Commercial Property Solicitors in Sussex

Commercial Property Solicitors in Sussex

Whatever the reason, your investment in commercial property requires protection.   Regardless of the type of transaction, selling, buying, leasing, or refinance, your business need is our business.

Why Choose Our Commercial Property Solicitors?

Coole Bevis’s experienced team of commercial property solicitors combine their extensive expertise and knowledge to deliver you practical advice and solutions. Working with you, our team take a consultative approach to see what is best for your business. We are your partners and we will work with you to build a long term partnership to build your business and protect your commercial property interests.

What A Commercial Property Solicitor Can Help With

  • Assignments of existing leases
  • Auction; sales and purchases, auction pack preparation and review
  • Break Clauses in Leases
  • Buying and selling commercial property
  • Buying and selling development property
  • Commercial property financing and refinancing
  • Conditional sale agreements and Options
  • Granting leases for commercial property (both for Landlord and Tenant)
  • Hotels and leisure
  • Landlord and Tenant issues
  • Lease negotiation for landlord and tenants
  • Licences
  • Office, retail and industrial property
  • Overage
  • Portfolio and asset management
  • Rights of way issues
  • Sales and lettings of completed units and homes
  • Site assembly and property development
  • Stamp Duty and Land Registry Registration advice
  • Surrendering existing leases/underleases
  • Transfers of equity
  • Underletting of commercial property

The Legal 500 is a leading guide to law firms and solicitors, offering reliable and current information for those buying legal services. We have been recommended for our Commercial Property services.

Oliver Maxwell-Jones, whose expertise spans commercial property transactions, landlord and tenant and financing, heads the Coole Bevis LLP group. Nicola Hunt’s clients are made up of individuals, companies and charities and Jeff Streater is handling a range of land purchases and lease issues.

COMMERCIAL PROPERTY TEAM

Development

Our team of solicitors are able to provide you with substantial and professional advice regarding commercial property development transactions.  We have experience in acting for developers and buyers of all shapes and sizes.  We are able to assist with conditional contracts, including those subject to planning permissions, site acquisitions, and can advise throughout all stages of the development process.  We will work within your objectives and timescales in order to achieve the desired outcome.  If this is area in which we can help you, please give us a call and we can discuss this further.

Landlord & Tenant

At Coole Bevis LLP we are committed to providing in depth advice and assistance with all landlord and tenant matters. Our experience includes granting leases (both on behalf of the landlord and tenant), assignments of existing leases, underletting of commercial property, licences for alterations to the property etc..  Our experts go above and beyond to ensure that you are advised thoroughly throughout the transaction, from initial queries when negotiating heads of terms all the way through to post completion matters relating to Stamp Duty and HM Land Registry requirements. We have a great deal of experience in negotiating and agreeing leases for various commercial property as may suit your individual or business needs, including offices, shops, warehouses, dental practices and hotels among others.  If you are looking for solicitors who make the conveyancing process smooth, efficient and as informative as possible, give us a call and have an initial chat with one of our expert solicitors who will be more than happy to assist.

Finance

We can help you in dealing with your lender’s requirements to secure finance against your commercial property.  No matter the property, either offices, retail, industrial, leisure or multiple residential properties, we can help you.

Coole Bevis’s commercial property solicitors are also appointed to act for banks and fully understand the need for watertight security.  If you are a private lender, our real estate team can help you with all aspects of property finance to include secured lending, by way of legal charge or debenture.

Contact Our Commercial Property Solicitors Today

Contact Us Today For more Information About Commercial Property

Planning & Environmental Policy Law

Planning and environmental law is a highly specialised area and our commercial property team fully understands that.  Speaking to us means that we will be able to connect you with the right specialist for your needs.

Investment

Whether you are either a small private or corporate investor, seeking to add an investment to your portfolio, we can help protect your interests.  No matter the level, Coole Bevis’s experienced team of property solicitors have built up their expertise with hands on experience and can guide you in relation to all aspects of property investment.  Just as you do, we think of property as more than just bricks and mortar.

Portfolio & Asset Management

Our hands on approach to commercial property best positions us to help our clients manage their commercial property portfolios with ease.  We advise individual investors with small portfolios right through to larger entities with very diverse and extensive commercial property portfolios.

Our team can assist and advise you on acquiring commercial property to grow your portfolio.  We can help you standardise business leases within your portfolio and assist and advise you when it comes to renewal, so that it becomes a straightforward and effective process.

Commercial Leases

Commercial leases are a big commitment.  Be yours for 5, 10 or 15 years plus, you will want to ensure that you are entering into a lease that is fair, transparent and commercially viable.  You will want to ensure that the lease has received the best care and attention in reviewing, negotiating and reporting to you.  Coole Bevis’s commercial property team are very proud to say that we believe we are the best.

Our team of specialist landlord and tenant solicitors have a great deal of experience in negotiating and agreeing leases for all types of commercial property no matter your individual or business needs.  Our specialist team will go the extra mile whether your lease is of an office, a shop, a warehouse, a hotel, or any other possible use.  If you are looking for solicitors who make leasing a property smooth, efficient and as informative as possible, give us a call and have an initial chat with one of our expert solicitors who will be more than happy to assist.

Acquisitions & Disposals

Whether you are a landlord or occupier, be that a company, partnership or sole trader, our expert team of commercial property specialists is here to take you through the process of acquiring and selling.  From start to finish, Coole Bevis’s team of highly experienced solicitors will use their in-depth legal knowledge to give you the best advice and options to suit your own requirements.

Contact Our Commercial Property Solicitors Today

Contact Us Today For more Information About Commercial Property

Strategic Land Acquisitions

Every property transaction has its complexities.  When the land is question is strategic that presents an additional challenge and your business needs a team of experienced commercial property solicitors to guide you through.

Strategic land is any property that has not yet achieved its full development potential.  With planning permission or consent, the land will have added value and become viable for development.

Coole Bevis’s team is here to work with you and advise you on: –

  • promotion agreements
  • option agreements
  • conditional contracts
  • pre-emption agreements
  • overage agreements
  • infrastructure agreements
  • collaboration agreements
  • ransoms
  • planning

Contaminated Land & Environmental Issues

When buying or leasing commercial property, it is important to ensure that the property and land you are acquiring is not environmentally burdened or classified as contaminated land.

We are not only able to commission environmental searches on your behalf, but can review these and relay any potential areas of concern to you, and work with you to establish the best steps to take to move matters forward. We are here to provide guidance where necessary, particularly if the search shows the land as being potentially contaminated land.

Whether you have concerns regarding environmental issues/contaminated land on a new property or on a property which you already own, we are here to help.

Contact Our Commercial Property Solicitors Today

Contact Us Today For more Information About Commercial Property

Developer Disputes

Coole Bevis’s property dispute specialists support a wide range of clients with property interests, from development companies to individuals.  One of our expert solicitors will be able to give advice on any type of property dispute.

These may include: –

  • Landlord and tenant issues
  • Mortgage enforcement disputes
  • Property disputes
  • Service Charge arrears
  • Trespass and boundary disputes
  • Contractual disputes
  • Adverse possession disputes
  • Construction disputes
  • Possession acts against trespassers

To ensure you are doing all you can to secure the best possible outcome, if you are involved in any type of construction or property dispute, it is highly recommended that you seek expert legal advice.

Joint Venture Agreements

Joint ventures are a popular form of funding property deals which can be mutually beneficial for those participating.  However, expert advice is essential for, if rushed, joint venture agreements are also a means to lose money and relationships.  In its simplest form, a joint venture is any situation where two or more individuals combine their resources, expertise and specialist knowledge to execute a project.

In joining businesses and individuals together to achieve a common business goal it is important to seek expert independent advice to ensure that any agreement is bespoke and specific to your needs.  Coole Bevis’s corporate solicitors have the expertise to draft the comprehensive agreements required to fulfil the aims and objectives of all parties concerned.

Construction Contracts

Construction Contracts are a highly specialised area and our commercial property team fully understands that.  Speaking to us about your needs means that we will be able to connect you with the right specialist for you.

Retail

Retail is continually one of the most dynamic environments.  The sector has its own range of diverse challenges, especially right now.  From the smallest high street shops to larger chains, speaking to us about your needs means that we will be able to connect you with the right specialist for you.

Property & Pension Funds

Pensions are a tax-efficient way of saving for your retirement.  If you want to maximise your pension, one of our experts at Coole Bevis Wealth Management can advise on whether a Self-Invested Personal Pension Scheme (SIPP) or Small Self-Administered Scheme (SSAS) is right for you.

In conjunction with Coole Bevis’s specialist commercial property solicitors, the wealth management team can help you navigate both of these schemes with absolute confidence.  Enabling you to make decisions that best align with your objectives.

Planning Law

Planning law is a highly specialised area and our commercial property team fully understands that.  Speaking to us about your plans means that we will be able to connect you with the right specialist for your needs.

Compulsory Purchase

Compulsory purchase, or the officially enforced purchase of privately owned land or property for public use, is a highly specialised area and our commercial property team fully understands that.  Speaking to us about your property means that we will be able to connect you with the right specialist for your needs.

Rights Of Way Issues

Rights that burden or effect commercial land can often be unclear or difficult to establish. Our specialist team of commercial property lawyers are available to review and discuss with you any concerns that you may have with regards to rights of way issues. We can use our experience and knowledge to give you a clearer indication of the rights from a legal point of view, and can provide you with ideas by which to best protect the any rights of way you believe are available to you or against those which burden your land.

Short Term Occupation of Commercial Premises

A commercial lease is a big commitment, be it for 5, 10 or 15 years plus.  However, your needs may be different and require more flexibility.  On occasion short periods of occupation (e.g. less than 1 year) can be dealt with by using either a tenancy at will or licence to occupy.  Nevertheless, you will want to ensure that what you are entering into is fair, transparent and commercially viable.  Working with you, we will ensure that you receive the best care and attention in reviewing, negotiating and reporting to you.

A Licence To Occupy Business Premises

A Licence to Occupy is a personal agreement between a licensor (the property owner) and the licensee (the occupier), whereby the licensor allows the licensee into non-exclusive occupation for a short period of time.  Typically, less than twelve months.

Licences allow for flexibility and are very different from leases however, the devil is in the detail.  The most important difference between the two is that, legally, a lease creates an interest in land.  Whereas, a licence merely gives permission to use a property which ultimately means the occupation is temporary and can easily be terminated.

There is a fine line between a licence and a lease, so to be sure you do not create the wrong one it is important that you speak to one of our specialist commercial property solicitors beforehand.  Whether you are a property owner or potential occupier, you can rely on one of our team to guide you through the process.

Freehold Purchase and Sale

Our commercial property team have exceptional expertise in dealing with purchases and sales of all types of commercial property.  If you are selling, we will work with you to prepare a bespoke contract and transfer documents, collate your title documentation, prepare replies to commercial pre-contract enquiries, advise you regarding appropriate regulatory requirements, and take you all the way through to dealing with completion and after sale formalities.

If you are purchasing, our specialists will review the title documentation, negotiate and  report to you on contract and transfer documents. We will then raise enquiries on your behalf and review thoroughly the replies provided by the seller. After reviewing all ancillary documentation provided, we will obtain, review and report to you on any property searches we have carried out on your behalf. Following this we will deal with the completion itself and post-completion formalities (e.g. stamp duty land tax and registration at the Land Registry).

Our experience allows us to complete transactions in a swift, efficient and informative manner, which gives us the ability to advise on the best proactive steps for you.

Feel free to contact us for expert advice on all types of freehold purchases and sales, including auctions.

Grant Of New Leases

Commercial leases are a big commitment.  Be yours for 5, 10 or 15 years plus, you will want to ensure that you are entering into a lease that is fair, transparent and commercially viable.  You will want to ensure that the lease has received the best care and attention in reviewing, negotiating and reporting to you.  Coole Bevis’s commercial property team are very proud to say that we believe we are the best.

Lease Assignment

Are you currently the tenant of a commercial property looking to assign/sell your lease to a third party?  Are you a landlord with a commercial tenant who is looking to assign/sell their lease? Are you a tenant looking to take an assignment/buy an existing commercial lease?  If you are then, then look no further as Coole Bevis’s commercial property team can help you.

From collating references for the new tenant, through to drafting licences to assign, sale contracts, transfers and dealing with post assignment matters including Stamp Duty payments and Land Registry registration, our commercial property department can provide you will all of the assistance you need.

If the assignment/purchase of the existing lease is part of a larger business transaction involving the sale/purchase of an existing business, we can work closely with our company and commercial department to provide you with an all encompassing service.

Commercial Property Finance

Even more so now, the lending market is challenging for both borrowers and lenders, with every aspect of a commercial property transaction being under greater security than ever before.  Coole Bevis’s commercial property solicitors understand lender’s requirements and have expertise in both investment and development property lending to give both commercial and business-minded advice and solutions that meet the requirements of both the borrowers, whilst also fully protecting the lender’s security.  Dealing with transactions quickly and cost effectively.

Tied Pubs and Public Houses

It is often the case that a brewery will lease a pub and, in addition to the typical obligations in a lease, the landlord will impose an obligation to buy all (or at least the majority) of stock from that brewery at prices it sets.  It is also likely that, as tenant, you will be subject to minimum quantities of drinks that you must buy.

Breweries normally set stringent terms for tied pubs and if you are looking to buy such a public house, you must speak to a solicitor before signing.  As your solicitors, our team of expert advisors will advise you fully on the ramifications of entering into a burdensome agreement with a brewery.

Buying a Restaurant or Public House

Licensed premises and businesses have their own specific needs when it comes to legal advice.  Restaurant, bar, pub, café, or sandwich bar, in additional to the typical commercial property needs there are additional issues regarding licences for the serving of alcohol, outdoor seating arrangements, ventilation and disabled access.  Not surprisingly, there is a lot more to the transaction that needs attention before your business is up & running smoothly.

Working with our company and commercial department, our team of expert commercial property solicitors will guide you through to your successful opening.

Tenancies at Will

Tenancies at Will differ from Licences to Occupy in that a tenancy at will is often granted when a landlord and a tenant are in negotiations regarding the grant of a new lease.  A tenancy at will means that a tenant can move into the property early whilst negotiations continue.

It is extremely important that the tenancy at will is correctly drafted so that both the landlord and the tenant are able to terminate it relatively easily if negotiations flounder.

Coole Bevis’s commercial property solicitors can help, with specialist advice, to ensure that you are signing the right type of agreement which achieves what both parties need & want.

Rent Reviews

Many commercial leases, of suitable length, will have a rent review provision.  Our commercial property specialists will assist you with drafting rent review clauses — both from a landlord’s and tenant’s point of view — either to review a standalone clause or as part of negotiating a business lease.  We will work together with you and your surveyor or agent (if need be) to help prepare appropriate wording that suits you and meets your business needs.

We can also advise on rent review clauses in existing leases and provide guidance on the steps you need to take when faced with one, as well as preparing a rent review memorandum to attach to your lease following formal review.

Whether the review is based on an open market determination, or linked to the RPI, or something else, our team of commercial property specialists are more than happy to provide you with the guidance you and your business require.

Licences for Alteration

When your business moves into its new premises, it is likely that you will want to make alterations and re-decorate.  If you lease your premises and your alterations are of either a substantial or structural nature, it is more than likely that you will need the approval of the landlord before you can start.

In this situation you will need a Licence for Alterations.  This document will incorporate your landlord’s approval, clearly define what you can and cannot do, the obligations you will be required to adhere to and incorporate a specification of works to be carried out.

If you are a landlord and it is your tenant who has come to you with proposals to fit your premises out, do get in touch and our team of specialists will be happy to help.

Subletting

Subletting, or underletting as it is often referred to, can be an effective way of managing your tenancy issues.  An existing tenant of a commercial property should always consider whether it is best for them to sublet the property rather than assign (that is transfer) the lease to a third party.

If you desire to sublet the property to a third party, we are more than happy to help. We would review your existing lease to first establish that subletting is permitted (which isn’t always the case!). Provided that it is, we will assist your with preparing/negotiating the licence to sublet with your landlord, negotiating the drafting of the sublease with your tenant, and any ancillary documents such as rent deposit deeds as may be required.  If you require any assistance with any aspect of sub-letting, we are your team.

Lease Enforcement and Problem Tenants

For a landlord, a problem tenant is always a great source of stress.  Our experienced team know how difficult it can be when a tenant defaults on the obligations contained in a lease.  Our specialist team will assist you throughout this whole complex area of law, enforcing your rights as landlord through, ultimately, to the sanction of forfeiture helping you every step of the way.

Whether you are a landlord, or managing agent, our experts can offer various funding methods and, typically, the lease will allow recovery of the majority of costs from the tenant or sale of the lease.

Lease Renewals and Extensions

The process of renewing a business lease is often a delicate time as the tenant has no obligation to stay.  Not all business tenants, under a commercial lease, have the right to renew when the lease ends.  In such cases, it is important to start negotiations early to allow the parties to agree terms and enter into a new lease before the old lease expires.

Where a business tenant does, under the provisions of the Landlord & Tenant Act 1954, have the right to renew then strict timetables need to be understood and adhered to.  A protected lease can only be brought to an end by formal notice.

Agreed business lease extensions will often keep to the original lease’s terms and conditions.  If a landlord and tenant cannot agree terms, the parties can apply to the court to determine whether the lease can be extended and on what terms.

If the decision to vacate is made, a negotiation relating to dilapidations will be necessary.

Whether you are a landlord or a tenant, Coole Bevis’s highly experienced team of commercial property solicitors and property dispute solicitors have the specialist experience to help you.  Negotiating the terms for a business lease renewal, or a landlord’s claim for dilapidations, are both worthy of specialist surveyor and valuation advice and our commercial property team fully understands that.  Speaking to us about your needs means that we will be able to connect you with the right professional specialist.

Surrender of Leasehold Interests

If a lease is surrendered, a tenant returns the let property to the landlord and both parties accept the lease is no longer in place.  This is best accomplished using a formal deed, however, it is not always necessary.  Often it is cheaper to surrender a lease without a deed however this can create future uncertainty for both sides of the transaction.

Nonetheless, it is recommended that you contact a member of our commercial property team who will be able to guide you down which route is best.

Commercial Conveyancing

Commercial conveyancing covers a wide range of commercial property matters, including: –

  • The buying and selling of freehold or leasehold office space, industrial premises, warehousing, and retail premises.
  • Acquisition and developmental work.
  • Commercial property finances and investments (as well as business sales which have commercial property aspects).

Our expert commercial property solicitors can assist you with the drafting, negotiating and advising on contracts, leases and agreements.

Sustainability and Green Energy

One of the areas becoming increasingly important to us all is that of green issues, the environment and sustainability.  The introduction of the Minimum Energy Efficiency Standards (‘MEES’) in April 2018 are expected to gradually show their teeth in terms of enforcement in the commercial sector.  In the relatively low risk ‘prime’ property sector, sustainability and greener energy use is desirable for investors.  However, in the non-prime sector, the pursuit of a high return means higher risks are more acceptable and sustainability is less attractive.

Nonetheless, in light of the current climate change emergency, businesses can now choose to adopt sustainable practices as a matter of preference. This includes green leases; sustainable planning and green buildings.

Building and Property Development

Be it a residential, commercial, retail or leisure development, our experienced team of commercial property solicitors can advise you on all aspects of regeneration and property development.  From site assembly and acquisition through to disposal – working with you we will ensure that your project goes from pre-planning to post completion smoothly.

If you are a property developer, a landowner with a development opportunity for sale, an investor, or an occupier with your own bespoke construction project, our advice will be tailored to your needs.

Property Development

Developing a new estate, of commercial or residential units, is a very complex business.  Developers and investors buying or building upon land will want to avoid any unwelcome surprises.  Our commercial property solicitors provide expert advice and assistance to both residential and commercial property developers from acquisition of the land to construction and ultimately to successful disposal.  Speaking to us means that we will be able to connect you with the right specialist for your needs to advise on:

  • Site assembly, site investigation and acquisition
  • Structure of the acquisition deal
  • Funding
  • Options
  • Conditional contracts
  • Overage
  • Section 106 agreements
  • Contamination
  • Collateral warranties
  • Sale documentation
  • Sales off
  • Site document preparation in anticipation of disposal
  • Sale / lease of built unit

Commercial Property Disputes

We act for commercial property and home owners, landlords and tenants alike, whether you are an investor with a large portfolio, a buy-to-let entrepreneur or an individual tenant.

Our experience includes:

  • Commercial property issues, such as tenant’s insolvency
  • Commercial and residential possession and eviction
  • Problems with neighbours, including “nightmare neighbours”
  • Rent arrears
  • Squatters
  • Tenancy problems
  • Issues surrounding dilapidations and repairs

We work closely with other professionals including surveyors, valuers and managing agents to ensure that you receive expert and comprehensive advice.  We aim to find a simple and cost-effective solution to your particular issue.  Our team of specialist property dispute solicitors are experts in this area and are members of the Property Litigation Association.

Business transactions which include Commercial Property

Our commercial property and company and commercial teams work closely to provide our clients with an all-round inclusive business service.  Building you a team from our own experts to complete your transaction smoothly and to time.

As a firm, we have previously assisted a broad range of companies, businesses, partnerships and other organisations from the very beginning of a transaction through to the end and beyond, as we pride ourselves in developing long-term partnerships with our clients.

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About the Areas We Cover

OUR OFFICES

Brighton Solicitors

Lanes End House,
15 Prince Albert Street,
Brighton BN1 1HY
t. +44 (0)1273 323231
f. +44 (0)1273 820350
info@coolebevisllp.com

Horsham Solicitors

14 Carfax,
Horsham,
West Sussex RH12 1DZ
t. +44 (0)1403 210200
f. +44 (0)1403 241275
info@coolebevisllp.com

Hove Solicitors

79 Church Road,
Hove,
East Sussex BN3 2BB
t. +44 (0)1273 722532
f. +44 (0)1273 326347
info@coolebevisllp.com

Worthing Solicitors

5 The Steyne,
Worthing,
West Sussex BN11 3DT
t. +44 (0)1903 213511
f. +44 (0)1903 237053
info@coolebevisllp.com