A Change of Landlord, Not of Lease: Verifying the New Freeholder in 2026

When a freehold or headlease is sold, the lease does not change. The covenants, the term, the demised premises and the tenant's obligations remain as they were. What changes is the identity of the party to whom those obligations are owed, and from whom the leaseholder is entitled to require performance. That distinction is simple in principle, but the practical consequences are not. A change of landlord can produce unfamiliar bank details, a new managing agent and correspondence arriving in a different name. The leaseholder's task is to verify the change rather than assume it, and to keep a clear record of what was paid, to whom and for which period.

Begin with the registered title

Before acting on a letter that announces a new landlord, obtain an official copy of the registered title for the freehold or headlease. The register will identify the registered proprietor and any registered charges. It will also show the address for service recorded at HM Land Registry. If the transfer has completed recently, the register may not yet reflect it, so ask the new landlord or its solicitor for a copy of the completed transfer and an explanation of the registration position. A completion statement is useful context, but it is not a substitute for the registered title.

It is equally important to identify the party that has authority to deal with the property. A new landlord may appoint a managing agent immediately, or may continue with the existing agent for a transitional period. If an agent demands payment, ask for written confirmation of its appointment and the scope of its authority. A letter on familiar paper is not, by itself, proof that the old agent still acts for the new owner.

The notices a leaseholder should expect

Where the landlord's interest is assigned, section 3 of the Landlord and Tenant Act 1985 requires the new landlord to notify the tenant in writing within two months of the assignment. The notice should identify the new landlord and give an address in England or Wales for service of notices. If the property is in Wales, the Welsh equivalent should be considered. A leaseholder who has received no notice should not ignore the change; a written request to the new landlord and, where appropriate, the old landlord's solicitor will usually establish the position.

Service charge demands and rent demands must also comply with the statutory requirements. In broad terms, a demand must contain the landlord's name and address, and service charge demands must be accompanied by the prescribed summary of rights and obligations. A demand that omits required information may be limited in effect, so keep the envelope and the covering letter as well as the demand itself.

Service charges during the transition

Service charge years rarely align neatly with a change of ownership. The new landlord may inherit the right to collect charges for periods after completion, while charges for earlier periods may belong to the old landlord. If a demand covers a period that straddles completion, ask for a statement showing how the amount has been apportioned and on what basis. Do not pay the same charge twice simply because two parties have asked for it. Keep a dated record of every payment, the demand it relates to and the bank details used.

If the new landlord claims arrears from a period before completion, request a breakdown and take advice before paying. The leaseholder may owe sums under the lease, but the right to recover those sums may not have passed to the new landlord in the way asserted. A demand that mixes old arrears with current charges should be separated before payment is made.

Insurance and repairs

Buildings insurance is often the landlord's responsibility under the lease. Ask the new landlord for the current policy schedule, the insurer's name, the period of cover, the premium and the excess. Confirm that the policy is in force from the date of completion and that the leaseholder's obligations, such as paying a proportion of the premium, are being calculated on the correct basis. If the lease requires the landlord to insure in a particular name or to a particular standard, check that the new arrangements comply.

Repairs should be reported in writing to the new landlord at its notified address, with a copy to any appointed managing agent. A new landlord takes the property subject to the lease covenants, including obligations to repair and maintain. If major works consultation began under the old landlord, ask whether the consultation will continue, whether any new notices will be issued and how the costs will be apportioned. Do not assume that correspondence sent to the old landlord will be forwarded.

A short checklist

• Obtain an official copy of the registered title and check the registered proprietor.
• Request the section 3 notice of assignment and confirm the address for service.
• Ask for written evidence of any managing agent's authority.
• Check that rent and service charge demands contain the required information.
• Keep a dated record of payments and bank details.
• Request the buildings insurance schedule and premium calculation.
• Report repairs in writing to the new landlord and keep copies.

A change of landlord should not disturb the terms of the lease. It does, however, require the leaseholder to confirm who is entitled to receive payment and who is obliged to perform the landlord's covenants. Calm verification at the outset is usually more effective than correcting a payment made in haste.