Roche Chartered Surveyors have recently concluded four pub sales ........
Roche Conclude Four Pub Sales
Roche Chartered Surveyors have recently concluded four pub sales, these being the sale of Kings PH in Norwich, The Mill Inn in Saxlingham Thorpe, Queens Head in Wymondham and The Forge in Aylsham.
All four pub sales were sold on behalf of Roche's long-standing clients, Enterprise Inns. Three of the pubs were sold to local investors who are looking to re-let the premises for pub or restaurant use. The Forge was sold to a local owner-occupier who previously rented a south Norfolk pub, but was keen to buy his own freehouse.
Graham Jones of Roche commented: "It is encouraging to see that not only are freehold pubs still a popular proposition for investors and developers, but also that a number are now being bought with the intention to re-open as licensed premises. This marks somewhat of a change, as up until recently the majority of the demand had been from developers seeking to convert or redevelop the pubs to other commercial uses or residential use. Whilst the interest from developers remains, the improved demand from publicans and restaurateurs highlights the growing confidence in this sector evidently fuelled by the trend of people eating out more often as the economy continues to recover".
Roche Retail has let 59 The Guineas, Newmarket, to CEX .......
Newmarket, 59 The Guineas
Roche Retail has let 59 The Guineas, Newmarket, to CEX. The shop comprises a ground floor of 1,208 sq ft and CEX took a new 10 year lease at an initial rental of £37,500 pax.
This letting to CEX means that the Guineas Shopping Centre is fully let, highlighting the Centre's success in the regional retail hierarchy and Newmarket's increasing attractiveness, being renown as the centre of horse racing and as dormitory town to Cambridge.
Adrian Fennell of Roche Retail commented that "Now that the Centre is fully occupied, we are looking at asset enhancement opportunities, focusing on attracting multiple retailers and strong independants to Newmarket for the first time".
Roche Retail has let 3 Royal Arcade to Simply Pearls .......
3 Royal Arcade, Norwich
Roche Retail has let 3 Royal Arcade to Simply Pearls that specialise in the retail sale of pearl jewellery and related products. They were previously based in Frome and have relocated their business to Norwich, which includes a web based offer.
The shop comprises a total of 483 sq ft. Simply Pearls took a new 5 year lease. Roche Retail asset manage the Royal Arcade for the landlord and Adrian Fennell of Roche Retail said' that this completes another letting in this historic Arcade that is one of Norwich's principal tourist attractions and is a quality and niche shopping destination, linking Gentleman's Walk and Castle Street'.
April 1st 2015 is not just April Fool's Day ..... it is also the actual valuation date for the 2017 Business Rating ...
Business Rates Update
April 1st 2015 is not just April Fool's Day ..... it is also the actual valuation date for the 2017 Business Rating Revaluation. Although the new rating list will not come into force until 1st April 2017, the revised values will be based on what will then be historic values as of this April. This ensures all properties share a common valuation date.
The basis for the revaluation will be market rental information pertinent to April 2015. It is acknowledged not all property will have a new rent established on that day as:
The premises may be occupied by the owner, rather than rented, or
There may be vacant accommodation, or
The passing rent may have been established at either an earlier or later date by way of a new letting, rent review or lease renewal.
However, in the majority of cases where premises have a contemporary rent, the rental evidence can be distilled into a rate per square metre, taking into account any relevant issues including the surrounding built environment, the physical characteristics of the premises, the lease terms agreed and any other pertinent factors.
The Valuation Office Agency (VOA) will consider all the evidence that it has collated to create a tone of values specific to an area that relate to premises of the same use, with the tone being adjusted to apply to each property, to reflect its unique characteristics.
Property occupiers may be asked to provide information on their property by the VOA, and should do so as it is a statutory obligation!
So, what this means is, any occupier who agrees a rent review or lease renewal or who acquires a new lease on premises in line with market conditions on or around 1st April this year, may have a good indication of the new rateable value which will apply in 2017. There is therefore extra incentive to make sure the rent is agreed at an appropriate level - to do otherwise might be doubly foolish
Jackie Crisp, FRICS, Partner, Roche Chartered Surveyors
Norwich will no longer be the largest city that is not connected to the motorway network via a dual carriageway ......
A11 dualling - the impact on commercial property
The long-suffering business community and residents of East Anglia that use the A11 as a means of connecting with the wider world, can finally look forward to the imminent opening of the last dual carriageway section of this vital trunk road.
Norwich will no longer be the largest city that is not connected to the motorway network via a dual carriageway. Journey times for people and goods will be reduced whilst predictability of arrival and delivery times will be dramatically improved. But what impact will this have on commercial property in East Anglia?
A sudden improvement in accessibility can change distribution patterns. The overall improvement in the accessibility of Norwich will undoubtedly enhance the City's appeal as a business location. However for distribution, it will now be easier for companies to cover the whole of East Anglia from, say, Thetford or Bury St Edmunds which are geographically more central. My firm is already advising logistics clients that are reviewing their operations in this way. Therefore, a boost for warehousing in the centre of the region.
Manufacturers will find it easier to get goods to and from East Anglia. This should reduce costs, improve service and therefore competitiveness. Logically, I expect to see improved demand for industrial units in Norfolk and Suffolk along the A11.
For retailers, critical considerations are catchment areas and drive-times. Therefore the big regional centres of Cambridge and Norwich will be further boosted by being more accessible from the centre of the region, possibly to the disadvantage of smaller towns between the main cities. Better communications within the region might also make East Anglia more attractive to big retailers such as IKEA and Decathlon as more households fall within an acceptable drive-time.
As far as offices are concerned, Norwich will be significantly enhanced, enabling it to challenge Cambridge with more credibility. With prime office rents exceeding £30 per square foot, arguably Cambridge has become over-heated. Norwich is roughly half this level and therefore well placed to take up the pressure. Norwich Research Park's competitive prospects are similarly enhanced.
It will take time for the consequences of this significant improvement in our road infrastructure to work through the economy and into the commercial property market. The overall impact will undoubtedly be positive but as improved accessibility opens up new markets, there will be greater challenges for businesses in some locations although I expect the over-riding impact to be extremely positive.
by James Allen, Senior Partner, Roche Chartered Surveyors, Norwich
With the changes in the economy and parties to a lease having an eye to every opportunity to improve their situation and ...
Break Clauses - Back to Square One
With the changes in the economy and parties to a lease having an eye to every opportunity to improve their situation and their business strategy, break clauses have become and continue to be a hot topic.
The drafting of leases historically, was, thought to create a water tight situation where both parties can rely on the lease to satisfy all scenarios in respect of break clauses.
However, changing times have proved this not to be the situation and case law is now prevalent and ever-changing on this matter. The leading case in these circumstances relates to Marks & Spencer PLC v BNP Paribas Securities Trust Company (Jersey) Limited and another 2014.
This case has recently been heard at the Court of appeal.
By way of background, a lower Court decision permitted M&S to reclaim rent paid in advance and which was relevant to the period of time after the break date itself. This earlier decision has been swiftly over-turned by the Court of Appeal stating "...it would have been obvious to the parties before they signed up to the lease that there was a possibility that rent would have to be paid on the last quarter day in full for a period which went beyond the break date. They would therefore have made some provision for this case". Obviously not!!!
This latest decision does give certainty in this situation and going forward it is evident this situation must be addressed in all future leases. Thus if the intention is for rent after a break clause to be reimbursed it must be stated so.
Not a welcome decision for tenants but at least it gives clarity.