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CONTENTS Table of Cases xv Table of Statutes xvi Table of Secondary Legislation xvii THE CLIENT INTRODUCTION IN.01 MEETING THE CLIENT IN.02 CHECKLISTS IN.04 UNDERSTANDING THE LAW OF LANDLORD AND TENANT IN.05 TAKING INSTRUCTIONS ON THE GRANT OF A COMMERCIAL LEASE IN.09 DRAFTING, APPROVING AND NEGOTIATING THE LEASE IN.10 CLIENT CARE AND ADVICE ON COSTS IN.18 CLIENT CONFIDENTIALITY AND MONEY LAUNDERING IN.24 ACTING FOR LANDLORD AND TENANT IN.28 USE OF E-MAIL IN.33 AN INTRODUCTION TO COMMERCIAL CONVEYANCING AND PROPERTY A GENERAL INTRODUCTION TO THE SCOPE OF THIS BOOK 1.01 AN OVERVIEW AND AN INTRODUCTION TO COMMERCIAL CONVEYANCING AND PROPERTY 1.06 DEFENSIVE LAWYERING AND THE COMMERCIAL CONVEYANCING PROCESS 1.09 THE 2002 STATUTES, CODES AND STANDARDS 1.18 COMMERCIAL LEASES – AN INTRODUCTION 1.48 RENT AND RENT REVIEW RENT 2.01 RENT REVIEW 2.24 COMMERCIAL LEASE COVENANTS I GENERAL INTRODUCTION 3.01 COVENANTS BY THE LESSEE 3.03 SURETY COVENANTS 3.98 COMMERCIAL LEASE COVENANTS II LESSOR'S COVENANTS 4.01 SERVICE CHARGES IN A COMMERCIAL LEASE 4.45 MISCELLANEOUS LEASE CONCERNS: ENFORCEABILITY OF LEASE COVENANTS, INSOLVENCY AND DISCLAIMER, SURRENDER AND MERGER ENFORCEABILITY OF LEASE COVENANTS 5.02 INSOLVENCY AND DISCLAIMER 5.63 SURRENDER 5.78 MERGER 5.91 REMEDIES CONTRACTUAL DELAYS AND REMEDIES 6.02 DELAYS 6.00 REMEDIES 6.27 COMMERCIAL LEASE REMEDIES 6.71 DISTRESS FOR RENT 6.74 FORFEITURE 6.83 REMEDIES FOR BREACH OF LESSEE REPAIRING COVENANTS 6.117 REMEDIES AVAILABLE TO THE LESSEE 6.121 LITIGATION AND OTHER COMMERCIAL LEASE REMEDIES 6.127 THE LANDLORD AND TENANT ACT 1954, PT II: SECURITY OF TENURE FOR BUSINESS TENANTS AND THE TERMINATION AND RENEWAL OF BUSINESS TENANCIES INTRODUCTION 7.01 QUALIFYING AGREEMENTS 7.05 NEED FOR TENANCY 7.06 TENANCIES WHERE STATUTORY PROTECTION IS EXCLUDED 7.08 NEED FOR `OCCUPATION' 7.23 NEED FOR `THE PURPOSES OF A BUSINESS' 7.28 WAYS OF TERMINATING TENANCIES UNDER THE ACT 7.32 DEFINITION OF `THE HOLDING' 7.76 DEFINITION OF `COMPETENT LANDLORD' 7.79 SECTION 40 NOTICES 7.87 RULES FOR SERVICE OF NOTICES 7.94 LANDLORD'S APPLICATION FOR INTERIM RENT 7.99 LANDLORD'S STATUTORY GROUNDS OF OPPOSITION 7.110 TENANT'S RIGHT TO COMPENSATION FOR FAILURE TO OBTAIN A NEW TENANCY 7.147 THE TERMS OF THE NEW TENANCY 7.155 COURT ORDER FOR NEW TENANCY 7.180 PROPERTY DEVELOPMENT: LAND ACQUISITION, PLANNING, CONSTRUCTION AND FINANCE INTRODUCTION 8.01 ACQUIRING LAND FOR DEVELOPMENT 8.02 TOWN AND COUNTRY PLANNING 8.63 DESIGN AND CONSTRUCTION 8.103 DEVELOPMENT FINANCE AND SECURED LENDING 8.120 SELLING AND BUYING TENANTED PROPERTIES GENERAL INTRODUCTION 9.01 TENANTED PROPERTIES: THE SELLER'S PERSPECTIVE; CONTRACTUAL MATTERS 9.02 TENANTED PROPERTIES: THE BUYER'S PERSPECTIVE; PRE-CONTRACT ENQUIRIES 9.51 TENANTED PROPERTIES: THE BUYER'S PERSPECTIVE; THE TITLE AND RAISING REQUISITIONS 9.85 COMPLETION MATTERS 9.110 COMPANY ACQUISITIONS 9.123 REVENUE LAW AND COMMERCIAL CONVEYANCING INTRODUCTION 10.01 VAT ON COMMERCIAL PROPERTY 10.02 STAMP DUTY LAND TAX 10.24 OTHER TAXES 10.41 TAXATION ISSUES FOR YOUR CLIENT 10.69 TAXATION ISSUES FOR THE SUBJECT PROPERTY 10.73 TAXATION ISSUES FOR PRACTITIONERS 10.75 REVENUE LAW AND COMMERCIAL CONVEYANCING – A CONCLUDING ISSUE 10.79 YOUR PRACTICE INTRODUCTION 11.01 LIBRARY, PRACTICE AND RESEARCH MATERIALS 11.04 CONTINUING YOUR PROFESSIONAL DEVELOPMENT 11.12 APPENDIX 1 Commercial Property Related Websites 349 APPENDIX 2 Authorized Guarantee Agreement Precedent 351 APPENDIX 3 Law Society Standard Form Leases 353 APPENDIX 4 Standard Commercial Property Conditions (2nd edn) 363 APPENDIX 5 `Green Card' Warning on Property Fraud – Practice Information 381 APPENDIX 6 Forms of Notice under the Landlord and Tenant (Covenants) Act 1995, s 17 383 APPENDIX 7 Landlord's Requests for Release from Covenants 388 APPENDIX 8 Tenant's Responses to Landlord's Request for Release from Covenants 396 APPENDIX 9 Notice for Binding Apportionment on Assignment of Part 404 APPENDIX 10 Request for an Overriding Lease by Former Tenant Pursuant to s 19 of the Landlord and Tenant (Covenants) Act 1995 407 APPENDIX 11 Precedent for an Overriding Lease Granted Pursuant to s 19 of the Landlord and Tenant (Covenants) Act 1995 408 APPENDIX 12 Specimen Notices under the Law of Property Act 1925 410 APPENDIX 13 Notices under the Landlord and Tenant Act 1954, s 40 414 APPENDIX 14 Landlord's Notices under the Landlord and Tenant Act 1954, s 25 421 APPENDIX 15 Tenant's Request under the Landlord and Tenant Act 1954, s 26 429 APPENDIX 16 Environmental Enquiries of Seller's Solicitors 434 APPENDIX 17 A Code of Practice for Commercial Leases in England and Wales (2nd edn) 436 APPENDIX 18 British Property Federation Commercial Property Standard Enquiries 450 APPENDIX 19 British Property Federation Commercial Property Standard Enquiries Guidance Notes 467 Index 495
Library of Congress Subject Headings for this publication:
Commercial leases -- England.
Commercial leases -- Wales.
Conveyancing -- England.
Conveyancing -- Wales.