Landlord and Tenant Services

 

Who will handle your case?

 

Your transaction will be handled by a member of our experienced commercial team supported by their dedicated legal assistant. Regardless of who works on your matter, they will be supervised by Dr. Abess Taqi, a practising solicitor and Notary Public. Dr. Taqi is the firm’s Director and the person responsible for all firm-wide decisions.

 

Dr Abess Taqimeet the team

Sengul Turgutmeet the team

Yemen Sangari meet the team

PLEASE NOTE: Virgo Solicitors Limited no longer offer a conveyancing service for buying and selling residential properties. We now exclusively offer commercial leasehold services for landlords and tenants.

 

We do not offer any service acting on behalf of lenders for mortgages or re-mortgages.

 

A tabulated summary of the services we offer to Landlords & Tenants is as follows:

 

Commercial Leasehold Services for Tenants

Commercial Leasehold Services for Landlords

Grant of a New Lease

Drafting a New Lease

Renewing an existing lease

Renewing an existing lease

Assigning an existing lease

Advising on Rent Reviews

Surrender of a Commercial Business lease

Drafting Licences for Alterations

 

 

Commercial Leasehold Services for Landlords & Tenants

 

Commercial Leasehold Services for Landlords

 

  • Drafting a new lease

 

We provide specialist legal advice, including drawing up heads of terms, and setting out the main terms of the lease as agreed by the tenant and the landlord. Before our landlord clients commit to a new lease, careful drafting and reviewing of new commercial leases is critical. 

 

Our team ensures that we cover the duration of the lease, rent, other payments, services, repairs, alterations, use of the property, tenants and landlord obligations, plus any other areas specific to your premises and the lease. A properly drafted commercial lease protects the landlord against a tenant occupying the premises on terms detrimental to the landlord.

 

We understand the costs of entering a commercial lease and protect your business interests.

 

  • Renewing an existing lease

 

Although security of tenure means that tenants have a statutory right to apply for a lease renewal on substantially the same terms as the current lease, the rent can go up or down when negotiating lease renewals. The landlord is entitled to market value rent upon renewal of the lease. We can negotiate on behalf of our client and advise on how to obtain a favourable outcome.

 

In some scenarios, the landlord may avoid a renewal even where the security of tenure protects the lease. Should our clients wish to avoid a lease renewal, we assist in following the correct procedure, complying with section 25 notices, and advising if compensation is required.

 

If no agreement can be reached, we assist our clients in court or tribunals. 

 

  • Advising on rent reviews

 

Rent reviews ensure that landlords can charge rent at the current open market value. They can be a valuable bargaining tool when negotiating the terms and conditions of new commercial lease agreement.

 

We advise all our clients to include a rent review clause setting out rent review dates, servicing notices, dispute resolution, guidelines for rent reviews, completing the process, and responsibility for costs, etc.

 

We aim to maximise the yield on your commercial property. Usually, the best way to frame rent reviews for landlords is upwards-only. The rent should be increased if the property can be let at a higher market value than what the tenant is currently paying.

 

We provide expert advice and guidelines based on actual market experience.

 

  • Drafting licences for alterations

 

Tenants often need to make structural changes to the premises to suit their business needs. Usually, the lease terms would require the tenant to obtain a licence for alterations from the landlord to make specific alterations. 

 

The exact wording of your lease will determine when a license is required for alterations. A carefully drafted licence of alteration will avoid disputes, claims, and extra costs. 

 

Legislation imposes responsibilities on landlords regarding permission for alterations. The landlord may not unjustifiably refuse permission, and a response to an alteration request must be given within a reasonable time.

 

Our clients benefit from our expertise in assessing whether the landlord is obligated to give permission and following the correct procedure for granting or refusing consent.  

 

Our landlord clients can rely on our expertise to protect their rights when tenants apply to make alterations to the premises.

 

 

Commercial Leasehold Services for Tenants 

 

  • Grant of a new lease

 

When entering a new lease, you must understand the terms of your commercial property lease. We have years of experience assisting tenants who wish to enter a new commercial lease agreement. We know that making assumptions can be very dangerous for our clients.

 

At the start of the process, we negotiate on behalf of our clients, ensuring that the lease terms secure their best interests. We perform due diligence of the premises, investigate the title deed, and conduct searches concerning the premises our client is about to rent. 

 

We ensure that all terms are accurately reflected in the heads of terms and that our client’s interests are protected by the terms and conditions of the lease before advising whether to accept the lease. 

 

  • Renewing an existing lease

 

The Landlord and Tenant Act 1954 protects tenants at the end of the lease period. Our tenant clients want the security to conduct, grow their business, and renew the lease when the current term expires. In most cases, we assist our tenant clients to successfully protect their security of tenure rights and renew the lease without further action. 

 

However, there are instances where the tenant and landlord cannot agree on a lease renewal. In such cases, we support our tenant clients to enforce their security of tenure rights. We assist in assessing market value rent and negotiating lease renewal with the landlord. 

 

We can also apply to the court on behalf of our client to renew the lease should the landlord unreasonably refuse to renew the lease.

 

  • Assigning an existing lease

 

Sometimes our tenant clients need to exit the lease early. One option is assigning the lease to another tenant. Your landlord must consent before the lease can be transferred to a new tenant. 

 

We can assist our clients in negotiating with the landlord to consent to an assignment. We can also help our client present a suitable tenant to the landlord. We have the expertise to ensure that our client’s interests are protected throughout the process.

 

Assignment of the lease does not automatically exempt the tenant from all liabilities. You could still be held liable should the new tenant fail to pay rent or break the lease terms. We inform our clients of possible liabilities and take steps to safeguard them against future claims.

 

If the landlord refuses to consent to a lease assignment, we can assist our client in challenging the landlord’s refusal in court. 

 

Whether your business has outgrown the lease, or you are going through a financially difficult period, we have the experience to guide our clients through the process successfully. 

 

  • Surrender of a commercial business lease

 

A landlord and tenant can agree that the tenant gives up the terms of the lease to the landlord. This can occur formally, through an express surrender, or by implied surrender.

 

Once surrender is established, the tenant is no longer liable under the lease agreements. To decide if there is a surrender, the landlord must show a clear intention that they accept the surrender of the lease. This is usually easier to establish if there is a deed of surrender, i.e., an express surrender. 

 

We assist our tenants by drafting carefully worded deeds of surrender, stipulating the surrender and terms that will settle any outstanding breaches and protect our client against unexpected future claims. 

 

 

OUR CHARGES

 

To obtain a quote for the services you require, please call us on 02088853999 or contact us via our enquiry form.

 

Please note that VAT is charged at the prevailing rate of 20% in respect of all our costs quotations.