Case Study: Magnet consolidate assets following a small downturn in trade

Published on: 17th August 2016

Magnet is the UK’s leading kitchen experts with a number of branches and showrooms throughout England, Scotland and Wales.

Following the recession, Magnet made the decision to restructure and consolidate their business, which involved either relocating or closure of 10 of their stores in the Scotland and Northern England region.

Magnet appointed us to conduct dilapidations assessments on those leasehold properties and thereafter provide on strategy for dealing with the dilapidations matters with the landlord in order to permit the lease to determine or for break clauses to be validly executed.

Once the overall strategy had been agreed with Magnet, they provided a supplemental appointment to SW to design, commission and execute the repair works prior to the lease determination date concerning 5 of those properties. During the works we successfully negotiated the landlord agreement that all works had been satisfactorily carried out, therefore extinguishing the client’s obligations.

We negotiated financial settlements with the landlord’s agents in regards to the remaining 5 properties to a satisfactory conclusion. For example, we secured Magnet a £0 settlement in regard their property in Dumfries, releasing Magnet from their lease at no extra cost for dilapidations. At the Magnet properties in Elgin and Dunfermline, we were also able to achieve lower exit costs than it would have cost Magnet to undertake the dilapidations works.

This instruction proved our team’s expertise in dilapidations both in England and Scotland (the law of which is different in both regions), but thanks to our previous experience of working in both nations, we were able to navigate the laws to reach the best outcomes possible for Magnet.

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Dilapidations

Dilapidations relate to both tenant’s and landlord’s obligations to repair, decorate, reinstate a property or perform legal and regulatory works during, or at the end of a lease. We develop dilapidations strategies for both landlords and tenants using our knowledge of dilapidations law and current case law. By using an expert to handle effective negotiations, you can ensure your settlement is achieved quickly and efficiently. Tenants We’ll minimise the settlement to ensure you’ve got funds for your move to a new premises, or to boost your cash flow. We also offer dilapidations advice for tenants taking a new lease, which will minimise the liability when you leave the property by providing expert knowledge applied to the building’s current condition and review with your solicitor. If needed we may also prepare a schedule of condition to attach to your lease, which will also limit your repairing obligations. Our dilapidations assessment service also provides you with a clear indication of your liability during your lease term and a clear strategy as to how to extinguish those obligations to minimise your financial outlay, during and at the end of your lease.   Landlords We’ll maximise your settlement to ensure you’ve got funds to repair, redecorate and reinstate your property and increase its capital value and desirability to new tenants. Dilapidations is an extensive field or law and is differently applied to each property, but our experts are on hand to guide you through the process, whatever the situation.   Contact Us

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Dilapidations relate to both tenant’s and landlord’s obligations to repair, decorate, reinstate a property or perform legal and regulatory works during, or at the end of a lease.

We develop dilapidations strategies for both landlords and tenants using our knowledge of dilapidations law and current case law. By using an expert to handle effective negotiations, you can ensure your settlement is achieved quickly and efficiently.

Tenants

We’ll minimise the settlement to ensure you’ve got funds for your move to a new premises, or to boost your cash flow.

We also offer dilapidations advice for tenants taking a new lease, which will minimise the liability when you leave the property by providing expert knowledge applied to the building’s current condition and review with your solicitor. If needed we may also prepare a schedule of condition to attach to your lease, which will also limit your repairing obligations.

Our dilapidations assessment service also provides you with a clear indication of your liability during your lease term and a clear strategy as to how to extinguish those obligations to minimise your financial outlay, during and at the end of your lease.

 

Landlords

We’ll maximise your settlement to ensure you’ve got funds to repair, redecorate and reinstate your property and increase its capital value and desirability to new tenants.

Dilapidations is an extensive field or law and is differently applied to each property, but our experts are on hand to guide you through the process, whatever the situation.

 

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Case Study: Saving of over £600,000 secured for JLT Group on dilapidations claim

JLT Group is one of the world’s leading providers of insurance, employee benefits and brokerage services.  With headquarters in London and offices in 40 countries, the company provide their services to clients in over 130 countries worldwide.

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JLT Group is one of the world’s leading providers of insurance, employee benefits and brokerage services.  With headquarters in London and offices in 40 countries, the company provide their services to clients in over 130 countries worldwide.

[fulltext] =>

We were appointed by JLT Group to negotiate terms for end of lease dilapidation settlements for five of their office premises in Birmingham, Bristol, Edinburgh, London and Southampton.

The process involved reviewing their initial lease documents, inspecting the five office premises and providing JLT Group with advice on the various options available to them at lease end.

Initially the dilapidations claim received was for circa £950,000 and following negotiations with the landlord surveyors, we managed to secure a 64% saving for JLT Group on the original claim.

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Dilapidations - as a tenant, what do I need to know?

As a leaseholder of a commercial property, you will at some point be required to deal with the issue of dilapidations. Chris Eglin from our Building Consultancy department explains what dilapidations are and what as a tenant you need to know:

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As a leaseholder of a commercial property, you will at some point be required to deal with the issue of dilapidations. Chris Eglin from our Building Consultancy department explains what dilapidations are and what as a tenant you need to know:

[fulltext] =>

What are dilapidations?

Dilapidations are the difference in the condition of a property during its occupancy, or when a lease ends, compared with the condition it should have been in if maintained in accordance with the lease.

The condition that you have to maintain and return a property in will have been set out in the initial lease agreement with your landlord. If as a tenant you do not keep to this agreement, the landlord has the right to charge you for any subsequent reinstatement costs.

As a tenant, what do I need to know?

Before signing a lease agreement, make sure that you are aware of your responsibilities, regarding the repair and general maintenance of a property.

During a lease you need to bear in mind that any alterations made to a property may incur a dilapidations liability in the future, to reinstate a property to its original unaltered state.

Towards the end of a lease, it is important that you stay on top of any dilapidations work you are required to complete. If you do not complete the required dilapidations work then your landlord may issue a dilapidations claim, to recover their costs for undertaking the work required to return a property to the condition set out in the lease.

I have received a schedule of dilapidations, what should I do?

Unless you have completed all the building work set out in the lease and any work to remove alterations, you would expect to receive a schedule of dilapidations from your landlord.

A schedule of dilapidations is the document prepared by the landlord, or on his behalf by a surveyor, that lists outstanding repairs, reinstatement and decoration requirements to the property, often with an estimate of the final cost of the work.

You will be expected to respond to the schedule of dilapidations within 56 days of receiving it. Once your response has been sent, it is normal for your surveyor to meet with your landlord's surveyor in an attempt to reach a settlement figure that is agreeable for both parties.

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