Short Term Letting Available

For those businesses who want to test the market by having a short term letting we have the ideal property. Unit 8 The Enterprise Centre, Bell Lane, Uckfield faces directly towards Bell Lane and comprises a ground floor workshop/store/showroom with offices above with some 1,770 sq ft in total plus parking in front of the unit. The current lease expires in September 2015 so there is just over a year to run enabling a business to take possession either by assignment or on a sub lease and then see in a year whether they want to renew at the end of the term or maybe by then have outgrown the unit and want something larger.

An interesting and unusual opportunity that does not arise very often. A short term letting at a very competitive rent.

Jeremy’s Jottings

Easy come easy go. I hope the following two examples give food for thought.

If my car goes wrong I take it to a garage to be repaired. If say I want a website then I will go to someone with knowledge and understanding of building and maintaining websites.  So, why should I expect someone whose business is say website design be expected to know land law, understand building construction and have the contacts to be able to service and maintain plant and machinery and run their business. From the number of calls we receive where tenants seek clarification as to rights and responsibilities this is a common problem. Is there an answer?

For in excess of 10 years I managed (hands-on and strategically) light industrial premises of up to 10,000 sq. ft. (929 sq. m. approx.). All tenancies were by way of a licence with one month’s rent deposit and rent paid monthly in advance. There were no references taken, if someone liked the look of accommodation and they seemed genuine as long as they had the money they could sign the 3 page licence there and then. The tenant’s responsibilities were to keep clean, pay the rates and meet the cost of electricity and gas. The landlord funded everything else via the service charge. If a tenant didn’t pay the rent and or misbehaved he/she knew the consequences. At times getting the rent could be difficult but tenant’s knew if they genuinely fell on hard times if they were honest with us we would try and find ways to get them through.

The tenant was able to concentrate on running its business. He / she knew that if there was a problem with their property all they had to do was make a single call and someone would respond.

Was the 54 Act relevant? In all the years I was associated with something in the order of 100 units at no stage did any tenant seek to claim the rights available to them under the Landlord & Tenant Act 1954. I suggest that speaks for itself.

I was contacted the other day by a tenant via email informing me that a smoke detector had gone wrong. As the tenant was responsible for all repairs under the terms of his lease he had to attend to the problem. I wonder how much time he spent in getting an engineer to attend and how much this cost him in lost profit? If the alarm had been the landlord’s responsibility it might have taken me 5 minutes to give an instruction plus a couple of minutes to process the invoice when it came to hand. I suspect the latter option would have been the more cost effective for the tenant. There would have been no cost to the landlord, this would have been factored into the service charge. Further by adopting a model along these lines the landlord has control over the situation as to what is undertaken and by whom.

In the USA, Canada and some European countries the landlord and tenant relationship is far more one of partnership. A model along these lines requires greater sharing of the risk. But if there is an enhanced return does this really matter?

Jeremy’s jottings do not constitute advice on any specific matter.  Lawson Commercial recommends you seek professional advice before taking action.  No liability can be accepted by us for any action taken or not taken as a result of the jottings.

Rarely Available – Freehold Industrial Unit

With the improved market conditions we are seeing there has been increased demand for freehold industrial units. These are quite rare – very few become available in this area. We are very pleased that we have just got Unit 1 The Enterprise Centre, Bell Lane, Uckfield available. This is the very first unit in this popular terrace where many of the units have been sold to freehold owner occupiers. Unit 1 has a return wall facing directly towards Bell Lane and additional car parking space alongside the flank wall. It is in good order throughout, has a useful 1st floor office & kitchen with some 1,600 sq ft overall and can be bought freehold for £175,000.

Refurbished Offices To Let in Crowborough

Following extensive refurbishment, wel are now marketing a delightful ground & 1st floor office suite in Whitehill Road, Crowborough. These self-contained offices offer some 765 sq ft of accommodation on 2 floors together with good car parking at the rear. This suite is ideal for a small business who perhaps wants a largely open plan environment as the whole of the 1st floor is one big open office providing light, airy space. The suite has been refurbished throughout with new decorations and carpets and is ready for immediate occupation. The suite is also very competitively priced at £8,250 pa.

Kit Wilson Trust On The Move

Kit Wilson Trust, a local animal welfare organisation who have had a very successful shop at 6/7 Bell Walk, are moving to larger premises at 4 Bell Walk, the old Blockbuster Video premises. We have been asked to market 6 & 7 Bell Walk. The premisses are available as one large shop, as they currently intercommunicate, providing some 1,000 sq ft of trading area with 4 big picture windows facing onto Bell Walk together with some very useful 1st floor storage of 890 sq ft in total. Alternatively they can be let as 2 individual shops each of 500 sq ft trading area + 445 sq ft of storage. The rent for each shop is £8,500 pa.

This is an excellent opportunity for an imaginative retailer.

Great Opportunity – Rarely Available – Freehold Offices

We have just taken on a delightful ground floor office suite at Ringles Place in Ringles Cross, Uckfield at the junction of Coopers Green Road and London Road right by the Ringles Cross pub. This delightful office suite has a very minimalist decor with lots of white porcelain tiling and grey/black porcelain tiles in the w.c. accommodation. It is fully fitted out with air conditioning and category 5 cabling and provides really good, light airy accommodation. There is lots of twin aspect space and the suite in total offers some 854 sq ft plus 3 car spaces. It is handy for the town or for getting on to the Uckfield bypass and is available for £150,000 freehold.

Not many freehold offices come onto the market especially those of this quality and type of decor. It really needs to be viewed to be appreciated. A wonderful opportunity.

Delightful 1st Floor Office Suite – Short Term Letting Available

For businesses looking for around 1,700 sq ft of usable office area who do not wish to commit to too long an agreement this could be the ideal space. This 1st floor office suite at 2/7 Horsted Square has become available. It offers first class space with 4 individual offices plus a large open plan reception/general office area, all attractively decorated, with gas central heating and lots of power points & trunking. It is available on a lease which expires in October 2018 so a little over 4 years thus ideal for the business whose plans are rapidly changing. The rent is competitive for the size of suite at £13,750 pa and viewing is strongly recommended. Alternatively a new lease may be available subject to negotiation.

Jeremy’s Jottings

Going back to the days of typewriters a lease was probably around 20 pages. Text would be in Times Roman 12 point or similar. You could probably read it in 15 minutes and be satisfied it was comprehensive.

At random I have just looked at a lease dating from 2012 and this is 40 pages long. A lease of 50 pages is by no means uncommon.

I have nothing against a lease of 50 or so pages. But if say the telephone rings or I am distracted in some other way for safety’s sake it’s not uncommon for me to have to start again. When possible to avoid this leases are now bedtime reading. You can probably imagine that goes down well.

As leases have grown in size so, in my view, they have become increasingly difficult to understand. If I’m of this view how is a tenant, say the proprietor of a café, supposed to be able to understand such a document. And if it’s not easily understandable how can he / she be expected to comply without having to engage professionals to interpret such documentation? My next jotting returns to this theme.

As something of a tangent one thing we’ve noticed is that as a combination of increased size and word processing it’s not unusual for terms to disappear, become accidentally deleted!

Are leases of today more or less adequate than in times gone by? For me a key factor is inspection. I was taught to walk round a property noting and taking as many photographs as possible. If two of you can do this all the better. Why? Well, when I inspect something I focus on certain elements. Another person will focus on other elements. If you are able to persuade your solicitor to walk around all the better. He or she will almost certainly see things from another dimension. With this level of focus so I believe you are likely to be able to determine if those 50 or so pages cover all the aspects they really should.

Next jotting – Is the Landlord & Tenant Act 1954 still relevant at the age of 60??

Jeremy’s jottings do not constitute advice on any specific matter. Lawson Commercial recommends you seek professional advice before taking action. No liability can be accepted by us for any action taken or not taken as a result of the jottings.

Freehoid Shop For Sale – Crowborough

The proprietor of the Mulberrys fashion shop at 1 Belmont Buildings. High Street Crowborough has decided to retire and thus these premises are coming onto the market. However, somewhat uniquely for Crowborough it will be a freehold sale of this delightful ground & 1st floor property. The premises are well fitted for trade as a fashion shop and have the benefit of a rear kitchen, an understairs changing room and a 1st floor stockroom.. The property is competitively priced at £137,500 and represents good value for something which rarely comes up in this part of the High Street.