London E15 - 76 The Broadway
On my recommendation, the Landlord bought the freehold investment, ground floor shop with ancillary first floor, at auction in 1985 for about £100,000, at which time the premises were let to Reed Employment Agency at £7500 pa subject to 7-yearly rent reviews.
In 1986, I negotiated the rent review to £8850 pa, then again in 1993 to £13,500 pa and again in 2000 to £18,625 pa.
In 2002, I negotiated surrender of Reed's tenancy and a new lease was granted to Grove Leisure for a term of 25 years at £20,000 pa with 5 yearly rent reviews. I negotiated the rent review in 2007 and the revised rent was stepped over the review period and is currently £27,500 pa.
In 2010, I advised on an application to assign to another amusement centre operator. In 2012, I am advising on application to assign for a company restructuring.
In 1986, I negotiated the rent review to £8850 pa, then again in 1993 to £13,500 pa and again in 2000 to £18,625 pa.
In 2002, I negotiated surrender of Reed's tenancy and a new lease was granted to Grove Leisure for a term of 25 years at £20,000 pa with 5 yearly rent reviews. I negotiated the rent review in 2007 and the revised rent was stepped over the review period and is currently £27,500 pa.
In 2010, I advised on an application to assign to another amusement centre operator. In 2012, I am advising on application to assign for a company restructuring.
Ledbury - 4 High Street
For the Landlord, I provided an estimate of rent for the November 2011 review, served notice and after negotiations with the tenant-surveyors, the rent was increased to £23,500 per annum.
My devaluation is Zone A £30.00 assuming just over 5% allowance for the ‘hard’ frontage. The ‘going rate’ for hard frontage allowances seems to be 10% in the minds of tenants of premises with ‘hard’ frontages, but I consider the nature of the frontage makes a difference to the discount. There is no reason for any hard-and-fast rule.
Birkenhead, Rock Ferry - Trade Counter Russell Road
29/Mar/2012 - Rent Review - Landlord - Dispute Resolution - Warehouse - Offices - Trade Counter - Industrial
For the 2008 review, the Landlord had started negotiations and thought agreement had been reached with the tenant’s surveyor, subject to memorandum, but following change in personnel the tenant back-tracked and wanted nil increase and referred the matter to an Independent Expert. I was instructed to take over negotiations and I obtained an increase without involving the appointed Expert.
Polegate - High Street
29/Mar/2012 - Landlord - Rent Review - Lease Renewal - Bank - Betting Office - Use Class A2 - Lease Advice
I am dealing with the rent reviews and lease renewals.
London W3 - 82 Old Oak Common Lane
My Client used to own 51 and 53 Old Oak Common Lane. For another Landlord, I dealt with the review at 4 Western Avenue when let to National Westminster Bank.
London NW, Greenford - 30 and 32 The Broadway
For the Landlord, I provide lease advice and deal with matters arising.
At 30, in 2001, I negotiated restructuring of the lease to Oxfam so that the flat above the shop was surrendered to the landlord. In 2006, Oxfam did not renew its tenancy on expiry so I handled the dilapidations claim and arranged new letting to UK Pet Centres. The rent devalues to approximately £44.75 Zone A which was one of if not the highest rent in this part of the parade. In 2012. an application for licence to assign is expected.
At 32, the entire property (shop and flat) was let to O & H Properties Ltd (on an intermediary lease) which in turn had sub-let the flat and shop separately. In 2007, the intermediary lease expired. I advised on the dilapidations claim, requiring major repairs to the structure. I negotiated renewal of the tenancy of the shop on lease outside the Landlord and Tenant Act 1954. In 2012, I am advising on a restructuring of the tenancy, on dissolution of the tenant company, also rent review at June 2012.
Cardiff - 3 St Mary Street
For Beanfreaks, a chain of health-food shops, I advise on rent reviews and tenancy matters at its branches in Cardiff, Cwmbran, Bridgend and Newport.
Canvey Island - 45 and 51 Furtherwick Road
No. 45 is let to Marie Curie (charity shop), and No. 51 to Tyler Goodchild, optician.
I act for the Landlord and deal with rent reviews and tenancy matters arising. When the owner of an adjoining building sought my Client's consent to allow an easement for the electricity supply, I advised on the terms and conditions of the deed with Eon.
During negotiations for the 2006 rent review for 51, I discovered that unbeknown to my Client the tenant had allowed into occupation another party purporting to be the tenant. I negotiated lawful assignment of the tenancy. I am dealing with the 2011 review and 2012 expiry.
I act for the Landlord and deal with rent reviews and tenancy matters arising. When the owner of an adjoining building sought my Client's consent to allow an easement for the electricity supply, I advised on the terms and conditions of the deed with Eon.
During negotiations for the 2006 rent review for 51, I discovered that unbeknown to my Client the tenant had allowed into occupation another party purporting to be the tenant. I negotiated lawful assignment of the tenancy. I am dealing with the 2011 review and 2012 expiry.
Northolt - 493-503 Yeading Lane
25/Mar/2012 - Landlord - Rent Review - Lease Renewal - Re-Occupation - Restructuring - Management - Investment
My Client-Landlord owns a parade of ground floor shops with separate flats above. The Landlord used to occupy the largest shop for his business and bought the building at auction. The premises previously occupied by the Landlord are let to the buyer of the Landlord's business.
I am Managing Agent for the shops and advise on rent reviews, lease renewals, and tenancy matters arising.
Recent advice included a surrender of a tenancy where a multiple-retailer wanted to assign the residue of its lease, for which there would have been no objection, but I said that renewal of the tenancy to any assignee would be opposed under the 5-year rule. The surrender consideration was statutory compensation per the Rateable Value of the shop plus a nominal amount for the flat.
In 2011, a tenant asked for permission to sub-let part of its premises, even though the lease prohibits sub-letting part. I negotiated terms including a variation on the rent.
I am Managing Agent for the shops and advise on rent reviews, lease renewals, and tenancy matters arising.
Recent advice included a surrender of a tenancy where a multiple-retailer wanted to assign the residue of its lease, for which there would have been no objection, but I said that renewal of the tenancy to any assignee would be opposed under the 5-year rule. The surrender consideration was statutory compensation per the Rateable Value of the shop plus a nominal amount for the flat.
In 2011, a tenant asked for permission to sub-let part of its premises, even though the lease prohibits sub-letting part. I negotiated terms including a variation on the rent.
London N1 - 15 Hoxton Market
01/Mar/2012 - Landlord - Letting - Lease Advice - Restaurant - Use Class A3 - Probate Valuation - Rent Review - Management
For years, I have acted for the Landlord, dealing with rent reviews, tenancy advice, valuation for probate and agreeing the probate value with the Inland Revenue. I advised on the letting to The Real Greek restaurant in 1999, and am Managing Agent.
London W4 - 130 and 132 Chiswick High Road
The properties two adjoining shops with basement and residential accommodation above. For the landlord, I have dealt with rent reviews and provided on-going advice.
I am dealing with 2010 and 2011 lease renewals. Terms have been agreed in principle, subject to completion of the documentation.
I am dealing with 2010 and 2011 lease renewals. Terms have been agreed in principle, subject to completion of the documentation.