For businesses · Commercial property
Premises terms that suit the business
Your premises are often one of your largest commitments. We help landlords and tenants agree terms that are clear, workable and in line with the commercial deal.
Overview
A commercial lease can shape a business for years. Rent, repair, service charge, break rights and restrictions on use or assignment all carry real cost and flexibility implications. We make sure you understand what you are signing, and we negotiate the points that matter rather than every clause.
Many business tenancies have security of tenure under the Landlord and Tenant Act 1954, which gives the tenant a right to renew at the end of the term. The parties can agree to contract out of that protection, but there is a set procedure of a warning notice and a declaration that must be followed before the tenant is bound. We explain what that means for you as landlord or tenant.
We also act on freehold purchases and sales, property-backed lending and day-to-day matters such as licences for alterations and assignments. Our article on five legal checks before signing a commercial lease is a useful starting point for tenants.
When you might need us
- You have agreed heads of terms for new premises and need the lease negotiated
- You are a landlord letting a unit and want a lease that protects your investment
- Your lease is coming to an end and you need to understand renewal rights
- You want to exercise a break clause and need to get the conditions right
- You are buying or selling a freehold commercial property
- You want to assign your lease, sublet or carry out alterations
What we cover
Business leases
We draft, review and negotiate leases for landlords and tenants, covering rent, rent review, repair, service charge, use, alienation and break rights.
The 1954 Act and lease renewals
We advise on whether a tenancy has security of tenure, handle contracting-out procedures and deal with the notices involved in renewals and terminations.
Purchases and sales
We handle freehold and long leasehold acquisitions and disposals, including title investigation, searches, enquiries and completion.
Assignments, sublettings and licences
We prepare and review licences to assign, sublet or alter premises, and the guarantees and consents that often accompany them.
Break clauses and exit
Break clauses often carry strict conditions. We help tenants and landlords understand what must be done, and when, for a break to operate.
Property finance
We act on property-backed lending, dealing with the lender’s requirements and the security documents.
How we approach it
Start with the deal
We review the heads of terms and your business plans, so the lease or purchase reflects what was actually agreed and what you need.
Report clearly
We give you a concise report on the key terms and risks, rather than a long list of every clause.
Negotiate what matters
We focus negotiation on the terms with a genuine financial or practical impact, keeping the transaction moving.
Look ahead
We flag future dates and obligations, such as rent reviews, break dates and repair liabilities, so they don’t catch you out.
What you can expect from us
- Costs and scope explained clearly at the outset
- A named lawyer who manages your matter
- Short, practical reports on key terms and risks
- Awareness of timescales tied to your business plans
- Straightforward updates as negotiations progress
Who you will work with
Related insights
Questions clients often ask
What does contracting out of the 1954 Act mean?
It means the tenant won’t have the statutory right to renew the lease at the end of the term. To contract out validly, the landlord must serve a warning notice and the tenant must make a declaration before entering the lease, following the prescribed procedure. It is a significant point for both sides, so it should be agreed deliberately.
What should I check before signing a commercial lease?
Key points usually include the length of the term and any break rights, rent and rent review, repairing obligations, service charge, permitted use and the ability to assign or sublet. For older buildings, a schedule of condition can help limit repair liability. We will highlight what matters for your premises.
Why are break clauses risky?
Break clauses are often conditional, for example on paying all rent due or giving vacant possession, and courts tend to interpret those conditions strictly. Missing a condition or a date can mean the break doesn’t work. It is worth taking advice well before the break date.
Is Stamp Duty Land Tax payable on commercial property?
Stamp Duty Land Tax can apply to purchases of commercial property in England and to the grant of some leases. Whether it is payable, and how much, depends on the transaction. We will tell you whether a return is needed and suggest you confirm the tax position with your accountant.
This page is general information about commercial property law in England, not legal advice, and advice on any property matter will depend on your individual circumstances. Harton & Vale Legal is a fictional firm created as a design concept, so nothing here is legal advice. About this concept.
Make an enquiry
Talk to us about commercial property.
Tell us briefly what has happened and what you would like to achieve. There is no obligation, and we will be straightforward about whether we are the right people to help.
We read your enquiry
A member of the relevant team reviews it, usually within one working day.
A short, no-obligation call
We ask a few questions, explain how we could help and outline the likely next steps.
Clear terms before any work
If you would like to go ahead, we confirm the scope, who will handle it and the costs in writing.