{"id":6872,"date":"2025-08-26T13:27:15","date_gmt":"2025-08-26T13:27:15","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=6872"},"modified":"2025-11-14T13:48:57","modified_gmt":"2025-11-14T13:48:57","slug":"gerechtelijke-betwisting-hervorming-erfpacht-zet-toekomst-van-belangrijkste-bepalingen-op-losse-schroeven","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/nl\/inzichten\/gerechtelijke-betwisting-hervorming-erfpacht-zet-toekomst-van-belangrijkste-bepalingen-op-losse-schroeven\/","title":{"rendered":"Hervorming erfpacht: Twijfels over toekomst van belangrijke bepalingen door rechterlijke toetsing\u00a0"},"content":{"rendered":"<p class=\"wp-block-paragraph\">De <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/2024\/22\/contents\" target=\"_blank\" rel=\"noreferrer noopener\">Wet hervorming erfpacht en grondbezit 2024<\/a> (LFRA 2024) was introduced with the promise of transforming leasehold ownership in England and Wales. For decades, the system had been criticised for complexity, imbalance, and cost. By removing marriage value, capping the treatment of ground rent, and reducing cost burdens, Parliament sought to make <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/schending-van-een-commerciele-huurovereenkomst-verhuurders-pas-op-voor-het-afstand-doen-van-het-recht-op-verbeurdverklaring\/\">lease<\/a> extensions and <a href=\"https:\/\/rfblegal.co.uk\/nl\/diensten\/persoonlijk-recht\/geschillen-over-onroerend-goed\/erfpacht-enfranchising\/\">enfranchisement<\/a> more affordable and accessible.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Yet, only a year later, the Act\u2019s most consequential reforms face a formidable challenge in the High Court. In July 2025, six major freeholders and charitable estates launched a <a href=\"https:\/\/rfblegal.co.uk\/nl\/diensten\/persoonlijk-recht\/immigratiediensten\/rechterlijke-toetsingen\/\">rechterlijke toetsing<\/a>. The outcome <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/kan-een-testament-mijn-eerdere-overeenkomsten-annuleren\/\">zal<\/a> determine whether the central pillars of leasehold reform survive intact or are curtailed at the very moment they were due to take effect.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Waarom een hervorming van het erfpachtrecht nodig was&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Leasehold has long been controversial. Leaseholders own their homes for a term of years but remain bound to pay ground rent and service charges, and must navigate complex rules if they wish to extend their lease or buy the freehold. Critics argued the system disproportionately favoured <a href=\"https:\/\/rfblegal.co.uk\/nl\/inzichten\/een-gids-voor-commerciele-verhuurders-staat-het-accepteren-van-huur-door-een-agent-gelijk-aan-afstand-doen-van-het-recht-op-verbeurdverklaring\/\">verhuurders<\/a>, particularly in high-value urban areas where premiums could be very high.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Een van de meest omstreden elementen was de huwelijkswaarde - een extra bedrag dat moet worden betaald zodra een huurovereenkomst onder de 80 jaar komt, als weerspiegeling van het \u201chuwelijk\u201d tussen de waarde van de erfpacht en die van de pacht. Leasenemers voerden aan dat dit een oneerlijke meevaller was voor verhuurders. De erfpachters daarentegen zagen het als de erkenning van een echt financieel belang.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">De roep om hervorming werd luider nadat de Grenfell-tragedie zwakke plekken in de bescherming van huurders en een breder publiek bewustzijn van escalerende servicekosten aan het licht bracht. Parlementaire commissies drongen herhaaldelijk aan op een grootschalige hervorming, met als hoogtepunt de 2024 Act.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Belangrijkste bepalingen van de Leasehold and Freehold Reform Act 2024&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">De wet was bedoeld om drie structurele kwesties aan te pakken: waardering, looptijd en kosten.&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">1. Waardering&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Afschaffing van de huwelijkswaarde;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Grondhuur wordt behandeld op een gemaximeerde basis (0,1% van de waarde in vrij bezit van de eigenaar) bij het berekenen van premies;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Nieuwe voorgeschreven tarieven vast te stellen door secundaire wetgeving, bedoeld om taxaties voorspelbaarder en goedkoper te maken voor pachters.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">2. Huurtermijn&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Verlengingsrechten voor flats en huizen verlengd tot 990 jaar.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">3. Kosten&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>General rule that each side bears their own non-litigation costs in enfranchisement and <a href=\"https:\/\/rfblegal.co.uk\/nl\/diensten\/ondernemingsrecht\/geschillen-inzake-onroerend-goed\/commerciele-huurverlengingen\/\">huurverlenging<\/a> claims, with very limited exceptions;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Wijzigingen in het Right to Manage om het verhalen van kosten van verhuurders op huurders te beperken.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">4. Andere hervormingen&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Vereenvoudiging van het recht op beheer;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Bepalingen over transparantie van de kosten voor het beheer van onroerend goed;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Afschaffing van de eigendomseis van twee jaar voor het uitoefenen van wettelijke rechten.&nbsp;<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Sommige maatregelen, zoals de afschaffing van de tweejarige eigendomsregel (van kracht sinds januari 2025), zijn al in werking getreden. Voor andere, zoals de termijn van 990 jaar en de nieuwe waarderingspercentages, is secundaire wetgeving nodig.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">De rechterlijke toetsing&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">In juli 2025 hoorde de Divisional Court (Holgate LJ en Foxton J) een vierdaagse rechterlijke toetsing die was aangespannen door zes eisers, The Cadogan Estate, The Grosvenor Estate, Long Harbour, Albanwise Wallace, John Lyon's Charity en The Portal Trust. Samen controleren of beheren ze ongeveer 390.000 leasehold belangen. Hun uitdaging is vierkant gericht tegen de waarderingshervormingen.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">De argumenten van de Freeholders&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">De eisers voeren aan dat:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Marriage value is a <a href=\"https:\/\/rfblegal.co.uk\/nl\/diensten\/ondernemingsrecht\/geschillen-inzake-onroerend-goed\/zakelijke-gebruikers\/\">eigendom<\/a> right protected by Article 1, Protocol 1 of the European Convention on Human Rights. Abolishing it represents an unlawful deprivation of property.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>De maximale erfpacht ontneemt hen op oneerlijke wijze de werkelijke economische waarde van hun bezittingen.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>De nieuwe kostenregeling verhindert hen om legitieme kosten terug te vorderen, opnieuw een inbreuk op eigendomsrechten.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Over het geheel genomen zijn de hervormingen onevenredig en leiden ze tot verliezen die in de honderden miljoenen ponden lopen, terwijl er geen eerlijke balans is tussen het publieke belang en particuliere rechten.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">De verdediging van de regering&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">De staatssecretaris verdedigt de hervormingen als een legitieme sociale beleidsmaatregel om decennialange onevenwichtigheden recht te trekken. Het parlement heeft het recht om wetten te maken voor betaalbaarheid en eerlijkheid op de woningmarkt. De regering houdt ook vol dat de huwelijkswaarde zelf geen \u201cbezit\u201d is in de zin van het EVRM, maar eerder een wettelijke constructie die hervormd kan worden.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Wat gebeurde er tijdens de hoorzitting?&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Verslagen van de rechtbank suggereren dat de rechters sceptisch stonden tegenover het idee van huwelijkswaarde als een eigendomsrecht. Ze vroegen zich ook af of de financi\u00eble verliezen die door de pachters werden geclaimd wel opwegen tegen het publieke belang van de hervorming. De uitspraak is aangehouden en wordt later in 2025 verwacht.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Met name verzoeken van actiegroepen van pachters om tussenbeide te komen werden eerder dit jaar afgewezen. Critici beweren dat de erfpachters, de mensen die er juist van zouden moeten profiteren, hierdoor geen directe stem hebben in de procedure.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hervorming uitgesteld&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Sommige elementen van LAFRA zijn al in werking getreden. Leaseholders hoeven niet langer twee jaar te wachten voordat ze een verlenging van de leaseovereenkomst kunnen aanvragen en het recht op beheer is uitgebreid.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Andere belangrijke hervormingen blijven echter opgeschort. De geplande huurverlengingen van 990 jaar en verdere controles op de kosten voor het beheer van onroerend goed zijn afhankelijk van secundaire wetgeving. Deze maatregelen worden nu uitgesteld terwijl de rechterlijke toetsing doorgaat.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Voor veel erfpachters is de onzekerheid acuut. Uit een recente Opinium-enqu\u00eate, waarover The Times in juli 2025 berichtte, bleek dat bijna 60% van de erfpachters moeite had om hun huis te verkopen, terwijl ongeveer driekwart de servicekosten het afgelopen jaar had zien stijgen. Door het gebrek aan duidelijkheid over de hervorming staan huishoudens onder financi\u00eble en praktische druk.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Wat gebeurt er daarna?&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Het gereserveerde vonnis zal bepalen of de belangrijkste bepalingen van LFRA 2024 intact blijven. In grote lijnen zijn drie uitkomsten mogelijk:&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">1. Hervormingen volledig gehandhaafd&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Leasehouders kunnen hun leasecontracten goedkoper en langer verlengen, met lagere kosten.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Freeholders verliezen huwelijkswaarde en krijgen te maken met een lagere erfpacht.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">2. Gedeeltelijk succes voor vrije bezitters&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>De rechtbank kan sommige betwistingen toewijzen (bijv. met betrekking tot de terugvordering van kosten), maar andere toestaan.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">3. Uitdaging slaagt volledig&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Het is mogelijk dat het Parlement de wetgeving moet herzien, waardoor de hervorming verder wordt vertraagd en erfpachters in voortdurende onzekerheid worden gelaten.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Praktische gevolgen in 2025&nbsp;<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Voor eigenaren van onroerend goed: De onzekerheid over de waardering van activa houdt aan. Afhankelijk van de uitkomst kan de prijs van de portefeuilles worden aangepast.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Voor erfpachters: Onderhandelingen en verkoop blijven moeilijk, met kopers die voorzichtig zijn totdat er duidelijkheid komt.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Voor kredietverstrekkers: Hypotheekverstrekkers houden dit nauwlettend in de gaten, omdat de beschikbaarheid van financiering voor korte leases afhangt van voorspelbare waarderingen.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Voor de huizenmarkt: Uitstel van de hervorming ondermijnt het vertrouwen, met een domino-effect op mobiliteit en betaalbaarheid.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Conclusie&nbsp;&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">De rechterlijke toetsing van de Leasehold and Freehold Reform Act 2024 is een cruciaal moment voor het eigendomsrecht. Voor de regering is het een test of het parlement de lang beloofde herziening van het erfpachtrecht kan doorvoeren op grond van rechtvaardigheid. Voor erfpachters is het een strijd om miljarden ponden aan vermogenswaarde te beschermen. Voor erfpachters is het het verschil tussen de mogelijkheid om uit te breiden of te enfranchisen onder eerlijke voorwaarden, of opgesloten blijven in een systeem dat al lang bekritiseerd wordt als verouderd en onevenwichtig.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Terwijl de sector wacht op de uitspraak later dit jaar, moeten zowel verhuurders als huurders zich voorbereiden op een paar onzekere maanden. De enige zekerheid is dat de uitkomst de toekomst van leasehold voor de komende decennia zal bepalen.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Huurverlengingen en huurkoop: Contact&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ben Lewis is advocaat bij RFB's afdeling Procesvoering en Vruchtgebruik. Voor vragen over dit onderwerp kunt u contact opnemen met Ben Lewis via e-mail op <a href=\"mailto:B.Lewis@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">B.Lewis@rfblegal.co.uk<\/a> of telefonisch op 0203 947 8892.&nbsp;&nbsp;<\/p>","protected":false},"author":12,"featured_media":6873,"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":[20],"tags":[81],"class_list":["post-6872","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"The Leasehold and Freehold Reform Act 2024 (LFRA 2024) was introduced with the promise of transforming leasehold ownership in England and Wales. 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