The following Property Disputes guidance note provides comprehensive and up to date legal information covering:
The deadline for the landlord or tenant to make an application to the court for the grant of a new tenancy, or for the termination of the current tenancy without grant of a new tenancy (if the landlord is opposing the grant of a new tenancy), is the date specified in the landlord's section 25 notice or the date immediately before the date specified in the tenant's section 26 request (the ‘statutory period’).Landlord and Tenant Act 1954, s 29ALTA 1954, s 25LTA 1954, s 26
If the landlord serves an opposed or unopposed section 25 notice, the landlord or the tenant can then immediately apply to the court for a new tenancy.
However, if the tenant has served a section 26 request, the parties cannot apply to the court for a new tenancy until the earlier of:LTA 1954, s 29A(3)
expiry of the landlord’s time for serving its counternotice (ie two months), or
the landlord serving a counternotice
If the tenant fails to issue court proceedings, or agree an extension of the statutory period (see below), before the expiry of the statutory period, the tenant will lose their right to a new lease.Hodgson v Armstrong  1 All ER 307
In the event that the parties do not wish to agree an extension of the statutory period, proceedings must be issued. The relevant deadline for making an application is the date the application is received at the court office. However, given the potential difficulties in proving when the application is received at the court office (if posted), and the limited court desk opening times, it
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