Written questions by Reynolds.

Communities and Local Government, what steps he is taking to ensure that Grade II registered parks and gardens receive adequate specialist planning advice if the Gardens Trust is removed as a statutory consultee.

On 17 November 2025, my Department published a consultation on reforms to the statutory consultee system. That consultation closed on 13 January 2026 and can be found on gov.uk here. No decision will be made on the Garden Trust’s role until responses to the consultation have been fully analysed and considered.

Communities and Local Government, what assessment he has made of the adequacy of consumer protections for leaseholders undertaking informal lease extensions, in the context of the (a) absence of specialist qualification requirements for solicitors handling such transactions, (b) exclusion of lease extension advice from Financial Conduct Authority regulation and (c) lack of price controls in the informal extension process.

My Department has considered the adequacy of consumer protections for leaseholders undertaking informal lease extensions as part of the wider package of leasehold reform. The Leasehold Reform (Ground Rent) Act 2022 already provides some protections by restricting the ground rent payable following a non-statutory lease extension. Given that the Leasehold and Freehold Reform Act 2024 will make the statutory route cheaper and easier, we expect more leaseholders to use it in future. Solicitors must meet the Solicitors Regulation Authority’s strict education, training, and ethical standards and maintain competence throughout their careers. While there is no statutory requirement for specialist qualifications in lease-extension work, solicitors are professionally obliged to act only where competent and to provide a proper standard of service. Consumer protections include mandatory professional indemnity insurance, access to the Legal Ombudsman, and SRA enforcement powers. The government and Parliament set the rules for financial services and decide which activities require official approval. These rules are detailed because financial products are varied and complex. The costs and benefits of bringing activities into the regulatory perimeter can be finely balanced, which is why the government is committed to regulating only where there is a clear case for doing so.

Communities and Local Government, what assessment he has made of the potential impact of the High Court judgment in Arc Time Freehold Income Authorised Fund and others v Secretary of State for Housing, Communities and Local Government [2025] EWHC 2751 (Admin) on the timeline of implementing (a) the removal of the requirement for leaseholders to pay freeholders' legal and professional fees when extending leases, (b) the cap on ground rent calculations for lease extensions and (c) the changes to marriage value provisions for leases with 80 years or less remaining.

Following a robust defence from the government, the High Court comprehensively dismissed challenges brought to the Leasehold and Freehold Reform Act 2024. We warmly welcome the Court’s judgment. The reforms that were challenged will make it easier and cheaper for leaseholders to extend their lease or buy their freehold by removing the requirement for marriage value to be paid; and capping the treatment of ground rents in the valuation calculation at 0.1% of the freehold value. Valuation rates used to calculate the enfranchisement premium will be set by the Secretary of State in secondary legislation. We will consult on valuation rates and commence the relevant provisions as soon as possible. As per my Written Ministerial Statement of 21 November 2024 (HCWS244), primary legislation will be required to rectify a small number of specific flaws in the 2024 Act before the Act’s enfranchisement provisions are commenced.

Communities and Local Government, if he plans to provide financial support to local authorities seeking to rename (a) streets and (b) roads currently named after Prince Andrew where there is support from local residents for such a change.

Section 81 of the Levelling Up and Regeneration Act 2023 enables Local Authorities to make changes to street names if they determine they command ‘sufficient local support’ and sets an expectation of local engagement prior to any change. Local Authorities are funded for their street naming and numbering functions in the usual manner.

Communities and Local Government, what plans he has to promote awareness among leaseholders of their right under the Leasehold and Freehold Reform Act 2024 to extend their lease to 990 years at a peppercorn ground rent; and what support his Department will provide to ensure leaseholders can exercise this right without requiring professional legal assistance.

The government is committed to ensuring leaseholders can take advantage of the reforms provided for by the Leasehold and Freehold Reform act 2024 as they are implemented. We will continue to work closely with delivery partners and stakeholders to raise awareness about these, including publishing guidance as and when appropriate. Specialist legal advice should be taken from a solicitor or surveyor when considering enfranchisement or extensions. Leaseholders can also get free information and advice from the government supported Leasehold Advisory Service.

Communities and Local Government, what steps he is taking to ensure that freeholders of leasehold properties comply with their legal obligations to maintain asbestos management plans; and what penalties apply to freeholders who fail to provide leaseholders with access to such plans when requested.

The Health and Safety Executive (HSE) have published information to help landlords understand their duties under the Control of Asbestos Regulations 2012 for the common parts of multi-occupancy domestic premises (such as foyers and corridors, lifts and lift-shafts and staircases etc). and what they are required to do to comply here: The duty to manage asbestos in buildings: Check if you have the duty to manage asbestos - HSE and here: Managing and working with asbestos - HSE. Those that are in breach would be subject to the normal range of penalties under the Health and Safety at Work etc. Act 1974. Leaseholders can contact the Leasehold Advisory Service (LEASE) for specific guidance on their situation and potential courses of action.

Communities and Local Government, if he will take steps to (a) ensure that leaseholders whose leases are approaching the 80–85 year bracket are informed of the implications for lease extension costs and (b) collect (i) email addresses and (ii) other contact details to provide timely reminders.

The Leasehold and Freehold Reform Act 2024 includes provisions that will make it cheaper and easier for existing leaseholders to extend their lease or buy their freehold.As set out in the Written Ministerial Statement I made on 21 November 2024 (HCWS244), the government intends to act quickly to provide homeowners with greater rights, powers, and protections over their homes by implementing the Act’s provisions.Leaseholders can view high level information on their lease on the title register or request an official copy of their lease from HM Land Registry (HMLR) using form OC2. A dataset of registered leases is also published by HMLR and can be accessed free of charge for personal use. This can be found on gov.uk here.Specialist legal advice should be taken from a solicitor or surveyor when considering enfranchisement or extensions. Leaseholders can also get free information and advice from the Leasehold Advisory Service.

Communities and Local Government, what assessment he has made of the potential merits of publishing the (a) lease length, (b) ground rent (c) service charges and (d) other relevant matters of leasehold tenures (i) online and (ii) on request from all property sales outlets.

On 6 October 2025, the government published a consultation on proposals to improve to the home buying and selling process. It can be found on gov.uk here.The consultation includes proposals to require sellers and estate agents to provide upfront property information. This might include information relating to leasehold terms, property condition, and purchasing chains.Under the Digital Markets, Competition and Consumers Act 2024, property listings must already not omit information that the average consumer needs to make an informed transactional decision.

Communities and Local Government, what recent discussions his Department has had with local planning authorities on the impact of permitted development for Houses in Multiple Occupation on parking provision.

My Department has not had any such discussions with local planning authorities. Local authorities can remove the permitted development right for smaller Houses in Multiple Occupation to protect local amenity or wellbeing of an area by introducing an ‘Article 4’ direction.

Communities and Local Government, whether he has made an assessment of the potential merits of HM Land Registry providing registered leaseholders with an annual update of their (a) lease terms and (b) other relevant information by (i) post and (ii) email.

It is essential that leaseholders understand their rights and responsibilities and are able to access information regarding their leasehold arrangements.Leaseholders can view high level information on their lease on the title register or request an official copy of their lease from HM Land Registry (HMLR) using form OC2. A dataset of registered leases is also published by HMLR and can be accessed free of charge for personal use. It can be found on gov.uk here.On 4 July, the government published a consultation on strengthening leaseholder protections over charges and services. It can be found on gov.uk here. For an overview of the proposals set out in the consultation, I refer the hon. Member to the associated Written Ministerial Statement (HCWS780). The consultation closed on 26 September, and we are analysing responses.

Communities and Local Government, whether his Department has made an assessment of the potential merits of (a) reducing and (b) abolishing the (i) £7 fee for obtaining title information and (ii) other leaseholder fees charged by HM Land Registry to leaseholders.

In line with my letter of 4 February 2025 to the HM Land Registry (HMLR) Board Chair, which can be found on gov.uk here, I would like to see HMLR fees support government objectives for investing in the accessibility and value of data, increasing the ease of doing business in the property market and providing a simple and efficient customer experience. In addition I would like HMLR to prioritise free access to data, in particular minimising the cost of information services wherever possible. HMLR is reviewing how its fees can be made simpler, fairer and enable better access to data it holds.

Communities and Local Government, what plans his Department has to strengthen the collective rights of (a) leaseholders and (b) residents’ associations to (i) access information, (ii) influence management decisions, and (iii) protect shared funds.

On 4 July, the government published a consultation on strengthening leaseholder protections over charges and services. It can be found on gov.uk here. For an overview of the proposals set out in the consultation, I refer the hon. Member to the associated Written Ministerial Statement (HCWS780). The consultation closed on 26 September and we are analysing responses. The government is committed to enacting remaining Law Commission recommendations relating to the leasehold Right to Manage.

Communities and Local Government, what steps his Department is taking to ensure that leaseholders’ reserve funds are (a) legally protected, (b) transparently accounted for and (c) subject to independent oversight.

Landlords and managing agents are responsible for handling billions of pounds of service charge monies each year, including reserve fund monies. Service charge monies are legally protected since they must be held in trust and at a financial institution authorised under the Financial Services and Markets Act 2000. On 4 July, the government published a consultation on strengthening leaseholder protections over charges and services. It can be found on gov.uk here. For an overview of the proposals set out in the consultation, I refer the hon. Member to the associated Written Ministerial Statement (HCWS780). The consultation closed on 26 September, and we are analysing responses.

Communities and Local Government, what assessment he has made of the potential merits of requiring leasehold contracts to (a) include (i) a clear summary of the key terms and conditions and (ii) accessible web links to the full documentation, and (b) require leaseholders to sign to confirm they have read and understood those terms and conditions.

My Department has not carried out an assessment on this specific issue. It is essential that leaseholders understand their rights and responsibilities and are able to access information regarding their leasehold arrangements. Leaseholders can view high level information on their lease on the title register or request an official copy of their lease from HM Land Registry (HMLR) using form OC2. A dataset of registered leases is also published by HMLR and can be accessed free of charge for personal use. It can be found on gov.uk here. On 4 July, the government published a consultation on strengthening leaseholder protections over charges and services. It can be found on gov.uk here. For an overview of the proposals set out in the consultation, I refer the hon. Member to the associated Written Ministerial Statement (HCWS780). The consultation closed on 26 September, and we are analysing responses. On 6 October 2025, the government published a consultation on proposals to improve to the home buying and selling process. It can be found on gov.uk here. The consultation includes proposals to require sellers and estate agents to provide upfront property information. This might include information relating to leasehold terms, property condition, and purchasing chains. Under the Digital Markets, Competition and Consumers Act 2024, property listings must already not omit information that the average consumer needs to make an informed transactional decision.

Communities and Local Government, what assessment his Department has made of the impact of (a) digital advertising screens, (b) digital telecommunications hubs and (c) other digital street infrastructure on (i) street clutter and (ii) pedestrian accessibility in urban areas; and whether his Department plans to issue updated guidance to local planning authorities on managing the cumulative impact of such installations on (A) public spaces and (B) the streetscape.

The advertisement control regime seeks to control the impact of advertisements by reference to their effect on amenity and public safety. Responsibility for the application of the legislation rests with local planning authorities and they are best placed to consider the impact of specific advertisements. My Department has not made any assessment of the impact of digital advertising screens and we have no current plans to issue guidance to local planning authorities on the cumulative impact of such installations.

Communities and Local Government, whether his Department plans to publish guidance for managing agents and freeholders on how costs should be allocated for remedial works relating to historic building defects when the developer is no longer in existence.

The Building Safety Act allows for civil cases to be brought against companies which were associated with those responsible for historic building defects, even when these responsible parties are no longer in existence or are making use of complex corporate structures to avoid their remediation responsibilities. Guidance on how costs should be allocated for remedial works relating to historic building defects when the developer is no longer in existence (in which case costs are shared between government, leaseholders and freeholders) has already been published and can be found here:Remediation costs: what leaseholders do and do not have to pay - GOV.UKLeaseholder contribution caps - GOV.UK.

Communities and Local Government, whether his Department has made an assessment of the potential merits of creating an accreditation scheme for fire door replacement works to allow approved contractors to carry out such works without requiring Building Safety Regulator approval.

The government introduced the higher-risk building control regime to ensure more stringent oversight and accountability during the design and construction of higher-risk buildings, backed by stronger enforcement and sanctions. All proposed higher-risk building work now must receive approval from the Building Safety Regulator (BSR) before starting. These changes are in line with Dame Judith Hackitt’s recommendations to improve the focus on compliance with building regulations and to ensure residents are, and feel, safe in their homes. However, we are aware that there are concerns regarding the impacts of the delays and the difficulty in getting approval for certain types of high-volume work to existing higher-risk buildings, including the repair and replacement of fire doors. We are working closely with the BSR to address these current challenges and to ensure the regime is proportionate and fit for purpose. Nevertheless, allowing certain types of higher-risk building work to progress without BSR oversight risks inconsistency in applying building regulations, potentially compromising safety standards and resulting in non-compliance. Therefore, any changes would need to be carefully considered, particularly while the sector is still getting to grips with the new regime. Competent Person Schemes allow registered professionals and companies to self-certify their work as compliant with the building regulations. Operation of a scheme is voluntary, as is membership of a scheme. Scheme operators are authorised under paragraph 4A of Schedule 1 to the Building Act 1984 and are named in Schedule 3 to the Building Regulations 2010.  After applying, they are assessed by the BSR and approved by MHCLG ministers. Before ministerial approval, applicants must demonstrate that they have the managerial, financial and technical ability to operate a scheme. This includes demonstrating compliance with the Conditions of Authorisation. At this time, no industry organisation has expressed interest in operating a Competent Person Scheme for the repair and/or replacement of fire doors.

Communities and Local Government, whether he has made an assessment of the potential impact of nurseries falling within Class E of the Town and Country Planning Order 1987 on neighbouring residents; and if he will review the classification to ensure that (a) traffic generation, (b) parking pressure and (c) road safety can be properly considered by local planning authorities before such uses are introduced.

My Department has made no such an assessment. We continue to keep planning regulations under review.

Communities and Local Government, what recent assessment her Department has made of the potential impact of proposed changes to green belt protections on (a) biodiversity, (b) access to green space and (c) the long-term preservation of rural character in Cookham.

The revised National Planning Policy Framework was published on 12 December 2024, following extensive consultation, including with local planning authorities.I otherwise refer the hon. Members to the answers given to questions UIN 26508 on 5 February 2025, UIN 29375 on 18 February 2025, UIN 40156 on 26 March 2025 and UIN 43157 on 7 April 2025.

Communities and Local Government, what estimate her Department has made of the number of homes in Maidenhead that are below EPC band C.

The information requested is available on the Open Data Service here.