{"id":9934,"date":"2026-07-03T14:16:43","date_gmt":"2026-07-03T14:16:43","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&p=9934"},"modified":"2026-07-07T10:22:37","modified_gmt":"2026-07-07T10:22:37","slug":"changer-les-regles-de-laccession-a-la-propriete-guide-sur-les-reformes-relatives-au-bail-emphyteotique-et-a-la-pleine-propriete","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/fr\/perspectives\/changer-les-regles-de-laccession-a-la-propriete-guide-sur-les-reformes-relatives-au-bail-emphyteotique-et-a-la-pleine-propriete\/","title":{"rendered":"Changer les r\u00e8gles de l'accession \u00e0 la propri\u00e9t\u00e9 : guide sur les r\u00e9formes relatives au bail emphyt\u00e9otique et \u00e0 la pleine propri\u00e9t\u00e9\u00a0"},"content":{"rendered":"

The rules governing who owns and controls r\u00e9sidentiel<\/a> property in England<\/a> and Wales are undergoing their biggest shake-up in a generation. For decades, buying<\/a> a flat meant entering the complex world of leasehold, a system that often left buyers dealing with rising ground rents, expensive lease<\/a> extensions<\/a>, and disputes with freeholders. <\/p>\n\n\n\n

A dual-track legal overhaul\u00a0aims to\u00a0permanently shift\u00a0power away from traditional landlords and give\u00a0it back to homeowners<\/a>. This transition is being driven by two major pieces of legislation,\u00a0la loi de 2024 sur la r\u00e9forme des baux et de la pleine propri\u00e9t\u00e9 <\/a>et le projet de loi de 2026 sur la r\u00e9forme de la copropri\u00e9t\u00e9 et du bail.\u00a0<\/a><\/p>\n\n\n\n

La loi de 2024 sur la r\u00e9forme des baux et de la pleine propri\u00e9t\u00e9 : \u00e9tat d'avancement et bataille devant la Cour d'appel <\/h2>\n\n\n\n

The Leasehold and Pleine propri\u00e9t\u00e9<\/a> Reform Act 2024 became law in May 2024, but its implementation has faced a complex rollout. Freeholders immediately mounted significant legal resistance, arguing that the legislation\u2019s radical structural changes amounted to an unlawful deprivation of property rights under Article 1 of the First Protocol (A1P1) to the European Convention<\/a> on Human Rights (ECHR). <\/p>\n\n\n\n

Le contr\u00f4le juridictionnel et le recours en appel imminent<\/strong> <\/h3>\n\n\n\n

In October 2025, the High Court delivered a comprehensive 167-page judgment dismissing the freeholders’ judicial review claims<\/a>. The court ruled that the government acted within its discretionary powers to correct a systemic, anti-competitive imbalance in the housing<\/a> market. <\/p>\n\n\n\n

However, the legal battle is far from over. On 1 April<\/a> 2026, the Court of Appel<\/a> formally granted permission<\/a> to appeal to five major institutional freeholder groups. This second round of high-stakes litigation<\/a> is scheduled to be heard in late 2026 or early 2027. <\/p>\n\n\n\n

Le recours des propri\u00e9taires fonciers porte directement sur trois piliers fondamentaux de la loi de 2024 : <\/p>\n\n\n\n

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  1. L'abolition de la valeur du mariage :<\/strong>\u00a0The 2024 Act eliminates “marriage value”,\u00a0the hypothetical profit generated when a lease with fewer than 80 years\u00a0remaining\u00a0is extended. Under the old system, this value was split equally between the leaseholder and freeholder. Freeholders argue that removing<\/a> this share\u00a0constitutes\u00a0an uncompensated confiscation of asset value.\u00a0<\/li>\n<\/ol>\n\n\n\n
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    1. The Ground Rent Valuation<\/a> Cap:<\/strong>\u00a0La loi pr\u00e9voit que, lors du calcul de la prime qu'un locataire doit verser pour prolonger son bail ou acqu\u00e9rir la pleine propri\u00e9t\u00e9, le montant du loyer foncier pris en compte est plafonn\u00e9, ce qui r\u00e9duit le montant final vers\u00e9 au propri\u00e9taire foncier.\u00a0<\/li>\n<\/ol>\n\n\n\n
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      1. Le transfert des frais de justice :<\/strong>\u00a0Historically, leaseholders were contractually bound to pay the freeholder\u2019s professional, valuation, and legal fees during an enfranchisement<\/a> or extension claim. The 2024 Act reverses this, dictating that each party must bear their own costs.\u00a0<\/li>\n<\/ol>\n\n\n\n

        Dispositions en vigueur : quelles sont celles qui sont actuellement applicables ?<\/strong> <\/h2>\n\n\n\n

        Unless the Court of Appeal issues a formal injunction<\/a> to stay the legislation, which is highly unlikely, the provisions of the 2024 Act that have already been triggered by commencement orders remain fully active law: <\/p>\n\n\n\n