Negotiating Leases Specialist commercial lease negotiation solicitors in Milton Keynes

Our Approach

We combine technical expertise with commercial awareness. We don’t just draft documents, we help you understand the implications of key clauses, ensuring your lease supports your business objectives.

Ancillary Documents and Licences

Commercial leases are rarely standalone agreements. They are often accompanied by ancillary documents such as:

• Licence to Alter – required when tenants wish to carry out fit-out works or refurbishments.
• Licence to Assign or Sublet – necessary when tenants wish to transfer or share occupation.
• Rent Deposit Deeds and Guarantees – providing financial security for landlords.

Our solicitors advise on when these documents are legally required and how they should be drafted to protect your position as a landlord or as a tenant.

Landlord’s Obligations

A landlord’s obligations under a commercial lease typically include:

• Maintaining the structure and common parts of the building (where internal lease).
• Insuring the property against standard risks.
• Allowing tenants quiet enjoyment of the premises.
• Complying with statutory duties such as health and safety.

We ensure these obligations are clearly defined to avoid disputes.

Side Letters and Side Deeds

Sometimes, agreements sit outside the main lease. A side letter or side deed may record rent concessions, service charge caps, or temporary variations. These documents must be carefully drafted to ensure they are enforceable and supplemental to the main lease.

Drafting and Negotiation Toolkit

Our toolkit for negotiating leases includes:

• Heads of terms checklists.
• Standard form lease templates and bespoke drafting.
• Clauses covering rent review, break clauses, and renewal.
• Risk analysis of repair and service charge obligations.

This structured approach ensures both landlords and tenants understand their rights and responsibilities.

Landlord’s Rights of Entry

Leases usually reserve rights for landlords to enter the premises for:

• Inspection.
• Carrying out repairs.
• Emergency access.

We advise on balancing landlord access with tenant security.

Standard Form vs. Bespoke Leases

• Standard form leases provide consistency and predictability.
• Bespoke leases allow tailored provisions for unique properties or business needs.

Our team will guide you on which approach best suits your circumstances. No two leases are the same and it is often the case that a standard template lease is marked up/tailored to fit the circumstances of the transaction.

Exclusion of Implied Covenants

Commercial leases can be subject to implied covenants under property law. We ensure obligations such as repair or fitness for purpose are expressly stated. We ensure exclusions are properly drafted and understood. Terms implied by law cannot be excluded.

Subdivision and Redevelopment Rights

Landlords may wish to retain rights to subdivide or redevelop premises. These rights must be expressly reserved in the lease to avoid future conflict.

Execution by Reference

Leases and subleases can sometimes be executed by reference to agreed heads of terms or standard documents. While efficient, this requires careful legal oversight to ensure enforceability.

Why Choose Heald Solicitors?

• Decades of experience in commercial property law.
• Accredited by the Law Society of England and Wales.
• Trusted advisors for landlords, tenants, and investors.
• Based in Milton Keynes, serving clients across Buckinghamshire and beyond.

Contact Us

At Heald Solicitors our commercial property team are experienced in advising on and negotiating leases across a range of property including retail, offices and industrial.

While our office is in Milton Keynes, we regularly work with clients throughout England and Wales, often remotely, meaning that you can expect the same expert legal advice and excellent client care wherever you are located.

If you wish to talk to a commercial property solicitor, please get in touch with our legal expert.