Shop lease agreement
This is a lease for a self contained lock-up shop that does not require provisions for service charge recovery. It could be in a parade or detached. It may be pure retail or it may have offices or other business space attached. The lease is suitable for Use Classes A1, A2, A3, and A5. Features: short term: 1 to 7 years; guarantor; break provision; rent review options; option for assignment; sub-letting not allowed; ss 24-28 opt-out; draft agreement for security deposit.
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- Guidance notes included
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About this document
This lease should be used to let a shop or retail unit that does not share services or facilities with neighbouring units owned by the same landlord. The shop itself may be part of a parade of other shops owned by other landlords, or it may be stand-alone.
The agreement is suitable for any business in Use Classes A1, A2, A3, and A5.
The unit may or may not have additional space used by the tenant for other business purposes, such as offices or storage. This document does not cover adjacent residential accommodation. See below for alternative leases.
The lease has been drawn to prefer the interest of the landlord rather than the tenant.
Provided the term is seven years or less, the document does not need to be registered at the Land Registry.
If a restaurant, cafe or fast food outlet will be operated from the property, use this agreement, which contains specific clauses for commercial kitchens and food retail.
If the shop being let is part of a parade owned by the same landlord, or uses shared facilities and services, use this agreement, which contains service charge recovery provisions.
If the tenant will also live at the property, use a mixed use lease for a unit with residential space. If the property will be converted to an office (such as a solicitor or an estate agent might use), an office lease may be more appropriate.
If you are still not sure, our article on which business lease should help you.
Plain English is used throughout except where it is necessary to use legal terms common in this field of law.
The key features of this template can be summarised as:
- term of 7 years or under (often called a short term lease)
- standard guarantor
- options for transfer or assignment to another party
- sub-letting forbidden
- option to include a break clause for premature termination by the tenant
- a choice of options for rent reviews
- opt-out of Sections 24-28 of the Landlord and Tenant Act 1954
This document has been drawn so as to make it applicable to the vast majority of leasing scenarios without making it difficult to edit. We sell another version of this document, aimed at property developers, solicitors and surveyors, that contains some additional paragraphs covering more technical points. You might be interested in looking at it here if you need any of the following:
- provisions for sub-letting
- provisions for an authorised guarantee agreement
- extensive landlord's warranties
- references to land registration for leases with a term greater than 7 years
- prescribed lease clauses
Relevant property law
Commercial property law is regulated primarily by the Landlord and Tenant Act 1954, amended many times.
Account has also been taken of:
- the Landlord and Tenant (Covenants) Act 1995
- the Regulatory Reform Regulations 2003
- the Joint Committee's Code for Leasing Business Premises
- the RICS' Code on Service Charges
In balancing the codes with the law and the interest of the landlord, we have followed the codes where reasonable, but have preferred the interest of the landlord where there may be a difference.
This shop lease is comprehensive, providing alternative choices for important decisions.
The contents include 29 provisions and 2 schedules covering:
- rent: period, amount, other payments, interest on overdue rent, periodic review
- condition and repair
- tenant's positive obligations
- restrictions on tenant: prohibited activities on the property
- signs and advertisements
- assignment of the lease
- indemnities by the tenant
- security deposit
- access for landlord
- termination: default notice by landlord; provision for premature termination (a break clause)
- security of tenure excluded
- Schedule 1: rights reserved
- Schedule 2: draft agreement for a security deposit
Scottish version of this lease
The law governing commercial leases is substantially different in Scotland as compared with England, Wales and Northern Ireland. In Scotland there is no equivalent to the Landlord and Tenant Acts and there is little legislation or case law relating to leases. So the version we have drawn for our Scottish user is common law based.
Regarding registration of leases in Scotland, only those for longer than 20 years must be registered at the Land Register of Scotland. However, the lease is often registered in the Books of Council and Session in Edinburgh.
For the Scottish version of this lease please select "Scotland" from the list in top box.
This document was written by a solicitor for Net Lawman. It complies with current English law.
How other customers rated this document
Average customer rating
By John Naylor 03 May 2015
Worried that it would not be a legal document and we would find it difficult to understand.The cost was a major factor and the realisation that a solicitor would probably use one of your documents and charge a great deal more.Found it very easy to edit and plain language easy to understand. We would definitely recommend Net Lawman as it puts you in control and you can have your document checked for extra confidence.
By Edmund Fitch 27 January 2015
Good quick easy web site to use. Perhaps the description of the items cold be better as it took little time to find what I considered the right lease document for a small lock up shop in the High Street of a market town.
The asbestos clause could be re-written as it is too 'back and white'. When asbestos is found in a build can some times be isolated and hence saves the expense of removing it.
The biggest problem I have now is persuading my tenant to sign this lease as it does away with her right for continuation. Any suggestions?
Net Lawman responds 10 February 2015
We see our role as being to protect our document buyer. It is very easy to edit this provision to make it softer for your tenant.
By Stephen Ryder 25 May 2014
Excellent, our tenant is going over it at the moment, I don't foresee any problems with it, in which case it has saved me several hundreds of pounds compared with what our solicitor wanted to charge.
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