Commercial Property Services
Commercial Property Solicitors to safeguard your interests
Are you in dispute with your landlord and struggling to see a way forward?
Do you need help drafting, negotiating or, signing a lease agreement/s?
Whatever your commercial property needs, you are in the right place for help and advice.
The legal challenges
Buying, selling or leasing commercial property and land is an unpredictable process.
With so many factors out of your control, the journey rarely runs to plan.
Finding that perfect property or reliable tenant is just the first step. Transactions can lurch from long, frustrating periods of inactivity to frantic bursts of chasing and cajoling.
Whichever side of the transaction you’re on, the pressure to beat your deadline and get the deal done can be intense.
That’s why it’s important to have an experienced, specialist, commercial property Solicitor by your side.
Meet Lauren, our Partner responsible for Commercial Property
Lauren Lancaster
Partner and Head of Property and Litigation Services
See what our clients have to say…
Commercial Property help and advice
Business Owners & Organisations
Investors and Developers
Commercial Landlords
From due diligence and drafting lease agreements to licensing and permits.
Commercial Property Services for business owners and tenants
A good Solicitor plays an important role in guiding you through the regulations and steps involved in completing a commercial property transaction.
They will take the time to explain the terms and conditions so you understand what you are signing and committing yourself to. If you have specific concerns or some terms seem unreasonable they can negotiate on your behalf.
Smooth transaction process
Buying or refinancing a property involves a significant amount of paperwork and legal processes. A good Solicitor will handle all the legal aspects of the transaction, ensuring that everything is done correctly and in a timely manner. They will liaise with the other parties involved (such as real estate agents and surveyors), and local authorities to ensure a smooth and efficient process.
This should save you time and reduce stress, especially if this is your first commercial property transaction.
Even if the funding has been approved your Solicitor will need to communicate with you and the lender to get the deal over the line. To reduce their risk, banks often insist on personal guarantees from business owners when lending to limited companies. Tierneys Solicitors have years of experience helping businesses get the lending they need. For more information see our Personal Guarantee page.
You may also come across insistence on a debenture. This is a legal document between a lender and borrower giving the lender security rights over the borrower’s assets. This is additional protection for the lender.
The most common questions we’re asked about Commercial Property transactions.
How long does a commercial property transaction take?
If the other party fulfils their responsibilities swiftly, and no complications arise, the transaction can be completed in under a couple of months.
You should typically factor in at least 90 days to allow for a thorough due diligence process.
If finance needs to be arranged or complex issues arise it can take 6 months, or even longer.
What costs should I expect to bear when buying a commercial property?
If it is your first time buying commercial property, you might be surprised at the additional costs involved.
Depending on the specifics of the transaction, you may need to budget for legal and surveyor fees, property taxes like Stamp Duty Land Tax, valuation fees, and potential costs for financing or improvements required before occupying the property.
What is the typical process for a commercial property transaction?
The process usually begins with an agreement in principle, followed by a thorough negotiation period. Once terms are agreed, due diligence is conducted to assess the property’s value and condition.
This can include checks on legal, environmental, and physical aspects. Following satisfactory due diligence, contracts are exchanged, and the transaction is completed by transferring the property and funds.
What should I consider when choosing a Solicitor for a commercial property transaction?
Experience and a good understanding of the local market conditions are key.
Commercial property transactions are far more complex than residential transactions. So it’s important to work with a firm that has commercial property law expertise and experience.
It also helps if they have the experience of working on transactions of a similar size within the local area.
Support and Advice for Commercial Property Landlords
Many of the problems landlords experience with tenants can be avoided if they seek the advice of a Solicitor. A bullet-proof lease can help prevent major problems in the years to come.
If you haven’t set out, in detail, who is responsible for the upkeep and maintenance of the property you could find yourself in a lengthy dispute with your tenants.
You also need to think about how to handle difficult tenants. Not all tenants are easy to deal with, so how will you manage late payments or property damage?
Whatever the issue, if you don’t have the right legal help, you can find yourself in hot water. Legal challenges can be lengthy, complex and, worst of all, costly to your bank balance, time and reputation.
The right legal support in drafting and reviewing your lease safeguards you from many of these problems. And if they do arise, you will be best prepared to deal with them.
Lauren and her commercial property team at Tierneys Solicitors regularly help commercial landlords with:
● Selling / Assigning leases
● Renewals / Reviews
● Rent reviews
● Termination and Surrender
● Obligations and Covenants
● Handling difficult tenants
Tierneys Solicitors have decades of experience helping commercial property landlords.
Click on a link below to talk to Lauren, our Partner and Head of Commercial Property Services.
Your Commercial Property team at Tierneys Solicitors
Lauren Lancaster
Partner / Head of Litigation & Property
Joined Tierneys in 2011
Cameron Ramage
Property Executive
Joined Tierneys in 2017
Russel Raslan
Solicitor
Joined Tierneys in 2023
Maddie Tierney
Trainee Solicitor
Joined Tierneys in 2024
Courtney Bone
Legal Assistant
Joined Tierneys in 2023
Sarah Keen
Property Admin Assistant
Joined Tierneys in 2024
William Hoyland
Solicitor
Joined Tierneys in 2026
Are you considering signing a commercial lease?
Lease negotiations often hit a snag and drag on when either party is too inflexible. Landlords want a steady income and a hassle-free tenant who keeps the property in good order, while tenants look to ensure they can run their business without being micromanaged.
A skilled Solicitor can identify the key commercial points and focus on crafting a lease that suits your needs, allowing you to concentrate on running a thriving business from your new location.
When you are keen to grow your business and need the right premises it can be tempting to sign on the dotted line without making sure you are protected. Leases can be a minefield but a good Solicitor will advise you on the following:
● Rent-Free Periods. It’s not always easy for a landlord to find a good tenant. So you may have more leverage than you think in negotiating a rent-free period. This could allow you to fit the premises out for your business before moving in.
● Break Clauses. Your new commercial lease will be for a fixed term, but you can negotiate a break clause to end it early if needed.
● Maintaining the property. It is only reasonable to keep the premises in good repair, fixing any damage unless it’s covered by the landlord’s insurance. However, if the property is not in great shape at the start of the lease, or you’re taking a short lease, you could try to limit your obligation to maintain the current condition. We will advise you on what you need as evidence.
● Service Charge. Tenants usually contribute to the cost of services the landlord provides, in addition to rent. These services can include maintenance of common areas, heating, lighting, and cleaning. In larger developments, services might also cover public spaces, shared access roads, and parking.
It’s worth considering all of the above issues before rushing into signing an agreement. Thorough negotiations can ensure you have a long and happy lease which offsets any potential issues before they start.
See what our clients have to say…
● Transferring or Subletting the Lease. Most leases allow you to transfer the lease to another business or sublet, but usually with the landlord’s consent. By law, the landlord must act reasonably but can set conditions for refusing consent. We will try to limit these conditions.
● Altering the Property. Make sure you have the right to alter the property to suit your business needs. Leases usually prohibit structural changes, but you should ask for the right to make internal, non-structural alterations.
● Obligations once you vacate. The landlord will want the property returned in good condition at the end of the lease to re-let it easily.
If you’ve made alterations, you’ll typically need to remove them.
● Indemnity Clause. A lease is a contract, and if you breach it, the landlord can sue for damages.
To avoid this lengthy and costly process, landlords often require an indemnity, meaning you must cover any losses or expenses they incur due to your breach, without needing to prove them in court.
If an indemnity is required, ensure the landlord gives you a chance to correct any issues before you have to pay.
Legal Services to protect you
and your business
Debt Recovery and Credit Control
Quick, cost-effective debt recovery to help you get back what you’re owed from an outstanding debt to a folder full of overdue invoices.
Business Disputes and Claims
Whether you are in an internal dispute with co-directors/shareholders or a contractual dispute with suppliers or customers we can help.
Employment Disputes
Protecting your interests with secure employment contracts and procedures, to settlement contracts and employer tribunal representation.
How we can help
It doesn’t matter how experienced you are in commercial property transactions, it’s important you have the right legal advice.
Lauren and her team have a long and proven track record of dealing with commercial property transactions across South Yorkshire and beyond.