You may need a deed of variation plan when the property, or the area legally included in your lease, no longer matches the existing lease plan. This commonly happens after a loft conversion, extension, roof terrace, basement alteration, changed garden boundary or another alteration affecting the extent of a leasehold property.
The updated plan is prepared to show the revised area clearly and must correspond with the wording of the deed prepared by your solicitor. Depending on the information already available, it may be possible to prepare the plan remotely from existing drawings, although a measured site visit may sometimes be required.
If the discrepancy is discovered during a sale, remortgage, lease extension or refinancing, addressing it promptly can help prevent the plan becoming a source of further questions or delays during the transaction.
Already have the existing lease plan? Send it to us with the property address, a brief explanation of what has changed, and any instructions from your solicitor. We can review the information and advise whether the updated plan is likely to be prepared remotely.
What Is a Deed of Variation Plan?
A deed of variation plan is a drawing prepared to support a legal document that changes the terms or extent of an existing lease.
The deed of variation is the legal document drafted by a solicitor or conveyancer. The deed of variation plan is the accurate drawing attached to, or referred to by, that document.
The plan may show an area being added to the lease, removed from it, redefined or described more clearly. It must be consistent with the wording used in the deed so that both documents identify the same property and the same legal extent.
Lease Plans Online prepares the property plan required for the process. Your solicitor or conveyancer remains responsible for advising whether a deed of variation is legally necessary, preparing the deed and dealing with the registration application.
You can read more about our dedicated deed of variation plan service.
When Might a Deed of Variation Plan Be Needed?
A deed of variation plan may be required where the property has changed, where the original lease plan contains an error, or where the legal extent of the property needs to be redefined.
Common examples include the following.
Loft conversions
A loft conversion may create a new bedroom, bathroom, staircase or living area above the original flat. Although the converted space may now be physically connected to the property, it is important to establish whether the loft area is already included within the legal demise shown and described by the lease.
If it is not, your solicitor may advise that the lease should be varied and that an updated plan is needed to show the new extent.
Roof terraces
A roof terrace may have been created over an extension, flat roof or another part of the building. The terrace may need to be identified separately from the internal accommodation, particularly where access routes, maintenance responsibilities or surrounding shared areas are relevant.
The updated plan should show the terrace clearly and must use the same description as the accompanying legal document.
Extensions
A rear, side or basement extension can alter the footprint or floor area of a leasehold property. If the additional space falls outside the extent shown on the original lease plan, the lease documentation may need to be updated.
The plan may need to show both the original property and the newly included area, depending on the solicitor’s instructions.
Basements and cellar spaces
Basement rooms, vaults, cellars and storage areas are sometimes converted or incorporated into a flat. Older lease plans may omit these areas, show them unclearly or identify them as spaces outside the original demise.
A revised plan can show the relevant basement level and its relationship to the rest of the property.
Changed gardens or external areas
A garden, courtyard, patio, parking space, garage, bin store or storage area may have been added to, removed from or transferred between leasehold properties.
Where an external area forms part of the variation, the plan must identify it clearly in relation to the building, surrounding boundaries and any relevant access route.
Areas transferred between flats
Occasionally, part of one flat or common area is incorporated into another property. This might involve a cupboard, section of hallway, loft area, room, staircase or external space.
Where the legal demise changes, the plans for both affected properties may need to be reviewed so that the revised documentation remains consistent.
Errors in the original lease plan
A deed of variation may also be used to correct an existing error rather than record new building work.
For example, the original plan might show the wrong flat, omit a storage area, use unclear colouring, identify an incorrect boundary or conflict with the written description in the lease.
Lease extensions requiring updated documentation
A statutory or voluntary lease extension does not automatically mean that a new plan will always be needed. However, an updated plan may be requested where the existing drawing is unclear, outdated or inconsistent with the property as it now exists.
Your solicitor should confirm whether the lease-extension documentation also needs to address the existing plan.
Does Every Internal Alteration Require a Deed of Variation?
Not necessarily.
Changing a kitchen layout, replacing fittings or removing a non-structural internal partition may alter the appearance of a property without changing its legal extent. By contrast, incorporating a loft, roof terrace, extension, basement, garden area or part of a shared space may affect what is legally included within the lease.
The important distinction is between a change to the internal arrangement and a change to the legal demise.
Your solicitor or conveyancer should advise whether the lease itself needs to be varied. We can assess whether the existing plan reflects the property accurately and explain what drawing information would be needed if an updated plan is required.
What If My Lease Plan Does Not Match the Property?
First, send the existing lease plan to your solicitor or conveyancer and explain what has changed.
They may need to consider:
- whether the alteration is already included within the wording of the lease
- whether landlord or freeholder consent was obtained
- whether the legal demise needs to be changed
- whether the issue can be corrected through a deed of variation
- whether an updated compliant plan is needed
- whether any other leaseholders, lenders or interested parties need to be involved
Once the required legal route is clear, the plan can be prepared to match the solicitor’s instructions and the wording of the proposed deed.
It is particularly important not to assume that a new drawing alone will change the legal extent of the lease.
Is a New Floor Plan Enough on Its Own?
Usually, producing a new floor plan does not by itself amend an existing lease.
Where the plan attached to the lease needs to be replaced, or where the legal extent of the property needs to change, your solicitor may need to prepare a deed of variation and make the appropriate application to HM Land Registry.
Lease Plans Online prepares the accurate drawing needed to support that legal process. Your solicitor or conveyancer remains responsible for advising on, drafting and registering the deed.
An estate-agent plan, architect’s drawing or newly drawn floor plan may contain useful physical information, but it should not automatically be treated as a replacement for the registered legal documentation.
What Must a Deed of Variation Plan Show?
The exact content will depend on the property and the solicitor’s instructions. The plan will normally need to identify the varied area clearly and make its relationship to the rest of the property unambiguous.
Depending on the instruction, the completed plan may need to include:
- the revised extent of the property or demise
- the correct floor level or levels
- the area being added, removed or redefined
- gardens, terraces, parking spaces or storage areas
- shared entrances, corridors or staircases
- relevant rights of access or passage
- a north point
- an appropriate stated scale
- a bar scale where appropriate
- clear colouring, edging or hatching
- sufficient surrounding detail to identify the location
- an appropriate Ordnance Survey-based location plan
The drawing and the wording of the deed must describe the same area. If the deed refers to a loft space, terrace, garden or extension, that area must be identifiable clearly on the plan.
HM Land Registry’s central requirement is that the relevant land can be identified clearly in relation to the Ordnance Survey map. You can read the official guidance for preparing plans for HM Land Registry applications.
Can an Existing Lease Plan Be Updated?
Yes, an existing lease plan can often provide the starting point for a deed of variation plan.
We will assess whether the original drawing is clear, correctly scaled and suitable for adaptation. Older plans may have been photocopied, scanned or resized repeatedly, which can reduce their clarity or make their stated scale unreliable.
Where the existing plan is suitable, it may be redrawn or updated to show the variation. Where it is unclear, additional architect’s drawings, measurements, photographs or a measured site survey may be required.
Can the Plan Be Prepared Without a Site Visit?
Often, yes.
A deed of variation plan may be prepared remotely where accurate and reliable information already exists. This can avoid the need to arrange access to the property and may be particularly helpful during a time-sensitive sale, remortgage or registration matter.
Useful source material may include:
- the existing lease plan
- recent architect’s drawings
- as-built drawings
- planning or building-control drawings
- accurately scaled floor plans
- CAD or DWG files
- clear photographs of the altered area
- reliable dimensions
- the solicitor’s instructions or draft deed wording
We review the information before confirming that remote preparation is appropriate. Read more about preparing compliant plans from existing drawings.
When Might a Site Visit Be Needed?
A measured site visit may be recommended where the physical change cannot be established confidently from the available documents.
This may be necessary where:
- no reliable drawings are available
- the property has changed since the drawings were prepared
- important dimensions are missing
- different drawings contradict each other
- the existing plan is blurred, distorted or not to scale
- the altered area has an unusual shape or layout
- the extent of a garden, terrace or parking space is unclear
- shared areas or access routes cannot be identified accurately
- the current layout cannot be confirmed from photographs
- the solicitor’s wording cannot be reconciled with the existing drawings
Existing documents may still be useful even where a site visit is required. They can help establish the history of the property, identify the areas that need particular attention and clarify the purpose of the updated plan.
What Should I Send for a Deed of Variation Plan?
You do not need to assemble a perfect technical package before getting in touch. Send the information you already have and explain what has changed.
The most useful starting information usually includes:
- the full property address and postcode
- the existing lease plan
- the relevant pages from the lease, if available
- the solicitor’s email or written instructions
- architect’s, planning or as-built drawings
- photographs showing the altered area
- measurements not shown on the drawings
- a brief description of the variation
- details of any sale, remortgage or registration deadline
If your solicitor has already explained the requirement by email, you can forward that message with the drawings attached. You do not need to rewrite the instruction using technical terminology.
How Does the Process Work?
- Send the existing information. Provide the property address, current lease plan, available drawings and any solicitor instructions.
- We assess the material. We review the existing plan and determine whether the variation can be shown reliably using the supplied information.
- We confirm whether a visit is needed. Where remote preparation is suitable, there may be no need to arrange access to the property.
- A quotation and timescale are agreed. You will know the cost and proposed delivery time before work begins.
- The updated plan is prepared. The revised demise and any associated areas are shown in accordance with the agreed instruction.
- A draft is issued for checking. You and your solicitor can review the drawing and confirm that it matches the proposed deed wording.
- Any agreed amendments are completed. Necessary drawing revisions relating to the original instruction can be incorporated before final delivery.
- The final PDF is supplied. The completed plan is provided electronically for use with the legal documentation.
How Much Does a Deed of Variation Plan Cost?
Deed of variation plans currently start from £155 plus VAT for straightforward instructions.
The final quotation may depend on:
- the size and complexity of the property
- the number of floors involved
- the nature of the variation
- the quality of the existing plan and drawings
- the amount of redrawing required
- whether a measured site visit is needed
- the property location and access arrangements
A clear quotation will be provided before work begins. You can view the current guide prices on our lease plan prices page.
How Long Does a Deed of Variation Plan Take?
Once the existing lease plan, the details of the variation and any solicitor instructions are clear, a deed of variation plan can usually be prepared within a few working days.
The timescale may be longer where additional information is required, a site visit needs to be arranged or the legal wording has not yet been settled.
Urgent instructions may be possible where suitable drawings and clear information are already available. If the matter is connected to an exchange, completion, remortgage or registration deadline, mention the date when requesting a quotation.
Can an Incorrect Lease Plan Delay a Property Sale?
It can create additional questions during a sale, particularly where the buyer’s solicitor identifies a material difference between the lease documentation and the physical property.
For example, a converted loft, extension or roof terrace may be advertised as part of the property even though it is not shown on the existing lease plan. The buyer, lender, freeholder or their legal advisers may need clarification before the transaction can proceed.
It is often better to investigate the discrepancy as early as possible rather than waiting until it is raised shortly before exchange or completion.
Frequently Asked Questions
Do I need a deed of variation plan for a loft conversion?
You may need one if the converted loft is not already included within the legal extent of the flat. Your solicitor should review the lease and advise whether a deed of variation is required. If an updated plan is needed, it can show the loft level and its relationship to the rest of the property.
Do I need a deed of variation plan for a roof terrace?
A plan may be required where a roof terrace has been added to the property or where the existing lease does not identify it clearly. The terrace should be shown accurately and described consistently in the deed.
Can a deed of variation plan be prepared from architect’s drawings?
Yes, recent and accurately scaled architect’s drawings can often provide an excellent basis for remote preparation. They may still need to be adapted to show the legal extent, compliant colouring, location information and other details required for the deed.
Can you use an estate-agent floor plan?
An estate-agent plan may be useful as supporting information, but it is not always sufficiently accurate or detailed on its own. It may need to be supported by dimensions, photographs, architect’s drawings or the existing lease plan.
Does the freeholder need to be involved?
A deed of variation commonly involves the parties to the lease, which may include the leaseholder and freeholder. Other parties, such as a lender, may also need to be considered. Your solicitor should advise who must approve or sign the legal documentation.
Who prepares the deed itself?
The deed of variation is prepared by a solicitor or conveyancer. Lease Plans Online prepares the accurate property plan required to accompany or support it.
Can the existing lease plan simply be edited?
Sometimes the existing plan can be used as the basis for the revised drawing. However, it must first be checked for clarity, scale and accuracy. A poor-quality or outdated plan may need to be redrawn, supported by additional information or replaced following a measured survey.
Can several altered areas be shown on one plan?
Potentially, yes. A plan can show several relevant areas, provided each one can be identified clearly and the drawing remains consistent with the wording and colouring used in the deed. The solicitor’s instructions should confirm how the areas are to be described.
Send Your Existing Lease Plan for Review
If your lease plan no longer matches the property, send us the existing plan, the property address and a brief explanation of what has changed.
If your solicitor has already provided instructions or draft deed wording, please include that information too. We can review the available documents, explain whether the drawing is likely to be suitable for remote preparation, and provide a clear quotation before work begins.
Request a quotation for a deed of variation plan
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