Commercial property solicitors

Russinating said:
If you read my OP you'll see I asked if they do anything else other than check the lease and if it's a legal requirement. Nobody has actually answered those questions yet.
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As is my understanding, it's not a legal requirement, more of an expectation, especially if the lease is for a significant amount of money. You're not only covering your own back but you're also providing relief to the agent. If you don't have stuff checked and it comes back to bite one of you then both of you will lose in some way or another, even if it's just time.

If it's anything like residential conveyancing, they'll check all the relevant land surveys, land ownership documents, chancel surveys, flood risk surveys etc. to make sure you're aware of any risks down the line. Even if the lease is sound, a problem with the building is no good to you.
 
They will:

- be more commercially aware than you;
- propose suitable heads if these aren't agreed;
- recognise terms and covenants that are onerous (hello there repair costs and rent renewal!);
- negotiate the lease accordingly.

The prices you quote are not insignificant, but they aren't outrageous considering the skill set you are paying for.
 
Russinating said:
You don't use a solicitor when you move into a residential flat and personally I don't really see the difference (the rent for this office is less than my current flat).
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Your liability is different. In residential, most of the crazier landlord requirements can be disregarded. In commercial, you can contract into just about anything, and be held to it. It's very bad to sign up to unreasonable terms for the sake of avoiding the solicitors fees.

The missus estimated £1500 as five or six hours of an associates time, but can't say whether that's reasonable or not as you haven't provided enough information.
 
Russinating said:
If you read my OP you'll see I asked if they do anything else other than check the lease and if it's a legal requirement. Nobody has actually answered those questions yet.
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Are you asking us for free legal opinions?

dowie said:
And is surely the reason he's made the thread in the first place.... he's asking what they will actually do and your reply is along the lines of

'lol you pleb, tiny amount, you don't understand'

Which isn't very helpful and doesn't actually tell him much.
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Great post. Would read again.

Nitefly said:
They will:

- be more commercially aware than you;
- propose suitable heads if these aren't agreed;
- recognise terms and covenants that are onerous (hello there repair costs and rent renewal!);
- negotiate the lease accordingly.

The prices you quote are not insignificant, but they aren't outrageous considering the skill set you are paying for.
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It's basically this. However I'm not a fan of solicitor-speak: "commercial awareness" tsk tsk ;)
 
TerryWogan said:
Sorry, "thick as two short planks" is not a synonym for idiot?

And yeah, I'm a secretary. You got me!

But yeah, top quality, mature posting. I suppose with 20,000+ posts they can't all be winners!
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Do you paraphrase everyone when you accuse them of something? If so, I wouldn't even have you down as the secretary tbh. I also said 'some people' not 'that guy'.
 
Robbie G said:
Do you paraphrase everyone when you accuse them of something? If so, I wouldn't even have you down as the secretary tbh. I also said 'some people' not 'that guy'.
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Take for example the guy above who says 'don't use one then' when you've just asked what they do. Some people are just naturally thick as two short planks I'm afraid .
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I can see you'd be a fun litigant in person. :o
 
Denying something you've said out loud is one thing, but attempting to deny it when it's permanently recorded a few posts above is something else!

Let's face it, the only thing Robbie G has is personal attacks.
 
Robbie G said:
Do you paraphrase everyone when you accuse them of something? If so, I wouldn't even have you down as the secretary tbh. I also said 'some people' not 'that guy'.
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As any budding commercial property solicitor will know, a lease is a lease even if it is a licence in name...

It's biohazard's special move!
 
Cheers those that have actually posted useful comments.

We've already done the negotiating with the agent so the heads, rent (incl. 3 months free), break option @ 2 years (down from 3) and service charge are already agreed. I can understand the heads of terms perfectly fine along with the service charge budget and our relevant contribution.

I guess my annoyance is that we were (or still are) due to move in the 1st week of May. However one of the solicitors we've been speaking to is basically relaying back to us what we already know (confirming the rent etc) and then picking out common sense mistakes between the HoT and the lease, for example which floor the unit is on. We didn't even ask him to go ahead with the work and he's already billed us for £100. I haven't seen the lease yet (but since requested it) because it's all been faff with solicitors but I don't think you need a law degree to spot that kind of mistake. There's nothing that's complicated.

In short we've wasted over a week because two solicitors are effectively being law nazis.

And as I said in my OP, fair enough if you're planning a big or permanent move, it makes sense, but our rent is <£6k per annum and we're in a block with 100+ other companies and is by no means a long-term venture (hence freehold and neighbouring property malarkey being largely irrelevant).

If it wasn't for them asking for a solicitor and the subsequent faff we'd have signed and be measuring up right now.
 
Russinating said:
We didn't even ask him to go ahead with the work and he's already billed us for £100...

In short we've wasted over a week because two solicitors are effectively being law nazis.
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Unless there is an implied contract (e.g. you've sent them paperwork) they have no right to charge you.

And it is their job to be 'law nazis'. There wouldn't be much point if they weren't.
 
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