FAQ'S.

Did You Know…. 

 

1. I know there will be rent to pay, but are there any other costs I may be responsible for under the lease? 

If you are renting part of the landlord’s building such as an office block, you may also have a responsibility to contribute to the upkeep and maintenance of common parts of the whole building such as the roof and structural walls, or other things that are used in common with other occupiers of the landlord’s property, such as lifts or a reception area.  This is often referred to as service charge.  The tenant will also be responsible for the payment of the insurance premium for the premises to cover damage to the premises and also the loss of rent the landlord may suffer if the premises become unusable due to such damage. 

There can be a cost if you want to transfer the lease, or sub-let part of the property to someone else, as you will usually need the landlord’s written permission, and the landlord can normally claim the cost of considering whether to agree to the transaction and also drafting and agreeing the form of the written permission.  Finally, you will usually be responsible for the business rates, utilities and any other outgoings in relation to the premises. 

2. If I find that there are repairs required to the premises, am I right to think the landlord will sort them out?

Most commercial landlords not only seek to avoid any responsibility to carry out repairs to the premises but will actually seek to put the responsibility for putting the property into repair on the tenant’s shoulders.  A tenant who agrees to a full repairing obligation can find himself with a repairing bill running into tens of thousands of pounds when the lease ends, despite the fact that the disrepair pre-dated the lease itself.  A well-advised tenant will try to limit his repairing responsibility to keeping it in no worse state than it was at the date of the lease.  For this reason, it is highly recommended that an in-going tenant obtains a survey to check and record the condition of the premises before they enter into a lease. 

3. What happens if, after I have taken the lease, I discover there are problems relating to the premises that impact on my business?

The principle of “buyer beware” relates to a tenant taking a lease in the same way that it does to a purchaser buying a property, meaning that a tenant takes a property “warts and all” and he must satisfy himself that it is suitable both physically and legally for the use he intends.  The research into the property carried out by a good lawyer will reveal many things about the property, including whether the landlord actually has the power to grant the lease, any adverse rights that may affect it as well as any rights that benefit the property such as rights of way.   Lawyers can carry out a range of enquiries and searches to discover such things as planning permissions affecting the land, whether the property is connected to the public highway, whether there is any risk that the premises may be on contaminated land, whether the is a risk of subsidence due to historic mining in the area, whether the property is connected to mains utilities and a host of other information. 

It is common for tenants who have not been represented by solicitors to enter a lease without finding out any of this information.  If a problem rears its head in such a case, say for instance the property does not have planning permission to use it for the tenant’s business, he will have no comeback against the landlord and the tenant will have to continue paying the rent despite the fact he may have a useless asset.

Service Charge Budget…

The Service Charge Budget more often than not is the principal area of dispute between leaseholders and their landlords. Generally, the landlord is under an obligation under the lease to provide certain services, and in return has the ability to levy a service charge for doing so.The lease will dictate the format of the charge. It will usually give the dates of the service charge period and how often payments are to be made. More often than not the service charge period is a year, but payments may be required on a half-yearly or a quarter-yearly basis, or in some cases in arrears. Service charges can go up or down without any limit, but the landlord can only recover those costs which are reasonable. Leaseholders have rights to challenge service charges that they feel are unreasonable at the Tribunal as long as the lease terms have not already been agreed but every tenant commercial or residential has a legal right to manage the assets.
If you require any advice either regarding your lease or your service charge budget please get in touch and we will assist where possible.
 

 

 

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