Shop Lease

[moonstar]

Hi I am looking to open a shop I have viewed one which I think will be suitable, I was advised to ask the estate agents for a copy of the lease, I would then get a solicitor to look at it, the estate agent told me I should write to them with what I would like the lease to contain, then they would agree/disagree.
I don't have a clue how to put this into words or indeed what I would like, I will be opening a hairpiece/wig shop and I would like a 1 year break clause, the shop needs some inside decoration. what else should I say?
Thanks

[Eve]

Any decent solicitor should know what should andshould not be in a standard shop lease. Make sure you get the right one who has proper experience of this kind of work and don't be swayed by a cheaper option of say a solicitor who does mainly residential work.

In a sense you do get what you pay for.

You should be advised properly on the terms of the existing lease, ask your solicitor to go throug it with you in order that you can make any suggestions you need to.

As regards putting it in writing, just write what you want in your own words, your solicitor will do the drafting.

Don't worry about not being sure whether to ask, if you're not sure then definitely ask as the more info the solicitor has the better on order to make sure if reflects what you want as much as possible (subject the the shop owners agreeing).

Also, in the nicest possible way, although solicitors can draft up as best they can for a standard shop lease, they aren't psychic so don't assume they will automatically know to include things you want.

[Eve]

Ps. a schedule of condition is always a good idea, esp if doing works, to make sure there is a photographic record of the condition before you moved in in case there is an issue with dilapidations afterwards.

Also, see if you can get a rent free period, eg while you are doing works.

Make sure you have had any break clauses, rent reviews etc... fully explained to you.

Check any clauses about how the landlord can deal with any alterations in case they can require you to put everything back when you leave etc...

[moonstar]

Thanks Jenna1978, very helpful advice!

[baileybird]

do not get drawn into all repairing leases AT ANY COST
ask about taking a licence rather than a lease for a while which is easier to get out of
ask for rent free period