Property & Premises

This agreement template is for use where a tenant (the assignor) agrees to transfer the remainder of its lease to a third party (the assignee) in return for a fee. It can be used for the assignment of either a lease or a sublease.   This Assignment of Lease is only suitable for transferring/assigning a lease that is not registered at the Land Registry and is for less than 7 years.  See our Explanatory Notes for more information.

This four page document contains 9 clauses covering

• definitions and interpretation
• assignment
• title guarantee
• indemnity
• 1954 Act proceedings
• costs
• VAT
• rights of third parties
• applicable law

A Schedule is included, allowing users to include property title details.

You need this document if you are a tenant looking to transfer your lease to another person in exchange for a fee.

This legal document template is for use where a tenant who assigns his lease to a third party is required by the landlord to guarantee that the assignee will perform the tenant's obligations under the lease.

It covers:

• definitions
• authorised guarantee agreements
• the guarantor’s covenants
• the landlord’s covenant
• circumstances under which the guarantor will not be released from liability
• Contracts (Rights of Third Parties) Act 1999

The basic rule is that once a tenant transfers his lease he no longer has any obligation to the landlord.

An Authorised Guarantee Agreement keeps the original tenant on the hook in case the assignee defaults.

This co-ownership agreement is for use where one person is the owner of a house or flat and wishes to share ownership of the beneficial interest with someone else.

Written as a ‘Declaration of Trust’, the agreement covers

• definitions and interpretation
• payment of the investment sum
• declaration of trust
• liability for payment of the outgoings
• occupation
• owner’s obligations
• entitlement to any income
• no assignment of a beneficial interest and new trust
• sale of the property
• registration of a restriction at the Land Registry

This document is suitable for two friends, partners or relatives who share accommodation where the title to the property is registered in the name of only one of them.

It deals with the percentage shares of ownership as well as income and expenditure. It also deals with the possible sale of the property and any mortgage.

This Commercial Lease is in American form and is designed for use in the United States. It is for use for the lease of office premises in a multi-tenant/multi-office building used for commercial purposes.

There are 33 main sections which cover

• definitions
• grant of lease
• finishing of premises
• term
• base rent
• contribution to operating costs
• security deposit
• use
• assignment and subletting by tenant
• maintenance
• alterations; signs; equipment; moving
• rights of landlord
• services and utilities
• waiver and indemnity
• insurance
• fire or other casualty
• condemnation
• security interest
• default
• landlord’s right to cure tenant default
• waiver
• subordination
• rules and regulations
• covenant of quiet enjoyment
• no representations by landlord
• notices
• estoppel certificates
• surrender; holding over
• energy conservation
• relocation
• brokers
• tenant’s taxes
• a general clause detailing governing law, severability, assignment, the scope of the agreement and succession

Also included is a form of a Memorandum of Lease, which can be recorded with the local County Recorder to provide legal notice of a Lease to third parties, without the need to file the entire Lease (e.g., where confidentiality of material financial terms is an issue).

These forms are intended for use within the United States.
 

This template form of commercial lease is designed for self-contained premises in a building used for office or other commercial purposes. 

The lease contains 15 clauses plus schedules dealing with the rights and obligations of the landlord and tenant, including:

• definitions
• grant of lease
• rent and other payments
• tenant’s obligations
• landlord’s obligations
• alterations
• rent review
• termination
• rent suspension
• expiry of lease
• assignment and subletting
• governing law and disputes
• notices
• statutory matters

It includes the documents and wording required under the latest regulations to exclude the security of tenure provisions of the Landlord & Tenant Act 1954. 

It also contains details needed in leases which have to be registered at H.M. Land Registry, which applies to leases of more than 7 years.  (For a lease of 7 years or less, which is not being registered at HM Land Registry see our Document P106). 

This commercial lease template is a comprehensive document and also includes the forms and wording required under the latest regulations to exclude the security of tenure provisions of the Landlord & Tenant Act 1954.

It contains 15 clauses plus schedules covering:

• definitions
• grant of lease
• rent and other payments
• tenant’s obligations
• landlord’s obligations
• alterations
• rent review
• termination
• rent suspension
• expiry of lease
• assignment, subletting and charge
• governing law and disputes
• notices
• statutory matters
• entire agreement and exclusion of representations

Detailed Schedules are included.

It is designed for use when the lease is for less than 7 years. This commercial lease template is for use in England and Wales. For a longer lease please see our Commercial Lease (over 7 years)

This lease is designed for the letting of a whole building for commercial office purposes for 7 years or longer.

This thirty page document template contains 19 clauses covering:

• land registry clauses
• principal terms
• interpreting this lease
• rights
• rent, interest and other payments
• rent review
• repair and decoration
• alterations and additions
• using the premises
• signage
• legal obligations
• planning
• protecting the landlord’s interests
• letting others use the premises
• assignment and subletting
• insurance and fire precautions
• the end of this lease
• guarantee
• exclusion of Sections 24 – 28 of the 1954 Landlord and Tenant Act

The lease is designed for use in England and is in a form suitable for registration at the Land Registry.

A form of application for consent to make alterations is included.

You need this document if you are entering into the lease of a commercial property in its entirety for seven years or longer.

For a commercial lease under seven years, please see our document P106.

This commercial display advertising contract is designed for use by the owner of a building or other structure who wishes to grant the right for advertisement billboards or hoardings to be affixed to it.

This five page document contains 7 clauses covering

• definitions and interpretations
• the grant of the licence
• continuation of the licence after the licence period
• licensee’s obligations
• owner’s obligations
• termination
• a miscellaneous clause addressing, among other things, third party rights and liability for damage

Three Schedules are included, allowing parties to set out details of the affixing methods, boards and display site.

You need this document if you are the owner of a building, looking to grant the right for advertising billboards to be attached to your property.

This Licence is designed for use by the owner of land who wishes to grant to the owner of livestock rights for grazing over it. 

The licence covers the rights and obligations of the owner and the licensee and contains 12 clauses and three schedules over 6 pages, detailing:

• definitions and interpretations
• payment of the licence fee
• the grant of the licence and reservations
• the licensee’s obligations
• termination of this licence
• the licensor’s right to assign
• change of address
• no partnership
• grazing rights are personal
• Value Added Tax
• jurisdiction
• accidents and damage

It can be used to provide a field for someone to keep their horses, sheep or other animals.

This document is designed to provide an outline of the main commercial points relating to the letting of a commercial property before the formal lease is prepared.

In four pages, this 17 clause document covers

• details of the parties
• premises
• length of term
• initial rent
• rent commencement date
• rent review
• rent deposit
• repair/service charge
• alterations/reinstatement
• insurance
• use
• rights to assign, sublet and share occupation of the premises
• legal costs
• landlord’s works
• conditions

You need this document if you are a landlord or tenant looking to outline the main points in a lease of a commercial property, before a formal lease is prepared.

This template agreement for hiring premises is suitable for an event, such as a wedding, a party, seminar, reception or any other function.

It comprises a letter setting out specific terms, plus standard terms & conditions which are incorporated into the hire contract.

The letter is designed for all the variable details of the event to be inserted - date of event, numbers of people, charges etc. The standard terms and conditions cover such matters as

• definitions
• when the contract comes into effect
• booking information
• facilities to be provided
• catering
• cancellation
• payment and charges
• rules of conduct
• hirer's liability
• a general clause incorporating assignment and subletting, notices and governing law.

You need this agreement if you intend to hire out your premises for an event.  It can also be used if you are the hirer.

This Deed of Indemnity is designed for use in cases when one person (“the Guarantor”) guarantees the obligations of another (“the Indemnifier”) and seeks an indemnity from the Indemnifier against any liabilities which the Guarantor may incur under the guarantee. 

There are a number of cases when the Deed may be suitable.  The following are some examples:

• when the Indemnifier enters into a tenancy agreement and the Guarantor gives the landlord a guarantee that the rent will be paid and the other obligations of the tenancy will be complied with;
• when the Indemnifier enters into a loan agreement and the Guarantor gives the lender a guarantee that the repayments will be made; and
• when the Indemnifier runs a shop and enters into an agreement with a supplier for the supply of stock and the Guarantor gives the supplier a guarantee that the stock will be paid for.

The document consists of 4 pages with 7 clauses, detailing:

• definitions
• background
• indemnity
• notice of a claim
• dealing with a claim against the indemnifier
• dealing with a claim against the guarantor
• the bond

This legal document template is a Lease of Land, for the letting of land for a period of 7 years or less. It is suitable for the letting of garden ground to a neighbour for growing vegetables or keeping chickens, for example. It is not intended for use in cases where the Tenant is carrying on a business or for agriculture.

In nine pages it addresses:

• definitions and interpretations
• grant of the lease
• rent
• tenant’s obligations
• landlord’s obligations
• termination of this lease by the landlord
• rent suspension
• arbitration
• break clause
• exclusion of landlord’s liability
• change of address
• jurisdiction
• notices

A Schedule details the land, rights included, rights reserved, tenant's obligations and landlord's obligations.

This lease of a restaurant addresses the rights and obligations of the landlord and tenant.

This sixteen page document contains 15 clauses covering

• definitions
• grant of lease
• rent and other payments
• tenant’s obligations
• landlord’s obligations
• alterations
• rent review
• termination
• rent suspension
• expiry of lease
• assignment and subletting
• governing law and disputes
• notices
• statutory matters
• the scope of the agreement

Schedules are included, detailing the premises, rights granted by the landlord, reservations excepted from the lease by the landlord, services, tenant’s licensing covenants and tenant’s trading covenants.

It also includes the documents and wording required under the latest regulations to exclude the security of tenure provisions of the Landlord & Tenant Act 1954.

Though reasonably even-handed, the lease is generally landlord-friendly.

The restaurant lease is designed for use in England & Wales.

This licence template is designed for use by a landlord and tenant under a Lease when the tenant wishes to make some additions or alterations to the building, usually of a structural nature.

The Lease may provide that the tenant requires the landlord's consent for the intended works or it may impose an absolute prohibition on any works being carried out. This Licence deals with each situation, and includes

• definitions and interpretations
• background
• licence
• the tenant’s covenants
• tenant not entitled to compensation
• lease provisions
• no representation by the landlord
• rent review
• reinstatement

Suitable for use in England & Wales, where a tenant wants to make additions or alterations to a building owned by a landlord.

This agreement is designed for use by the owner of land who wishes to grant sporting rights over it for one or more guns.

In twelve clauses over six pages it details:

• definitions and interpretation
• the grant and reservation
• the licensor’s obligations
• the licensee’s obligations
• accidents and damage
• termination of this agreement
• the licensor’s right to assign
• change of address
• no partnership
• proprietary rights
• Value Added Tax
• law & jurisdiction

The agreement is designed for use where the licensee is an individual or a syndicate, or group of individuals.

This agreement is designed for use by the owner of a building or other structure who wishes to grant the right for advertisement boards or hoardings to be affixed to it.

In five pages, the agreement sets out

• definitions and interpretation
• the grant of the licence
• continuation of the licence after the licence period
• licensee’s obligations
• owner’s obligations
• termination
• a miscellaneous clause detailing tenancy, fixtures, liability and third party rights

A schedule is included, allowing parties to detail affixing methods, boards and the display site.

You need this document if you are the owner of a building, looking to make extra income by granting the right for advertising materials, billboards or hoardings to be attached to your premises.

It sets out the licence fee, the duration of the licence and the arrangements for the licensee to get access to erect advertisements as well as other obligations and duties of the owner and the advertiser.

This legal document template is designed to create a licence of business premises.

A licence is a relatively flexible, short term agreement of less than six months where the licensee does not have a right of exclusive occupation and does not get the same protection as a tenant of business premises under English law.

This document contains 6 clauses covering

• definitions and interpretation
• the licence
• licensee’s undertakings
• power of licensor to affix notice boards
• power to determine licence
• a general clause detailing assignment, warranty, legal costs, notices and the contracts (rights of third parties) act 1999

You need this document if you are a landlord looking to offer a short-term occupation of your business premises to a licensee.

This licence from a landlord permits the tenant to share occupation of its leasehold premises with a third party.

It could be used, for example, where a tenant wants to share space in a department store or shop with a concessionaire, or where the tenant is a company and wants to share office space with another company in the same group.

This four page document contains 9 clauses covering

• definitions and interpretation
• consent to share
• costs
• indemnity
• guarantor
• notification of sharing of occupation
• notices
• Contracts (Rights of Third Parties) Act 1999
• applicable law

The licence is designed for use when the wording in the lease prohibits sharing but the landlord is willing in particular circumstances to allow the tenant to share the property.

This licence is for use by a landlord when giving consent to a tenant to underlet all or part of the property comprised in the lease. It is designed for use in England & Wales.

This Licence is for a case when, under the terms of a lease, the landlord’s consent is required for an underletting by the tenant of the whole or part of the property to a third party.  The lease may also set out conditions which have to be met for the consent to be given, and this can be dealt with in the Licence as well.  It is designed for use in England & Wales.

There are 10 clauses:

• Definitions
• Background
• Licence
• Underlease
• Tenant's Covenant with Landlord
• Undertenant's Covenants with landlord
• Right of Re-entry in the Lease
• Tenant's Indemnity
• Notices
• No Represesentation by Landlord

This contract creates a licence granted by the owner of a car park to use the car park for parking a vehicle in return for a fee. 

It is in a user-friendly format with a set of straightforward terms and conditions designed to regulate the arrangements for the licensee’s use of the car park as well as protect the car park owner’s rights.

It includes a form for recording the details of the agreement.

A short one-page memorandum recording terms agreed between a landlord and tenant following a rent review under a lease.

The memorandum details definitions, background, the review and relevant terms and conditions.

This is an agreement for the purchase of freehold property where the purchase price is fixed and where a written notice is required to be served on the seller within a specified period.

It covers:

• definitions
• grant of option
• exercise of the option
• deposit
• completion
• title guarantee
• incorporation of conditions of sale
• registration

You need this document if you want to formalise the right to buy a freehold property from the freeholder within a specified time.

This property co-ownership agreement is for two individuals - such as partners, friends or students - are registered as the owners of a house or flat or other property and they wish to record how their interests in the property (and mortgage) and the running costs are shared.  

The document deals with the percentage shares of ownership as well as income and expenditure.  It also deals with the procedure if one or both the owners wish to sell their interest in the property.  It can easily be amended to include additional owners if there are more than two.

It consists of 10 clauses and a Schedule. The clauses include:

• definitions
• declaration of trust
• liability for payment of the outgoings
• occupation
• parties' obligations
• entitlement to any income or gain
• assignment of a beneficial interest and a new trust
• sale of the property
• registration of a restriction at the land registry
• the mortgage (optional clause)

You would buy this document if you are involved in a joint ownership of a property and wish to agree how this will be managed.

This document is designed for use with a lease, where a rent deposit is paid to the landlord by the tenant and the deposit is placed in a bank account and held on trust by the landlord for the tenant.

This five page document contains 12 clauses covering

• definitions and interpretation
• deposit
• repayment of the deposit
• statement of deposit account
• withdrawals
• interest
• change of landlord
• indemnity
• notices
• miscellaneous (including a liability clause)
• applicable law
• Contracts (Rights of Third Parties) Act 1999

The landlord can use the deposit if the tenant defaults but otherwise the deposit must be returned to the tenant at the time specified in this document and the tenant is entitled to the interest earned on the deposit account.

You need this document if you are a landlord wanting to formalize the terms under which you hold a tenant’s deposit.

This staff accommodation agreement is for use where an employer allows an employee to live in premises owned by the employer, so that the employee can perform his duties more effectively.

It addresses:

• definitions and interpretation
• licence to occupy
• employer’s obligations
• termination
• governing law and jurisdiction

Unless terminated early, this service occupancy agreement can be terminated at any time on four weeks’ notice and, in any event, when the employee’s employment contract ends.

This is an agreement suitable for use by the owner of a building who provides suites of furnished and equipped offices for occupation on a short term basis.

This three page document contains 7 clauses covering

• definitions and interpretation
• the licence
• licensee’s undertakings
• licensor’s obligations
• termination
• notices
• contracts (rights of third parties) act 1999

You need this document if you are the owner of a building, and contracting to provide furnished offices for short-term occupation.

This form of commercial lease is designed for the letting of a cafe on a short term basis – up to five years.

This fourteen page document contains 19 clauses covering

• definitions and interpretation
• grant
• rights
• rent and other payments
• insurance
• no assignment, subletting or dealings
• repair and decoration
• alterations and signs
• tenant to remedy breaches
• use
• legal obligations
• returning the premises to the landlord
• indemnity
• landlord’s covenant for quiet enjoyment
• conditions for re-entry
• liability
• notices
• entire agreement and exclusion of representations
• a general clause detailing landlord and tenant confirmations, the exclusion of the landlord and tenant (covenants) act, third party rights, the creation of a new tenancy and governing law.

It also includes the wording required under the latest regulations to exclude the tenant from getting security of tenure under the Landlord & Tenant Act 1954.

Though reasonably even-handed, the lease is generally landlord-friendly.

For use in England and Wales.

This form of commercial lease is designed for the letting of a shop on a short term basis.

This eleven page document contains 19 clauses covering

• definitions and interpretation
• grant
• rights
• rent and other payments
• insurance
• no assignment, subletting or dealings
• repair and decoration
• alterations and signs
• tenant to remedy breaches
• use
• legal obligations
• returning the premises to the landlord
• indemnity
• landlord´s covenant for quiet enjoyment
• condition for re-entry
• liability
• notices
• entire agreement and exclusion of representations
• a general clause detailing notices, declarations, the Landlord and Tenant Act 1954, third party rights, the creation of a new tenancy and governing law.

It also includes the wording required under the latest regulations to exclude the tenant from getting security of tenure under the Landlord & Tenant Act 1954. The relevant forms are not included

You need this document if you are a landlord letting your shop on a short-term basis, and want a straight-forward contract to govern your relationship with the shop’s tenant.

This template is for use in England and Wales.

This form of commercial lease is designed for the letting of a workshop on a relatively short term basis.

This thirteen page document contains 19 clauses covering

• definitions and interpretation
• grant
• rights
• rent and other payments
• insurance
• repair and decoration
• alterations and signs
• tenant to remedy breaches
• use
• legal obligations
• returning the premises to the landlord
• indemnity
• landlord´s covenant for quiet enjoyment
• condition for re-entry
• liability
• notices
• entire agreement and exclusion of representations
• a general clause excluding the landlord and tenants (covenants) act, governing law, the creation of a new tenancy, third party rights and confirmations to be made by the landlord and tenant

It also includes the wording required under the latest regulations to exclude the tenant from getting security of tenure under the Landlord & Tenant Act 1954.

Though reasonably even-handed, the lease is generally landlord-friendly.

For use in England and Wales.

This is a tenancy agreement of a house or cottage where the landlord lets the furnished house, cottage or bungalow as a 'shorthold' tenancy under the Housing Act 1988.

The form is designed in a user friendly format and sets out

• landlord and tenant details
• definitions and interpretation
• the letting
• shorthold tenancy
• tenant's obligations to the landlord
• landlord’s obligations to the tenant
• termination of the tenancy
• landlord’s agent
• notices
• the deposit

A sample completed agreement is included for guidance.

You need this document if you are a landlord letting a furnished house as a shorthold tenancy.

For the rent of an unfurnished property, see document P113.

This is a tenancy agreement of a furnished flat or apartment where the landlord lets the property as a 'shorthold' tenancy under the Housing Act 1988.

The form is designed in a user friendly format and sets out

• landlord and tenant details
• definitions and interpretation
• the letting
• shorthold tenancy
• tenant's obligations to the landlord
• landlord’s obligations to the tenant
• termination of the tenancy
• landlord’s agent
• notices
• the deposit

A sample completed agreement is included for guidance.

The form is designed in a user friendly format and sets out the rent and other details on the first page.

You need this document if you are a landlord letting a furnished flat as a ‘shorthold’ tenancy.

For the rental of an unfurnished flat, see document P115.

This is a tenancy agreement of a flat or apartment where the landlord lets the property as an unfurnished 'shorthold' tenancy under the Housing Act 1988.

The form is designed in a user friendly format and sets out

• landlord and tenant details
• definitions and interpretation
• the letting
• shorthold tenancy
• tenant's obligations to the landlord
• landlord’s obligations to the tenant
• termination of the tenancy
• landlord’s agent
• notices
• the deposit

A sample completed agreement is included for guidance.

It is suitable for an owner of a buy-to-let property or a home-owner letting his flat unfurnished. The form sets out the rent and other details on the first page.

For the rental of a furnished flat, see document P114.

This is a tenancy agreement of a house or cottage where the landlord lets the property as an unfurnished 'shorthold' tenancy under the Housing Act 1988.

The form is designed in a user friendly format and sets out

• landlord and tenant details
• definitions and interpretation
• the letting
• shorthold tenancy
• tenant's obligations to the landlord
• landlord’s obligations to the tenant
• termination of the tenancy
• landlord’s agent
• notices
• the deposit

A sample completed agreement is included for guidance.

It is suitable for an owner of a buy-to-let property or a home-owner letting his house, cottage or bungalow unfurnished. The form sets out the rent and other details on the first page.

For the rental of a furnished property, see document P112.

This legal document template is for use where a tenant surrenders his lease to his immediate landlord with the landlord's consent and in consideration of a sum of money paid to the landlord by the tenant.

This document contains 5 clauses covering

• definitions and interpretation
• surrender
• release
• costs
• contracts (rights of third parties) act 1999

You need this document if you are a landlord looking for a contract which will release a tenant from the lease agreement they have entered into with you, providing a straightforward way of terminating your agreement.

A Tenancy at Will is a very flexible form of tenancy and exists where there is a tenancy which can be terminated by either the landlord or the tenant at any time. 

It is shorter than a formal lease (only 5 pages in our version) and briefly sets out the fact that it can be terminated at any time, specifies the rent and sets out  the obligations of both the tenant and the landlord. 

This lease template is designed for the sublet or underletting of a whole building for commercial office purposes for 7 years or longer.

This thirteen page document contains 13 clauses covering

• land registry clauses
• definitions
• interpreting this lease
• grant
• the head lease
• rent, interest and other payments
• rent review
• consents
• using the premises
• indemnity
• the end of this lease
• guarantee
• exclusion of Sections 24 – 28 of the 1954 Landlord and Tenant Act

A Schedule is included, allowing parties to detail variations to the Head Lease.

The lease is designed for use in England and is in a form suitable for registration at the Land Registry.

You need this document if you are a tenant of a commercial building, looking to sublet the whole building for 7 years or more.

This underlease is designed for the letting of part of a building for commercial office purposes for 7 years or longer.

This thirty-six page document contains 21 sections covering

• land registry clauses
• definitions
• interpreting this lease
• rights
• rent, interest and other payments
• rent review
• services and service charge
• repair and decoration
• alterations and additions
• using the premises
• signage
• legal obligations
• planning
• protecting the landlord’s interests
• letting others use the premises
• assignment and subletting
• the head lease
• insurance and fire precautions
• the end of this lease
• guarantee
• exclusion of sections 24-28 of the 1954 act

A Schedule is included, allowing parties to detail the property being leased. A form of application for consent to make alterations is also included.

The sublease is designed for use in England and is in a form suitable for registration at the Land Registry.

This free note explains the contracting out procedure when a landlord is granting a new lease of business premises and wants to exclude the security of tenure provisions of the Landlord & Tenant Act 1954 that could otherwise protect the tenant at the end of the lease.