Commercial Property Agents and Other Services
Commercial Property Agency
Having extensive experience in the acquisition and disposal (on a sale, purchase or leasehold basis) of commercial premises (whether retail, industrial, office or land), our commercial property agent is able to offer a tailored approach to our clients, designed to achieve the best value.
Whether you are looking to acquire commercial property for occupation or investment purposes, dispose of premises, asset realisation or rationalisation purposes, we look forward to hearing from you so we can discuss how we might best be able to assist you in your commercial property search.
Acquiring Commercial Property for Lease & Sale
As Neil Moran MRICS has previously acted as an in-house Property Director, he has acquired hundreds of commercial properties on behalf of organisations and investors.
We are therefore experienced in acting for parties looking to acquire commercial premises for their occupational, or investment purposes. To indicate the range of our capabilities in this area, we have detailed two of our current instructions.
We are retained by a concrete products manufacturer to find a 7 – 10 acre development site within a defined geographical (Home Counties) region, for the siting of their concrete plant and open storage land for their batch manufactured product. This has necessitated extensive requirement requests, discussions with local and national agents, liaison with Planning Authorities, Senior Council Officers and Local Enterprise Partnership representatives.
We are retained by 'Just Tyres' in respect of their acquisition of additional roadside tyre depots, nationwide.
Disposal & Landlord Services
Whether you are a Landlord looking to sell or let your premises, or a tenant seeking to assign or underlet, we are significantly experienced in advising on the best method to undertake – and acting for our clients accordingly.
We look forward to hearing from you, so we can discuss how we might best be able to assist you.
Neil Moran Associates Commercial Property Agency have offices in Leighton Buzzard and Milton Keynes, and we work across Bedfordshire, Buckinghamshire, Hertfordshire, Northamptonshire and Oxfordshire.
We look forward to hearing from you, so we can discuss how our Commercial Property Agent might best be able to best assist you. Get in touch.
Commercial & Residential Asbestos Surveying and Reports
Commercial property owners have a legal duty to manage Asbestos at their premises, under the Control of Asbestos (CAR2006) regulations.
At Neil Moran Associates, we understand that control of Asbestos surveying may not seem like the most straight forward process, and work with our clients to make it as easy and as hassle-free as possible. We work in conjunction with a consultancy accredited for all levels of Asbestos Surveying.
If you are a current or potential commercial property owner in Milton Keynes or surrounding areas, who needs assistance with Asbestos surveying and reports, then we would be delighted to speak with you. If you have any questions regarding asbestos surveys, please don’t hesitate to get in touch.
Drone & Aerial Property and Building Surveys
The increasing use of aerial drones for building surveys and the regular inspections of property reflects their capabilities.
Where necessary, we utilise the services of a fully licensed, accredited and insured pilot when undertaking our inspections, this significantly assists in making a thorough inspection of the roof and fabric of the building at high-level. It also serves to reduce inspection times, costs and safety risks.
A drone can also be a powerful tool in the preparation of marketing materials and promotional photography, where appropriate.
We look forward to hearing from you, if we can assist with your requirements.
EPC Reports & MEES
Under the Energy Performance of Buildings (England and Wales) Regulations, 2012, it has been statutory law since April 2012 that any premises being marketed for sale, or to let, are required to have an Energy Performance Certificate (EPC) attached to the marketing particulars prior to being marketed.
EPCs are valid for 10 years and a new EPC is not required each time there is a change of tenancy, or the property is sold, within that 10 year period. Where more than one EPC is produced, the most recent EPC is the valid one.
EPCs must be displayed in commercial premises larger than 500m² that are frequently visited by the public, and where one has previously been produced for the sale, construction or renting out of the building.
From 1st April 2018, stricter requirements are being phased in under the 'Minimum Energy Efficiency Standards' (MEES) for non-dwellings. These now require that any property for which a new lease is being put in place must have a minimum EPC rating of 'E'. By April 2023 this will apply to all leases. The current exemptions to MEES requirements are: -
• Where a lease is for six months or less, provided that the same tenant has not occupied the property for over twelve months
• Where a lease is for more than 99 years
• Where a building is excluded from having an EPC
• Landlords will also be exempt from carrying out improvement works if the tenant refuses to consent to the works
• This also applies if third party consents have been refused in the previous five years
• Improvements do not have to be carried out if they reduce the property value by 5% or more, which should be reviewed every five years
We work in conjunction with a consultant who can inspect premises on behalf of Clients and produce an in-depth EPC Report and certificate, together with advice on improving the EPC rating of a property.
When working with clients to assist them with their property matters, we are fully aware of the need to ensure we are providing advice that is deliverable in all aspects (and in the most remunerative manner), including from a planning perspective.
We are experienced in working with a variety of planning consultancy practices (dependant on the nature of the instruction) in establishing likely achievable consents, discharging (or varying) conditions to approvals and developing the 'right' strategy for achieving the most positive outcome.
If you are a current or potential commercial property owner, who needs assistance in respect of these matters, then we would be delighted to speak with you and assist in advising on with whom we could best work to assist you.
Click here for more information on Help to Buy & Shared Ownership and our other residential and commercial property services.
The Land Registration Act 2002 requires leases for a term of more than 7 years to be registered at the Land Registry. Applications for registration of title should be accompanied by a plan which should comply with the guidance published by the Land Registry.
Applications will be rejected where the extent of the land cannot be identified from the plan, therefore it is essential to obtain a compliant plan to avoid delays in registration.
We are able to produce Land Registry compliant lease plans following a measured survey on site, or, if you have old plans, we may be able to convert these into compliant plans without a site visit and therefore at a reduced cost.
We are also able to produce title plans for first registration, or for the transfer of part of a registered title.
Lease plans are often given little thought until the last minute, which may delay completion of leasehold transactions. We therefore appreciate the need for prompt delivery of plans, as well as a quick turnaround of any necessary revisions.
Please contact us to discuss your requirements and obtain a quote.