COMMERCIAL PROPERTY SEARCH: FOR SALE + TO RENT +

COMMERCIAL

Commercial & Professional services

The Collinson Hall commercial department advises a substantial portfolio of clients on a wide range of commercial property issues within St Albans, Harpenden and the surrounding area.

We offer a comprehensive range of services that includes .......


Commercial Lettings Agency – shops, offices, industrial and land – lettings, sales and acquisitions of freehold and leasehold properties.

Development – involving clarification of site ownership, preparing a development brief in conjunction with architects, town planning consultants and lawyers and liaising with the local authority planning department. Advice to include expected rental returns and yields on completed development.

Rent Reviews – acting for either Landlord or Tenants including scrutiny of lease documentation and plans, interpretation of covenants and making recommendations to settle the open market rental value and negotiating with the representative acting for the other party (possibly leading to third party referral if terms can not be agreed

Lease Renewals – as above but by reference to the previous or existing lease covenants and to include advice on service of appropriate statutory notices under the Landlord and Tenant Act 1954

Management – of industrial estates and individual properties to include administration of service charges and employment of appropriate maintenance contractors

Valuations – involving an inspection and preparation of a report using a database of comparable evidence


Acquisitions – establishment of property requirements for acquisition of freehold or leasehold properties, circulating details to other local commercial agents and identifying suitable properties for inspection. Advice to include liaison with client’s solicitors leading to completion.

 

Are you the Landlord of business premises?

Collinson Hall specialise in helping commercial property owners in St Albans and the surrounding area to find and attract both tenants and buyers.


We have been working in the commercial sector for many years. During that time we have built an unrivalled knowledge of how to help our clients get the most out of their property......


 

We have been working in the commercial sector for many years. During that time we have built an unrivalled knowledge of how to help our clients get the most out of their property.

Whether you want to invest or divest we will help you to: 

Identify where to spend money on refurbishment, so that your property is more attractive to tenants, 

Negotiate with existing tenants so that you can find a workable compromise on rents that satisfies both parties.

Find and attract buyers should you decide that it is time to sell.

If you wish to discuss your property then please contact Richard Fane on 01727 843222 or email him on [email protected]

Commercial property management

Collinson Hall manage all types of commercial property on behalf of clients including shops, offices and light industrial.
Many of our clients have retained our services over many years and trust us to help to manage their property with a friendly and professional approach. Whether you own one or many properties we work to minimise the problems that can occur with commercial property and we can be relied on to handle issues sensitively and .......


Commercial property is varied and throws up many issues. We have highlighted below some of the most common tasks we deal with:-

Rent Collection: Proactively managing the collection of rent to minimise arrears

Compliance: Asbestos, Electrical safety, Health and safety.  

Repairs: Ensuring tenants maintain the fabric of the building

Alterations: Ensuring consent is obtained for works that enhance the building

Insurance: Recharge

Service charges: Budgeting and management

Works: We arrange for repairs and refurbishment works to be done 

Assignment and Subletting: We manage the collection of information to establish the calibre of potential tenants and advise our clients of issue such as deposits & AGA agreements that are a part of the process. 

Lease renewals and rent reviews

Formal Valuation: Some clients hold their properties in pension funds and accountancy purposes and we can help with the provision of these formal valuations 

Informal Valuations: Clients sometimes need an informal desk top valuation which we can provide 

If you wish to discuss the management of your property then please contact Angela Courtney BSc MRICS  on 01727 843222 option 4 or email her on [email protected] Angela is an experienced Chartered Surveyor and Registered Valuer who will be pleased to discuss any requirements you may have, without obligation.

Rent reviews and lease renewals - a quick guide

The commercial property market is again experiencing rental growth and many landlords are now finding it economic to implement rent reviews and lease renewals.
Therefore more transactions are taking place and both tenants and landlords need to employ trusted surveyors to make sure the process is done effectively.
Collinson Hall act for landlords and tenants in undertaking this specialised work. These settlements can have a substantial effect on the freehold value and the tenants business and so it is important that both sides employ professionals to handle this important work for them.
It is wise to have a trusted person look at the situation before deciding whether to proceed or not and rather than trying to handle it alone, or assume that no increase .......


............ can be achieved. Landlords, perhaps surprisingly, can worry about implementing such processes and sometimes feel they don’t want to upset tenants or endanger the tenants business. We appreciate the need to be sensitive to tenant’s circumstances and can work to understand the tenant’s true position and advise landlords accordingly. We appreciate that essentially the parties both need a good relationship and work to maintain that throughout the process.
Likewise, when acting for tenants we can explain circumstances of the tenant and influence the landlord to take a longer term view of the situation if the tenant will have difficulty in paying the new rent.
Most rent reviews are upward only so that the rent cannot go down - but it is worth checking the lease to be clear on this point. It is vital that properties are compared accurately as there will often be variations in location, size, layout etc. all of which can impact on the rent they might achieve. Collinson Hall manage a substantial number of properties within St Albans, Harpenden and surrounding areas and maintain a database of comparable properties that can establish the rental level when properties are up for review. In the fairly unusual event that the parties cannot agree a new rent, then the lease will have a mechanism – usually a third party expert – that determines the rent.
If the lease is up for renewal (rather than a periodic review), the mechanism for what happens next will be governed by the Landlord and Tenant Act 1954 (unless specifically excluded) which gives Tenants the right to a new lease on similar terms to the existing lease but with an updated rent. In these circumstances the rent will be able to go down or up depending on market rents at that time. There are strict protocols to follow involving Notices and Court Applications - these are important to follow correctly to protect your rights. Collison Hall  have recently been involved in a P.A.C.T. third party court appointed expert who can act much like an arbitrator and being a surveyor themselves know a great deal about commercial property- unlike the court officials! We can more cheaply and quickly deal with any disputes on renewals that may arise and thus avoid expensive court processes.
These days most tenants will not want a lease of longer than 10 years and usually 5. This will need to be carefully considered by the owner but the courts are sympathetic to such need for flexibility. A longer lease with break options gives the same effect as a short lease but avoids the expense of regular lease negotiations and drafting. The down side for the tenant is that a longer lease will attract stamp duty (based on the total rent payable over the term of the lease). 
A longer lease and/or with less frequent break options will give the landlord more value in terms of their freehold valuation. Another potential downside to a longer lease for tenants is that may be tied-in until the end of the term and a downside for landlords is that they cannot gain vacant possession if they need or want it except under the lease terms and within the Landlord and Tenant Act 1954. However, most leases do allow tenants to sub-let or assign (i.e. the lease is transferred or sold). A good agent will be able to advise on the level of risk involved and potential issues should this become necessary.
When approaching a rent review or lease renewal it is important to get it right. The investment in professional advice will help you through the complexities of your lease.
If you wish to discuss a rent review or lease renewal that is affecting your property then please contact Angela Courtney BSc MRICS  on 01727 843222 or email her on [email protected] Angela is an experienced Chartered Surveyor and Registered Valuer who will be pleased to discuss any requirements you may have, without obligation.

WHAT OUR CLIENTS ARE SAYING

  • Emma
    Hi Richard, I just wanted to drop you a line to say thank you for getting me through to completion with my shop. I'm very grateful for the time you took explaining all the unfamiliar terms and countless times you and Karen showed me around. You provided a friendly and professional service. Thanks again, Best wishes, Emma
  • M.W.
    Dear Richard, we have a long standing relationship with Collinson Hall who manage a light industrial estate on our behalf. In so far as to their service and advice is concerned, we feel that we are in safe hands. Kind regards,
  • Mr B
    Collinson Hall did a great job of letting my property. They managed to find an ideal tenant at a rent that was 20% more than the outgoing rent all within about 2 weeks.
  • CR
    I found that Richard and Karen at Collinson Hall were always responsive to my requests for information and general help regarding progression of the property purchase. It was great having someone to call who I had confidence they would deliver in a timely manner. I would happily use Collinson Hall again. Many thanks.
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HELPFUL ADVICE CENTRE

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We're here to help

Use the webform below to ask any your question

We'll get back to you as soon as possible.

Answers to previously asked questions...

  • How much is an annual season ticket from St Albans to St Pancras?

    As at Apr 2016. The standard charge quoted on the Thameslink website is £3,320.00.

  • What are the stamp duty thresholds for buying a property?

    Its all got complicated and now depends if you are buying a property as a principle residence. The most up to date info (as Apr 16) is here https://www.gov.uk/stamp-duty-land-tax/residential-property-rates

  • I am tenant looking to rent one of your properties. What charges should I expect to pay.
    You can find this information in the tenant section of our website - should it need any clarification please call 01727 794104 and we can run through it with you.
  • Why do you ask for so much information about my property? (From a landlord)
    As your agents, we need to know about a variety of little things to be effective in marketing and managing your property. Each piece of information will enable us to either keep you and your property legally compliant, prevent misunderstandings and wasted viewing appointments, or ensure that your tenants have all they need to properly maintain and look after your property throughout their tenancy.
  • How can I find out about school catchment areas?

    Tricky as the rules seem to change but we use School Guru who come up with very useful info - this link will take you to their website http://www.schoolguruhertfordshire.co.uk/

  • What are "exchange" and "completion"
    The exchange means the exchange of contracts. Many years ago this meant that the buyer and sellers solicitors met and literally exchanged the contracts in identical form signed by their respective clients. Today the exchange usually just takes place over the telephone where each solicitor confirms they are in possession of a signed contract. Exchange is a significant milestone in that the transaction becomes a legally binding contract between the seller and the buyer at that point. One of the terms of the contract at exchange will be the completion date. Referred to as completion. This is the date on which the title to the property is transferred by the sellers solicitor to the buyer, the buyers solicitor transfers the agreed sale price to the seller and the buyer takes possession of the property. This is the date that the new owner of the property usually moves in. There is usually a time period between exchange and completion and this period can vary from a few seconds if exchange and completion take place on the same day or several months, even years. The norm however is usually between 2 and 6 weeks, and it is during this period that each party is able to book removals, make arrangements for the transfer of utilities and post and of course tell friends and family, or not !
  • I understand I need an EPC - how much is it and how long will it take?
    We can organise this through a third party. It takes about 24 hours and costs £50 plus VAT.

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Register your search

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ARRANGE A VIEWING

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We would be pleased to organise this for you.
It would be very helpful if you would give us more than one time when you would be able to view - this avoids some of the "backward and forward" messaging if your prefered time is unavailable.
If there is more than one property you would like to visit please make it clear in the message box which properties you would like to see and when.
If this doesn't turn out to be the right one we would really appreciate some feedback. It really helps our clients to understand what people think of their property and it will also help us better understand what you are looking for.
We hope you like it and look forward to hearing from you

 

ARRANGE A VALUATION

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How much is my current property worth?

When asked to give a "valuation" we will offer you our opinion of the likely figure you should expect to achieve should the property be put to the market.... MORE