafts and staircases etc). and what they are required to do to comply here: The duty to manage asbestos in buildings: Check if you have the duty to manage asbestos - HSE and here: Managing and working with asbestos - HSE. Those that are in breach would be subject to the normal range of penalties under the Health and Safety at Work etc. Act 1974.
Leaseholders can contact the Leasehold Advisory Service (LEASE) for specific guidance on their situation and potential courses of action.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what plans he has to promote awareness among leaseholders of their right under the Leasehold and Freehold Reform Act 2024 to extend their lease to 990 years at a peppercorn ground rent; and what support his Department will provide to ensure leaseholders can exercise this right without requiring professional legal assistance.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
The government is committed to ensuring leaseholders can take advantage of the reforms provided for by the Leasehold and Freehold Reform act 2024 as they are implemented. We will continue to work closely with delivery partners and stakeholders to raise awareness about these, including publishing guidance as and when appropriate.
Specialist legal advice should be taken from a solicitor or surveyor when considering enfranchisement or extensions. Leaseholders can also get free information and advice from the government supported Leasehold Advisory Service.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, if he will take steps to (a) ensure that leaseholders whose leases are approaching the 80–85 year bracket are informed of the implications for lease extension costs and (b) collect (i) email addresses and (ii) other contact details to provide timely reminders.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
The Leasehold and Freehold Reform Act 2024 includes provisions that will make it cheaper and easier for existing leaseholders to extend their lease or buy their freehold.
As set out in the Written Ministerial Statement I made on 21 November 2024 (HCWS244), the government intends to act quickly to provide homeowners with greater rights, powers, and protections over their homes by implementing the Act’s provisions.
Leaseholders can view high level information on their lease on the title register or request an official copy of their lease from HM Land Registry (HMLR) using form OC2. A dataset of registered leases is also published by HMLR and can be accessed free of charge for personal use. This can be found on gov.uk here.
Specialist legal advice should be taken from a solicitor or surveyor when considering enfranchisement or extensions. Leaseholders can also get free information and advice from the Leasehold Advisory Service.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what assessment his Department has made of the impact of (a) digital advertising screens, (b) digital telecommunications hubs and (c) other digital street infrastructure on (i) street clutter and (ii) pedestrian accessibility in urban areas; and whether his Department plans to issue updated guidance to local planning authorities on managing the cumulative impact of such installations on (A) public spaces and (B) the streetscape.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
The advertisement control regime seeks to control the impact of advertisements by reference to their effect on amenity and public safety. Responsibility for the application of the legislation rests with local planning authorities and they are best placed to consider the impact of specific advertisements.
My Department has not made any assessment of the impact of digital advertising screens and we have no current plans to issue guidance to local planning authorities on the cumulative impact of such installations.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what plans his Department has to strengthen the collective rights of (a) leaseholders and (b) residents’ associations to (i) access information, (ii) influence management decisions, and (iii) protect shared funds.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
On 4 July, the government published a consultation on strengthening leaseholder protections over charges and services. It can be found on gov.uk here.
For an overview of the proposals set out in the consultation, I refer the hon. Member to the associated Written Ministerial Statement (HCWS780).
The consultation closed on 26 September and we are analysing responses.
The government is committed to enacting remaining Law Commission recommendations relating to the leasehold Right to Manage.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what recent discussions his Department has had with local planning authorities on the impact of permitted development for Houses in Multiple Occupation on parking provision.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
My Department has not had any such discussions with local planning authorities.
Local authorities can remove the permitted development right for smaller Houses in Multiple Occupation to protect local amenity or wellbeing of an area by introducing an ‘Article 4’ direction.
Asked by: Joshua Reynolds (Liberal Democrat - Maidenhead)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, whether he has made an assessment of the potential merits of HM Land Registry providing registered leaseholders with an annual update of their (a) lease terms and (b) other relevant information by (i) post and (ii) email.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
It is essential that leaseholders understand their rights and responsibilities and are able to access information regarding their leasehold arrangements.
Leaseholders can view high level information on their lease on the title register or request an official copy of their lease from HM Land Registry (HMLR) using form OC2. A dataset of registered leases is also published by HMLR and can be accessed free of charge for personal use. It can be found on gov.uk here.
On 4 July, the government published a consultation on strengthening leaseholder protections over charges and services. It can be found on gov.uk here. For an overview of the proposals set out in the consultation, I refer the hon. Member to the associated Written Ministerial Statement (HCWS780). The consultation closed on 26 September, and we are analysing responses.