{"id":9520,"date":"2026-05-11T13:45:26","date_gmt":"2026-05-11T13:45:26","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=knowledge-base&#038;p=9520"},"modified":"2026-05-11T13:45:29","modified_gmt":"2026-05-11T13:45:29","slug":"estensioni-del-contratto-di-locazione","status":"publish","type":"knowledge-base","link":"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/estensioni-del-contratto-di-locazione\/","title":{"rendered":"Proroghe dei contratti di locazione"},"content":{"rendered":"<p class=\"wp-block-paragraph\">With the property market in <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/ufficio-di-londra\/\">London<\/a> and other major cities, such as <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/manchester-office\/\">Manchester<\/a>, continuing to grow, it is important to ensure that if you own leasehold property you are fully aware of your rights to protect your investment. Ownership of a long <a href=\"https:\/\/rfblegal.co.uk\/it\/servizi\/diritto-personale\/proprieta-residenziale\/\">residenziale<\/a> <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/violazione-di-un-contratto-di-locazione-commerciale-i-locatori-si-guardano-bene-dal-rinunciare-al-diritto-di-decadenza\/\">lease<\/a> can be a valuable asset, however as the lease term decreases over time so, unfortunately, can the value of that asset. The Leasehold Reform and Urban Development Act 1993 (as amended) gives&nbsp;<em>\u2018locatari aventi diritto\u2019<\/em>&nbsp;il <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/il-diritto-di-prelazione-nozioni-chiave-per-proprietari-e-inquilini\/\">right<\/a> to a lease extension in certain circumstances.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">We understand the <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/limportanza-dei-patti-parasociali\/\">importance<\/a> for landlords of having a strategy which works across an entire property portfolio to obtain the best possible new lease terms as well as the best premium.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The right is to extend the existing lease by 90 years at a &#8220;peppercorn rent&#8221; (this means effectively no ground rent is payable). For example, if the present lease had 80 years left to run the new, extended lease would be for 170 years. The <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/una-guida-per-i-locatori-commerciali-laccettazione-dellaffitto-da-parte-di-un-agente-equivale-a-una-rinuncia-al-diritto-di-recesso\/\">landlord<\/a> is entitled to a premium for the lease extension and this is based on a formula set out in the relevant Act.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Puoi utilizzare il nostro&nbsp;<a href=\"https:\/\/web.archive.org\/web\/20201101001725\/https:\/\/rfblegal.co.uk\/lease-extension-calculator\">calcolatore online per il rinnovo del contratto di locazione<\/a>&nbsp;to estimate the premium for a <a href=\"https:\/\/rfblegal.co.uk\/it\/servizi\/diritto-personale\/contenzioso-immobiliare-2\/estensioni-del-contratto-di-locazione\/\">statutory lease<\/a> extension. This calculation should not remove the need to instruct an experienced surveyor for an accurate <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/quanto-vale-la-mia-azienda-una-guida-ai-metodi-di-valutazione-sme\/\">valuation<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If a lease has less than 80 years to run at the time when a lease extension is claimed, the price is increased by an <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/imposta-di-bollo-sulle-proprieta-aggiuntive\/\">aggiuntivo<\/a> valuation element called the \u201cmarriage value\u201d. If a lease has approximately 80 years remaining, it is important to act quickly so as not to pay a higher premium for the extension.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Di seguito illustriamo la procedura per il rinnovo dei contratti di locazione.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Indagini preliminari<\/h3>\n\n\n\n<h4 class=\"wp-block-heading\">Requisiti per la proroga del contratto di locazione<\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">Prima di avviare la procedura formale di proroga del contratto di locazione, \u00e8 importante verificare innanzitutto di soddisfare i requisiti richiesti: il contratto di locazione deve essere stato stipulato inizialmente per una durata di almeno 21 anni.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Devi essere registrato come titolare del contratto di locazione da almeno 2 anni.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If your landlord is a charitable <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/la-sezione-21-dellhousing-act-1988-deve-rimanere-in-vigore-fino-a-quando-non-saranno-apportati-miglioramenti-ai-tribunali\/\">housing<\/a> <a href=\"https:\/\/rfblegal.co.uk\/it\/categoria\/servizi-fiduciari\/\">trust<\/a> and the flat is provided as part of the charity&#8217;s functions or if it is a <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/qa-business-contracts\/\">business<\/a> o <a href=\"https:\/\/rfblegal.co.uk\/it\/servizi\/diritto-commerciale\/contenzioso-immobiliare\/estensioni-di-contratti-di-locazione-commerciale\/\">locazione commerciale<\/a> then you <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/un-testamento-puo-annullare-i-miei-accordi-precedenti\/\">volont\u00e0<\/a> not qualify for a lease extension.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Identificazione del \u2018locatore competente\u2019<\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">Dovrai individuare il locatore competente. Il locatore competente \u00e8 colui che detiene un diritto sulla propriet\u00e0 sufficientemente prevalente da poter concedere la proroga del contratto di locazione di 90 anni, ovvero un diritto che si estende per 90 anni oltre la durata del tuo attuale contratto di locazione.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Spesso il locatore diretto \u00e8 il proprietario dell'immobile e, pertanto, il locatore competente. Tuttavia, vi sono casi in cui il locatore diretto possiede un contratto di locazione intermedio di durata troppo breve per concedere al proprietario dell'appartamento una proroga di novant'anni. Ci\u00f2 non costituisce un ostacolo all'ottenimento di una proroga del contratto di locazione, ma prima di avviare la procedura formale di proroga \u00e8 necessario assicurarsi di aver identificato il \u2018locatore competente\u2019 corretto.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">La procedura formale<\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">The leaseholder\u2019s initial notice of claim (section 42 notice) triggers the <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/consulenza-legale-sui-disturbi-per-locatori-e-agenti-di-gestione\/\">statutory<\/a> procedures for acquiring the new lease and the leaseholder is liable for the landlord&#8217;s reasonable costs as from the date he received the Notice. The initial notice will set out certain essential information <a href=\"https:\/\/rfblegal.co.uk\/it\/chi-siamo\/\">about<\/a> the Flat and the Leaseholder, and also the premium that the Leaseholder wishes to pay for the Lease Extension. The Claim Notice is served on the competent landlord with copies provided to any other intermediate landlord.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u00c8 importante che l'avviso sia completo e non contenga inesattezze o descrizioni errate, poich\u00e9 un avviso incompleto pu\u00f2 essere respinto in quanto non valido. \u00c8 possibile correggere le descrizioni errate o le inesattezze presentando istanza al tribunale di contea, ma si tratta di una spesa che \u00e8 meglio evitare.<\/li>\n\n\n\n<li>L'avviso indica un termine entro il quale il locatore competente \u00e8 tenuto a rispondere. Tale termine deve essere di almeno due mesi dalla data di notifica dell'avviso di reclamo.<\/li>\n\n\n\n<li>Una volta notificato l'avviso iniziale, il locatario sar\u00e0 tenuto a sostenere le spese di valutazione e le spese legali ragionevoli del locatore, oltre alle proprie. L'avviso \u00e8 importante anche per stabilire la data di valutazione ai fini del calcolo del premio dovuto al locatore.<\/li>\n\n\n\n<li>Lo studio legale Ronald Fletcher Baker LLP vanta una consolidata esperienza nella gestione delle pratiche e delle procedure legislative pertinenti e collaborer\u00e0 con voi per garantire la raccolta di tutte le informazioni necessarie alla compilazione della notifica iniziale.<\/li>\n\n\n\n<li>Leaseholders can register the Initial Notice with the Land Registry. This provides protection for the leaseholder against the landlord&#8217;s sale of the <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/acquisto-di-una-proprieta-nel-regno-unito-freehold-vs-leasehold\/\">freehold<\/a>. Any purchaser of the freehold, subsequent to the registration of the Tenant&#8217;s Notice will take the freehold subject to the application for the new lease.\u00a0<\/li>\n\n\n\n<li>Il locatore ha il diritto, in qualsiasi momento dopo aver ricevuto la comunicazione del locatario, di richiedere il versamento di una cauzione. Tale cauzione pu\u00f2 ammontare al 101% del canone indicato nella comunicazione del locatario oppure a 250 sterline, a seconda di quale sia l'importo maggiore.<\/li>\n\n\n\n<li>The Landlord will then serve a Counter Notice stating if he accepts that the <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/energy-and-utility-disputes-are-you-an-individual-or-business-being-overcharged-by-your-energy-or-utility-provider\/\">individual<\/a> Leaseholder has the right to extend his or her Lease and, if so, what terms he agrees and what he does not.<\/li>\n\n\n\n<li>A partire dalla notifica della controproposta del locatore, le parti dispongono di un termine di due mesi per avviare le trattative al fine di concordare il canone e le condizioni del contratto di locazione.<\/li>\n\n\n\n<li>Se il locatore non risponde alla comunicazione di reclamo o risponde in ritardo, il locatario ha diritto a una proroga del contratto di locazione alle condizioni indicate nella comunicazione stessa. Esiste una procedura da seguire per far valere tale diritto.<\/li>\n\n\n\n<li>In caso di questioni ancora in sospeso, il locatario deve, entro sei mesi dalla data della controcomunicazione del locatore, presentare ricorso al Tribunale di primo grado della Sezione immobiliare (\u201cil Tribunale\u201d) affinch\u00e9 si pronunci sui termini non concordati.<\/li>\n\n\n\n<li>Il Tribunale impartir\u00e0 diverse istruzioni che entrambe le parti dovranno rispettare e fisser\u00e0 la data dell'udienza finale. Nel frattempo, le parti potranno continuare a negoziare.<\/li>\n<\/ul>\n\n\n\n<h4 class=\"wp-block-heading\">Proroga del contratto di locazione al di fuori della legge<\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">Il locatario pu\u00f2 tentare di negoziare una proroga al di fuori delle procedure previste dalla legge sulla riforma dei contratti di locazione (Leasehold Reform Act); tuttavia, questa scelta comporta dei rischi. Il locatore non ha alcun obbligo di offrirti ci\u00f2 a cui hai diritto per legge. Potreste non ottenere una proroga di 90 anni, potreste non ottenere un canone di locazione simbolico e potreste dover pagare un premio pi\u00f9 elevato. Esiste inoltre il rischio di dover sostenere spese legali per la corrispondenza con il locatore, solo per poi vedersi rifiutare la concessione della proroga del contratto di locazione.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Qual \u00e8 il premio da versare per il rinnovo di un contratto di locazione?<\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">The premium to be <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/guida-per-i-proprietari-di-immobili-residenziali-cosa-fare-se-linquilino-non-paga-laffitto-nel-regno-unito\/\">paid<\/a> for the new lease, according to Schedule 13, Part II of the Leasehold Reform, Housing and Urban Development Act 1993 (as amended), shall be the total of:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>La diminuzione del valore del diritto del locatore sull'appartamento; vale a dire la differenza tra il valore del suo diritto attuale con il contratto di locazione in essere e il valore del suo diritto dopo la concessione del nuovo contratto di locazione con i 90 anni aggiuntivi \u2013 questa viene calcolata facendo riferimento alla perdita del reddito derivante dal canone fondiario per il resto della durata originaria (poich\u00e9 l\u2019intera durata del nuovo contratto di locazione sar\u00e0 a canone simbolico) e alla perdita dovuta all\u2019attesa di ulteriori 90 anni per la reversione.<\/li>\n\n\n\n<li>La quota del proprietario relativa al valore matrimoniale; tale quota verr\u00e0 aggiunta solo qualora la durata residua del contratto di locazione sia inferiore a 80 anni. Il valore matrimoniale \u00e8 inteso come il potenziale aumento di valore dell'appartamento derivante dalla concessione del nuovo contratto di locazione; la legge prevede che tale \u2018profitto\u2019 sia ripartito tra le parti. Un locatario con un contratto di locazione con una durata residua di circa 81 anni dovrebbe quindi prendere seriamente in considerazione la possibilit\u00e0 di prorogarlo il prima possibile<\/li>\n\n\n\n<li><\/li>\n\n\n\n<li>Compensation for loss arising from the grant of the new lease; this provides a <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/risarcimento-finanziario-perche-non-gettare-al-vento-ogni-cautela\/\">remedy<\/a> to the landlord for any other diminution in the value of his interest in other property (other flats in the building or the building itself) and any loss or damage arising from the grant of the new lease.<\/li>\n\n\n\n<li><\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Non \u00e8 obbligatorio richiedere una valutazione formale, ma solitamente \u00e8 consigliabile farlo, poich\u00e9 una valutazione dettagliata effettuata da un perito esperto in una fase iniziale aiuter\u00e0 a stabilire se la proroga del contratto di locazione sia economicamente sostenibile e consentir\u00e0 di negoziare il premio con maggiore sicurezza.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Puoi utilizzare il nostro&nbsp;<a href=\"https:\/\/web.archive.org\/web\/20201101001725\/https:\/\/rfblegal.co.uk\/lease-extension-calculator\">calcolatore online per il rinnovo del contratto di locazione<\/a>&nbsp;per stimare il sovrapprezzo relativo a una proroga del contratto di locazione prevista dalla legge. Tale calcolo non esclude la necessit\u00e0 di rivolgersi a un perito esperto per ottenere una valutazione accurata.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A surveyor may also be required for negotiations regarding the premium after the service of the initial notice and the counter notice, and to give expert <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/sezione-28-il-crescente-uso-di-prove-preregistrate-nei-processi-penali-parte-2\/\">evidence<\/a> to the&nbsp;Tribunal if <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/ho-bisogno-di-un-accordo-con-gli-azionisti\/\">agreement<\/a> cannot be reached. Ronald Fletcher Baker LLP has a selection of expert surveyors who we can put you in touch with if necessary.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Proprietari assenti<\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">Se non \u00e8 possibile rintracciare il locatore, non \u00e8 possibile notificare l\u2019avviso al locatario ed \u00e8 necessaria una procedura separata. In tal caso, il locatario pu\u00f2 presentare istanza al tribunale di contea per ottenere un\u2019ordinanza di trasferimento della propriet\u00e0. Se il tribunale ritiene che il locatario abbia i requisiti per ottenere un nuovo contratto di locazione e che siano stati compiuti tutti gli sforzi ragionevoli per rintracciare il locatore, allora, in effetti, conceder\u00e0 il contratto di locazione al locatario in assenza del locatore. Il tribunale di solito rinvia il caso al Tribunale per la determinazione del premio.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Should you require further information please click for our <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/navigare-nellaumento-dellarbitrato-internazionale-faq\/\">frequently<\/a> asked questions regarding lease extensions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Should you require assistance please call and ask for a member of our <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/litigation-team-dj\/\">Team<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><strong>(Nota bene:<\/strong>\u00a0This article was originally published on our previous website and is provided for general information purposes only. While it reflects the legal position at the time of writing, the law may have changed since publication. For up-to-date advice tailored to your circumstances, please <a href=\"https:\/\/rfblegal.co.uk\/it\/contattateci\/\">contact<\/a> our team.)<\/em><br><br><br><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>","protected":false},"author":11,"featured_media":0,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[],"tags":[],"class_list":["post-9520","knowledge-base","type-knowledge-base","status-publish","format-standard","hentry"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"With the property market in London and other major cities, such as Manchester, continuing to grow, it is important to ensure that if you own leasehold property you are fully aware of your rights to protect your investment. 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