Leasehold enquiries, which answers deserve a second look

When you buy a flat, your solicitor doesn't just read the lease. They also send a set of written questions to the seller and, crucially, to the managing agent or landlord who runs the building. Think of it as a health check on the block, not just the flat.

The seller's side is covered by standard forms. The management pack and the extra questions to the agent are where the useful stuff tends to hide. The agent knows what's been spent, what's been planned and who isn't paying.

You're not expected to write these yourself. But you should read the answers, because your solicitor can flag a problem and you still have to decide whether to live with it.

Some answers are routine. Others should make you slow down. These are the ones I'd read twice.

1. 1Service charge arrears across the building. A few late payers happen. A large share of owners behind can mean the money for repairs isn't there.
2. 2Planned or recent major works. Roof, lifts, windows, cladding, drains. Ask what's been costed, what's been consulted on and who pays for it.
3. 3Section 20 consultation notices. These show the landlord has started the formal process for big costs, so a bill may already be heading your way.
4. 4Reserve or sinking fund. A healthy fund smooths out big bills. No fund means costs land on owners in one hit.
5. 5Ground rent terms. Check the amount, how often it rises and whether it doubles. Leases granted since 30 June 2022 should carry a peppercorn ground rent, but older ones often don't.
6. 6Disputes or litigation. Any tribunal case or row with the landlord is worth understanding before you're part of it.

A vague answer is also an answer. If the reply says 'to be confirmed' on something that matters, ask your solicitor to chase it.

The agent will usually give the current year's budget and recent actual costs. Compare the two. If actual spending keeps running well above budget, the next bill is probably going up too.

Look at what the money covers. Buildings insurance, cleaning, lift maintenance, a managing agent's fee. Then ask whether anything looks oddly low. A suspiciously cheap charge can mean repairs have been put off, and that's a debt the next owner inherits.

If your solicitor sees a figure that doesn't add up, they can ask for the breakdown. It's a perfectly reasonable request.

The lease itself tells you the term, but the enquiries help with the surrounding detail. Has the landlord ever been asked about an extension? Are there any notices outstanding? Is there a deed of variation?

Lease length matters because lenders do care. They commonly want around 70 to 85 years left when you apply and 30 to 40 years left when the mortgage ends, though each lender sets its own figure. If the lease is short, ask your solicitor about extension costs before you offer, not after.

One thing to know. Marriage value still applies when you extend a lease with fewer than 80 years left. The Leasehold and Freehold Reform Act 2024 abolishes it, but that part isn't in force and has no start date. You also no longer need to own the flat for two years before claiming a statutory extension, as that rule went on 31 January 2025. Because the law here has been moving, confirm the current position with your solicitor.

Honestly, longer than you'd like. The managing agent isn't on your timetable, and the seller usually has to request the pack first. Some agents turn it round within days. Others take a few weeks, particularly in busy periods or when the block has a lot going on.

Agents often charge for the pack and for answering extra questions, and the seller normally arranges and pays for that first. Fees vary a lot, so ask what's been quoted rather than assuming.

You can speed things up. Ask your solicitor to request the pack as soon as your offer is accepted. Make sure the seller has given the agent's details. And keep the extra questions focused, because a long list of nitpicks means a slow reply.

Download the title register for 7 pounds on gov.uk, and a copy of the filed lease for the same price. The free property search only tells you whether a property is freehold or leasehold, plus its title number, so don't expect more from it.

Then read the agent's answers alongside the lease. If something worries you, say so to your solicitor in plain words. They can negotiate a price change, ask for a retention, or tell you to walk away.

A flat is only as good as the building around it. The enquiries are the closest thing you'll get to a look behind the walls.