Leasehold
Lease extensions, service-charge challenges, ground-rent terms and the notices that start each process.
Residential property & tenancy law
Your home, on firm legal ground.
Hollow House is a small practice that handles one kind of problem well: the legal side of the place you live. Leases, deposits, boundaries and purchases that have gone sideways.
What we handle
Four lanes, one address
We stay narrow on purpose. Every matter we take on concerns a residential home, so the advice you get has been tested on cases like yours.
Tenancy
Deposit returns, repair obligations, notices to leave and rent reviews, for tenants and small landlords.
Boundaries
Fence lines, rights of way, shared driveways and party walls, ideally settled before neighbours stop talking.
Purchase issues
Undisclosed defects, title surprises and completion delays when buying or selling a home.
Start here
Which describes your situation?
Open the scenario closest to yours. Each one sets out what usually happens first, what to gather before we speak, and the route most matters like it take.
Mine isn't listedLeaseholdMy lease is getting short and the flat is hard to sell
Shorter leases affect mortgage options and value. An extension usually begins with a formal notice to the freeholder, and the timing of that notice matters.
Bring with you
- Your lease and any variations
- Recent freeholder correspondence
- Service-charge statements
Usual route
- Eligibility check and valuation
- Notice served
- Negotiation, then tribunal only if needed
TenancyMy deposit hasn't been returned, or the deductions look wrong
Most deposit disputes turn on evidence: what the property looked like on the way in and on the way out. Timelines for protection and return are often the strongest point.
Bring with you
- Tenancy agreement
- Check-in and check-out reports
- Photos and messages
Usual route
- Letter setting out your position
- Adjudication through the scheme
- Court claim if the deposit was unprotected
BoundariesA neighbour has moved a fence or blocked shared access
Title plans are rarely precise, so boundary matters are usually settled on deeds, history and practical use. An early, measured approach keeps costs proportionate.
Bring with you
- Title documents and plans
- Dated photos of the area
- Any prior agreements or letters
Usual route
- Document review and site notes
- Negotiated boundary agreement
- Surveyor or formal determination if needed
PurchaseI bought a home and found a problem nobody mentioned
The answers the seller gave in the property forms carry legal weight. We compare what was said with what you found, and check whether the survey or searches should have caught it.
Bring with you
- Seller's property forms
- Survey and search results
- Repair quotes and photos
Usual route
- Merits assessment
- Letter of claim to the seller
- Settlement talks or mediation
How a matter runs
From first call to settled
The same four stages, whatever the matter. You will always know which stage you are in and what the next decision is.
Listen
A consultation to understand the facts, what you want to happen, and what you can live with.
Stage oneAssess
We read the documents and give you a written view of your position, your options and the likely costs.
Stage twoAct
Letters, notices and negotiation. Most matters settle here, without a hearing.
Stage threeResolve
Agreement signed, or a tribunal or court route prepared, with you deciding at each fork.
Stage four
Fees
How each matter is billed
We confirm the fee basis in writing before any chargeable work begins. Here is where each kind of matter usually lands.
| Matter | Basis | What's included | When it can change |
|---|---|---|---|
| Lease extension | Fixed stages | Eligibility check, notice, and negotiation up to agreed terms. | If the freeholder refuses and the matter goes to tribunal. |
| Deposit dispute | Fixed fee | Evidence review, position letter and adjudication submission. | Only if a court claim becomes necessary. |
| Boundary & access | Scoped estimate | Document review, correspondence and a draft boundary agreement. | If surveyors or a formal determination are needed. |
| Purchase issues | Staged | Merits assessment first, then a separate quote for the claim itself. | After the assessment, and only with your written agreement. |
The first consultation is charged at a flat rate that we confirm when booking. If you instruct us afterwards, that fee is credited against the matter.
The practice
Two lawyers, no hand-offs
The lawyer you meet at consultation is the lawyer who runs your matter. We keep the caseload small so we can answer questions within the working day.
Maren Holloway
Leasehold & purchasesMaren takes on lease extensions and post-completion disputes. She prefers a clear letter to a long meeting.
Theo Ashcombe
Tenancy & boundariesTheo handles deposit, repair and boundary matters for tenants, homeowners and landlords with one or two properties.
- Plain-language advice, in writing, after every key step.
- Fee basis agreed before chargeable work begins.
- Settlement explored first; hearings only when they serve you.
Questions
Before you get in touch
Do you act for landlords as well as tenants?
Yes, for individual landlords with a small number of homes. We don't act for large portfolio landlords or letting agencies, and we check for conflicts before taking any matter.
Is the first consultation free?
No. It is a flat, pre-agreed fee, so we can read your documents properly beforehand. If you go on to instruct us, the fee is credited against your matter.
Can we meet by video?
Yes. Most consultations happen by video. We can also meet in person when documents or site photos are easier to go through side by side.
How quickly do I need to act?
Some matters have strict deadlines, particularly deposit claims and responses to formal notices. If you have received a notice with a date on it, mention it in your enquiry and we will prioritise it.
Will my matter end up in court?
Most residential matters settle through correspondence, negotiation or a scheme's adjudication process. We only recommend a tribunal or court route when it is proportionate to what is at stake.
What should I send before the consultation?
Whatever you have: the lease or tenancy agreement, recent letters, photos and a short timeline. The "Start here" scenarios above list the most useful documents for each type of matter.
Enquire
Tell us what's happening
A few lines are enough. We will reply within one working day to confirm whether we can help and offer a consultation time.
- 1We read your summaryand check for any conflict of interest.
- 2We reply by emailwith available times and the consultation fee.
- 3You send documentsso the consultation starts with answers, not paperwork.