Noyes & Noyes

Dilapidations

We are able to provide on behalf of landlord's interim and terminal schedules of dilapidations for smaller buildings; we can also act against landlords representing tenants in defending and negotiating dilapidations claims.

Photographic Schedules of Condition

We can provide Photographic Schedule of Condition for both landlords and tenats, to record the condition of a property at the grant of a new lease.

Building Surveys

We are able to organise and oversee on behalf of clients, pre-purchase building conditions surveys, to advise on the state of repair of all properties, whether they are to be acquired leasehold or freehold. Our survey reports are bespoke to each property and can include advise on specific matters, such as development or refurbishment opportunities if requested by clients.

The acquisition of all property, whether residential or commercial, should only be undertaken with full knowledge of its condition. This enables purchasers to be informed of the cost of any immediate or short to medium term repairs which may be necessary to the property, or in some circumstances which indicate further investigation works are necessary before a full appraisal of problems can be given. With the benefit of this knowledge negotiations can be tailored to achieve the best deal for our clients.

We can offer sound advice, to either landlords or tenants, on the matter of dilapidations and service charge repairs liability. Advice can be given before, during or near the end of a lease term, to minimise liability and determine the best strategy for dealing with matters. Condition and photographic surveys can be produced where appropriate to provide a true and accurate record to the state of repair of a property.

The reasons for a valuation can be varied. When acquiring a property the Bank lending will require a freehold valuation; at rent review or lease renewal a rental value will be required; double-checking that a price privately agreed is at the right level in the market place.

We provide valuations in the Cambridge region in accordance with the RICS Red Book and banking guidelines, providing:

 • Independent surveyor's opinion of Market Value & Market Rent
 • Regular valuation of company assests
 • Updates of value for pension funds
 • Assessment of rental levels at review or renewal

We have experience of managing commercial property for both private individuals and corporate organisations, and realise the importance of proactive management to ensure the efficient and effective running of a building.

We appreciate the need to establish client and property requirements and to structure our service accordingly. We are able to utilise our expertise and experience from other specialist areas thus providing a comprehensive service.

Our service includes:

 • Rent and service charge collection
 • Maintenance and service agreements
 • Administration
 • Reporting to clients
 • Legal requirements and agreements
 • Fire Protection
 • Health and Safety
 • Regular inspections
 • Rent reviews and lease renewals
 • Lettings
 • Instructing solicitors

In the past we have acted as LPA Receiver for both AIB and Norwich and Peterborough Building Society when borrowers defaulted on their loans secured on let properties. We managed both buildings, collecting rents and reletting units until such time as the economy improved sufficiently for the buildings to be sold.

Rent Reviews

Over the years we have been asked to represent both Landlords and Tenants, arguing different cases according to the circumstances. During the last recession rents stood still or dropped, and on behalf of Tenants we resisted increases proposed by Landlords. We have acted for a number of Landlords, obtaining good increases, sometimes the first for 10 years.

Many Tenants resist the idea of seeking professional advice from a Chartered Surveyor when their Landlord proposes an increase, particularly if their business is doing well. Tenants think there is no need and they can save money. Often - but not always - this is a false economy for inevitably our fees are substantially eclipsed by the rent saved over 3 or 5 years. Very often our fees are incentive led.

Not only is the art of negotiation required, but also a good understanding of the law, the etiquette, the comparables, the wording in a lease, the basis of measurement, the items to be included or excluded for valuation purposes, and a good eye for the right settlement. Sometimes it is not always in the best interest of a Landlord to seek the highest figure. There may be other aspects to consider.

We have experience of taking matters to a third party referee in the event of being unable to settle a rent review. On one occasion we had spectacular success achieving a substantial increase for a Landlord, far more than was offered by the Tenant before the matter went to the arbitrator.

Lease Renewals

We can act for both Landlords and Tenants. Over the years we have been asked to represent both sides, arguing different cases according to the circumstances.

Lease renewals are similar to rent reviews in that a new level of rent is agreed but also new terms for the lease are negotiated.

Landlords and Tenants often forget that at lease renewal the rent can go down. Unlike a rent review, it does not have to be the higher of the present rent or the open market rent.

We offer an overview for clients, either sitting in the background quietly steering or more often taking a more positive and leading role. 

Invariably our work comes from the acquisition service that we offer, but sometimes can lead to disposals.

We try to impress on clients the least cost option for although this may not involve a move, it is often what is best for the client. A move to bigger premises costs time and money and is disruptive. If an adjoining building can be acquired or the existing building adapted - a mezzanine, for example - this is almost always the best option.

CASE STUDY

Some years ago Noyes & Noyes was heavily involved in the site assembly and construction of the 130,000sf Tesco Extra at Bar Hill. Our activities were a classic example of Consultancy and strategic advice. In many ways we were the lynch pin, for staff within Tesco changed on a regular basis, as one would expect of a very large property department, and we found ourselves the font of most knowledge. Those 6 years saw us involved in acquisitions, lettings, general and detailed advice, co-ordination, construction and design issues, liaison with Tenants and R G Carter the contractors, and a PR role. We think we could go so far as to say that we were invaluable to Tesco throughout that development phase.

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We offer a comprehensive marketing service for clients that wish to sell, assign or let their office, R&D, shop, industrial or warehouse premises.

We have worked for many clients over the years selling and letting space in this part of East Anglia, clients who can vouch for our skills and expertise.

We advise on the best method of disposal, the pitfalls, the parties to inform, the preparation of any legal documents, a building or environmental survey, EPC, advertising costs and where best to advertise etc.

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All of us know what it's like moving house - exciting but a big hassle!

So what does it do to your turnover and profits when you move your business to new premises? Does it take your eye off the ball at just the time when you can least afford it?

If the answers are in the affirmative, why not let experienced Chartered Surveyors with a proven track record in acquisitions of commercial property help your company. Over the years we have saved clients many thousands of pounds when acquiring buildings on their behalf.

Our fees are usually based on the savings we make for you so the better the deal the greater our reward.

We provide the following aquisition services:

 • Acquire freehold and leasehold office, R&D and industrial/warehouse property
 • Negotiate the very best terms and price or rent on your behalf.
 • Handle your acquisition in confidence.
 • Analyse your needs and set the parameters for a search.
 • Advise on possible pitfalls.
 • Email the requirements to agents or users.
 • Collate the information received. Reject unsuitable properties.
 • Summarise likely properties and make a comparative study.
 • Understand all costs - rent, rates, service charges and others.
 • Obtain planning permission or building regulation approvals.
 • Carry out an essential Building Survey.
 • Organise an Environmental Survey if appropriate.
 • Space plans and arrange partitions and furniture.
 • Interview and arrange for builders etc. to carry out works