How to Check How Many Years are Left on Your Lease

Step 1: Confirm that your flat is leasehold

Most flats in England & Wales are leasehold, but it’s still worth confirming before you start, particularly if you’ve owned the property for a long time or inherited it.

Knowing whether your flat is leasehold matters because only leasehold properties have a fixed term that runs down over time. Freehold properties do not have a lease expiry date.

You can usually confirm this by:

• Checking your original purchase paperwork or mortgage offer, which will normally state whether the property is leasehold

• Looking at the HM Land Registry title register, which clearly confirms whether the property is registered as leasehold and refers to the lease itself

If the title register refers to a lease and includes a start date and term, the property is leasehold and the remaining years can be calculated.

Step 2: Check the lease details using HM Land Registry

This is the fastest and most reliable way to check your lease length, as HM Land Registry holds the official legal record of registered leases in England & Wales. In most cases, the information you need is available instantly and does not require contacting a solicitor, managing agent, or freeholder.

Note that the cost for obtaining a copy of the title register from HM Land Registry is £7.

1. Visit the GOV.UK website here: https://www.gov.uk/search-property-information-land-registry

2. Scroll down the page and click on the green "Start Now" button.

3. Enter the postcode for your flat, then select your flats address from the list.

4. The search results will probably show information for Freehold and Leasehold.  Click on the address of your flat, for the Leasehold result.

5. Scroll down the page and click the green "View available documents" button.

6. You will need to create an account with Land Registry before downloading the lease title register.

7. Next, you will need:

• The full property address (or title number if known)

8. Once you access the title register, focus on the Property Register section. This part of the register describes the property and sets out the key lease details. You are looking specifically for wording that confirms the length of the lease and the date it began.

Typical examples include:

• “Term: 99 years from 1 January 1985”

• “Lease dated 3 March 1990 for a term of 125 years commencing on 1 January 1990”

Although the wording can vary slightly, it will always tell you two critical pieces of information:

• The original lease length (for example, 99 or 125 years)

• The start date of the lease (sometimes referred to as the date of commencement)

9. These details allow you to work out the lease expiry date and, in turn, how many years remain. You do not need to see the full lease document to do this.

Example:
Lease term: 99 years from 1 January 1985
Lease expiry year: add 99 years to 1985 = 2084

Alternatively, now you know the lease term for your flat, a simple way to accurately work out how much time is left on your lease is to ask Google a direct question, for example:
“The lease for my flat is 99 years from 1 January 1985, how long is left on my lease?”
Google will then show you how many years remain on the lease, along with an explanation of how the figure has been calculated.

Step 3: Make sure you’re not counting from when you bought the flat

This is one of the most common mistakes sellers make, and it often leads to confusion or unexpected problems later in the selling process.

Many owners assume the lease term starts from the date they purchased the flat, but this is not the case. A lease is granted for a fixed number of years from a specific start date, and that clock keeps running regardless of how many times the property is sold.

• Lease length does not reset when a flat is sold or transferred

• It always runs from the original start date stated in the lease, even if the flat has changed hands several times

For example, if a flat was originally granted on a 99-year lease in 1985 and you bought it in 2010, the lease did not restart in 2010. It continued running from 1985, meaning a significant portion of the term had already expired by the time you became the owner.

Understanding this point is crucial, as it explains why some flats can have relatively short leases even if they were purchased fairly recently.

Step 4: Check your original lease or solicitor’s paperwork

If you still have documents from when you purchased the flat, these can be a useful secondary way of confirming your lease length, particularly if you already have them to hand.

Look for:

• The lease document itself, which sets out the full legal terms, including the lease length and start date

• Your solicitor’s report on title, which is a summary prepared when you bought the flat and highlights the key lease details in plain English

These documents will usually confirm:

• The lease start date, which is the date the lease term began

• The original lease length, such as 99 or 125 years

• Whether the lease had already been extended by a previous owner before you purchased the flat

If you find a report on title, this is often easier to read than the lease itself and can quickly answer the question of how long the lease was when you bought the property. However, remember that the lease will have continued to run down since that date, so the figures may now be out of date.

For this reason, paperwork from your purchase should be used to support what you see on the Land Registry, rather than replacing it.

Step 5: Check whether the lease has already been extended

Some flats have had lease extensions completed by previous owners, and this can significantly change how many years remain on the lease compared to the original term.

In many cases, a lease extension will add extra years to the existing lease (for example, a statutory extension usually adds 90 years), and the ground rent terms may also have changed. Because of this, it’s important not to assume the lease length is still based on the original grant.

• If a lease has been extended, the updated lease length should appear on the title register, replacing or supplementing the original term

• The title register may refer to a deed of variation or a new lease that reflects the extension

• Be cautious of older estate agent listings, sales particulars, or online property portals, as these often continue to quote the original lease length and can be out of date

If there is any inconsistency between what you’ve been told and what appears on the title register, the Land Registry record should always be treated as the most reliable source. Always rely on the most recent Land Registry record where possible, as this is what buyers’ solicitors will check during a sale.

Step 6: Contact the managing agent or freeholder if needed

If you can’t access the lease details yourself, contacting the managing agent or freeholder can help, although this route is usually slower than checking the Land Registry.

• Managing agents often hold copies of the lease and related documents as part of their day-to-day management of the building

• Freeholders can usually confirm the lease term and whether any extensions have taken place, even if they do not provide full documentation immediately

This approach can be useful if:

• You are unable to access the Land Registry information

• The title register wording is unclear

• You want to double-check whether a lease extension has been completed

Be aware that response times can vary significantly, and delays are common, particularly with:

• Local authority freeholders, where requests often follow formal processes

• Housing associations, which may have centralised teams and longer turnaround times

• Large corporate freeholders, where enquiries are handled in batches or outsourced

Because of this, relying on managing agents or freeholders alone can slow things down. Where possible, it’s best to use this step as a backup rather than your first option.

Step 7: Avoid guessing or relying on estimates

It’s best not to rely on estimates, assumptions, or informal descriptions when it comes to lease length, as these are a common cause of problems later on.

In particular, be cautious of:

• Estate agent phrases such as “long lease” or “extended lease”, which are often vague and not legally precise

• Memory of when you bought the property, as this has no bearing on when the lease actually started

• Online calculators or tools that do not use verified lease data from HM Land Registry

While these sources can give a rough idea, they are not reliable enough for selling or refinancing a flat. Buyers’ solicitors and mortgage lenders will always rely on the official lease details, not estimates.

Even being a year or two out can have real consequences, including:

• Reduced buyer confidence once accurate information comes to light

• Fewer mortgage options, or buyers being declined altogether

• Increased pressure on sale price negotiations, often late in the process

Step 8: Understand what your lease length means

Once you know how many years remain, it’s important to understand what that number actually means in practical terms, particularly if you are thinking about selling your flat.

Key points to consider include:

• Whether the lease is above or below 80 years. This is a critical threshold in England & Wales. Once a lease drops below 80 years, the cost of extending it usually increases significantly due to something known as marriage value.

• The impact on buyer demand and mortgage options. Many mortgage lenders have minimum lease length requirements, both at the time of purchase and at the end of the mortgage term. A shorter lease can reduce the pool of potential buyers or lead to sales falling through.

• Whether extending the lease is realistic or necessary. In some cases, extending the lease before selling can improve saleability and value. In others, the cost, timescale, or freeholder involvement may make this impractical.

• What selling options are available if the lease is short. Flats with short leases can still be sold, but the route may differ. This could include adjusting the price, targeting specialist buyers, or choosing a quicker, more certain sale over achieving the highest possible price.

Understanding these points early allows you to plan properly, avoid surprises later in the process, and choose the selling strategy that best fits your circumstances.

What this means for flat owners and sellers

If you’re worried about what you might find, you’re not alone. Lease length is one of the most common concerns flat owners have, and it often only comes to light when they start thinking seriously about selling or remortgaging.

• Short leases are very common, particularly in London and in ex-council or older purpose-built blocks

• Many owners only discover the issue late in the process, often after an offer has been accepted

• Not everyone needs to extend their lease before selling, and in some cases doing so may not be the most practical option

• Flats with short leases are sold every day, often through specialist buyers who understand the risks and costs involved

What matters most is understanding your position as early as possible. Knowing how many years remain on your lease allows you to plan properly, explore the right options for your situation, and avoid unnecessary delays, stress, or failed sales.

Frequently Asked Questions

1. How do I find out how long is left on my lease?

The most reliable way is to check the HM Land Registry title register for your flat. This shows the lease start date and the original lease term, which allows you to calculate how many years remain.

2. Can I check how many years are left on my lease online?

Yes. In England & Wales, most leasehold flats are registered with HM Land Registry, and the lease details can be checked online using the property address.

3. Does my lease length start from when I bought the flat?

No. Lease length always runs from the original start date stated in the lease, not from when you purchased the property. The lease continues to reduce each year regardless of ownership changes.

4. Where exactly does the lease length appear on the Land Registry?

The lease length is shown in the Property Register section of the title register. It will usually state the length of the lease and the date it began, for example “99 years from 1 January 1985”.

5. What if I’ve lost my lease paperwork?

This is very common and usually not a problem. The Land Registry title register normally contains enough information to confirm how long is left on your lease without needing the original documents.

6. How do I know if my lease has already been extended?

If a lease has been extended, this should be reflected on the Land Registry title register. It may refer to a new lease or a deed of variation showing the updated lease term.

7. What is considered a short lease in England & Wales?

A lease is commonly considered short once it falls below 80 years. Below this point, lease extension costs often increase and mortgage options can become more limited.

8. Why does it matter how many years are left on my lease?

The remaining lease length can affect property value, buyer demand, and whether a buyer can get a mortgage. It is one of the first things buyers’ solicitors check.

9. Can estate agents tell me how long is left on my lease?

Estate agents may give an estimate, but this should always be verified against the Land Registry. Buyers and lenders rely on official records, not marketing descriptions.

10. What should I do once I know how many years are left on my lease?

Once you know the remaining lease length, you can decide whether to extend the lease, adjust your selling strategy, or seek specialist advice based on your circumstances.