LEASEHOLD CHECKS FOR SPV BUYERS IN KENT 2025
Leaseholds can make or break cash-flow. We verify lease term, ground rent, service charges and planned works before you fall in love. Here’s the checklist we use to keep the mortgage safe, the Reserve topped up, and your SPV numbers passing the rent test.
Who this helps (real use cases)
- Credit blips or thin UK file, but strong income and deposit
- Visa/residency constraints where a company route is cleaner
- Time-poor professionals who need end-to-end help (search + structure)
- Privacy-sensitive buyers who want controlled disclosure
the five numbers that decide your deal
Flats can be fantastic—if the lease maths works. In an SPV deal, lease costs feed directly into the rent test, so we collect the facts before an offer.
Lease term (years left): prefer 100+; <85 means financing/valuation scrutiny.
Ground rent: fixed or RPI-linked; avoid doubling clauses.
Service charges: current cost and 3-year history (trend matters).
Planned major works: section 20s, roof/lift/external cycles.
Buildings insurance: premium level and any claims pattern.
We only proceed if projected Rent ≥ Mortgage + Statutory + 7% mgmt + Reserve top-up + Fixed amount (£400).
This keeps the mortgage safe and your case sustainable.
What you actually receive
-
Search Strategy PDF and area/streets map
-
Deal scorecards (price fairness, rent estimate, net yield, red flags)
-
Viewing notes pack and run-sheet
-
Offer pack (DIP, funds, timeline, rationale)
-
Weekly progress email (actions, blockers, next steps)
Questions we send to agents/managers on day one
Exact lease length remaining and if lease extension is in motion
Ground rent amount, review schedule and mechanism (RPI, fixed, doubling?)
Current service charge + last 3 years of charges & accounts
Notices of planned works (and estimated contributions)
Building insurance provider, premium and claims count
Restrictions: subletting, pets, flooring, short-lets
Any arrears or disputes in the block
How lease costs affect the rent test
Remember the gate: Rent ≥ Mortgage + Statutory + 7% mgmt + Reserve top-up + £400 (if Hybrid Fixed).
Service charge and ground rent are Statutory in the model—if they jump, your surplus shrinks.
Green flags vs red flags (fast list)
Green flags: long lease, fixed/low ground rent, stable service charges, proactive management, no costly works pending.
Red flags: short lease (<85y), doubling ground rent, big service-charge spikes, major works due soon, subletting restrictions.
What we deliver during search
- Leasehold fact sheet for each shortlisted flat
- Adjusted deal scorecard showing net yield with real charges
- Offer conditions that protect you (info deadlines, caps on unknowns)
Related services
SPV-Assist (includes Concierge Search) →
/services/structured-purchase-partner-spv-assist/Concierge Property Search →
/services/concierge-property-search-kent/
Ready to grow your portfolio and attract investors? Get your own personal Developer Growth Partner
LEASEHOLD CHECK FAQS
Possible, but pricing and lending get tougher; we’ll model extension costs.
Many do; that’s why we review a 3-year history and planned works.
Live call guidance on all; add-on includes one attended second viewing.
