Conventional Office Spaces
Traditional leased office space through RICS accredited partners. When you need a longer-term home for your business.
When flexible or managed workspace isn't the right fit, a traditional commercial lease gives you full control over your space on your own terms.
Conventional office space — a traditional commercial lease on your own name — still makes sense for many businesses. When you want complete control over your workspace, a long-term commitment that builds equity in your location, or scale that flexible providers simply can't deliver economically, nothing beats a traditional lease.
We work with RICS accredited chartered surveyor partners across the UK and internationally to source, negotiate, and secure traditional leased space on the best possible terms. You get the rigour and protection of working with regulated property professionals, combined with our consultative, client-first approach and global network.
Traditional leases, modern advisory
A longer-term home for your business
When a traditional lease is the right answer — because you're scaling beyond what flexible can offer, consolidating multiple offices, or wanting full control of your space — we help you find it, negotiate it, and secure it on terms that work for your business for years to come.
RICS accredited expertise
We partner with Royal Institution of Chartered Surveyors (RICS) accredited professionals. That means regulated, insured property expertise combined with our consultative approach. You get best-in-class technical advice on valuation, lease terms, and market conditions — alongside genuinely independent strategic guidance.
Commercial outcomes, not just transactions
A lease is a multi-year financial commitment — often the second largest operating cost after payroll. We treat it that way. Our advice considers not just the rent but break clauses, rent reviews, service charge caps, fit-out contributions, dilapidations, and everything else that determines the true cost of occupation over the life of the lease.
End-to-end lease advisory
Lease negotiation
Rent, term, break clauses, rent reviews, service charges, dilapidations — every commercial clause negotiated to protect your interests and maximise flexibility.
RICS accredited partners
Chartered surveyor representation that brings regulated expertise, professional indemnity, and industry-standard processes to every transaction.
Market analysis
Data-driven pricing advice using real comparable transactions, not asking rents. We tell you what buildings should cost, not what landlords hope they'll cost.
Portfolio strategy
For multi-location businesses, we develop occupational strategies that balance consolidation, expansion, and cost management across your whole portfolio.
Renewal management
Proactive lease management — rent review negotiation, break clause execution, renewal strategy — so you're never rushed into poor decisions at critical moments.
Transition support
If you're moving from serviced or managed to conventional, we manage the transition — timing, overlap, dilapidations on exit, fit-out on arrival.
From requirements to completion
Requirements definition
We work with you to develop a detailed occupational brief — space needs, preferred locations, budget parameters, required flexibility, fit-out ambitions, and timing. A good brief is the foundation of a good deal.
Market search
Our RICS partners conduct a thorough, systematic property search across available leased stock. We look beyond the obvious — off-market opportunities, upcoming availabilities, and buildings where current tenants may be open to assignment.
Shortlisting & viewings
We present a curated shortlist with objective assessments of each building's suitability — location, specification, cost, term, and negotiating position. We accompany you to viewings and provide real-time market intelligence during the selection process.
Heads of terms
Once you've chosen, we lead negotiations on heads of terms — the key commercial points that will shape the final lease. Getting this right here saves months of legal negotiation and thousands in professional fees downstream.
Legal & completion
We project-manage the legal phase — instructing solicitors, coordinating surveys, reviewing lease drafts, and negotiating final commercial points alongside your legal team. Then we support fit-out planning and move-in logistics.
When a conventional lease makes sense
Established, stable businesses
Your headcount and space requirements are predictable. You've outgrown the need for flexibility — you want permanence, control, and the cost efficiency that comes with a long-term commitment.
Scale beyond flexible economics
At 200+ desks, flexible and managed workspace becomes increasingly expensive on a per-desk basis. At that scale, traditional leases typically deliver significantly better unit economics over the lease term.
Complete brand and design control
You want a space that's entirely yours — no shared common areas, no operator overlay, no constraints on what you can do with the space. A traditional lease gives you full sovereignty over your workspace.
Long-term location strategy
Your location matters — for client perception, talent attraction, or operational reasons. You want to plant a flag and stay there. A 10-15 year lease in the right building protects your position and builds equity in your location.
Common questions about conventional leases
How long does it take to secure a conventional lease?
Typically 3-9 months from brief to move-in, depending on market conditions, building availability, and fit-out scope. Simple leases on fitted space can complete in 3-4 months. Complex deals involving new buildings, significant fit-out, or multiple legal negotiations can take 6-9 months or longer. We give you a realistic timeline at the start based on your specific brief.
What are "heads of terms" and why do they matter?
Heads of terms are the non-binding commercial summary that captures the key points of the deal before lawyers get involved — rent, term, break dates, rent review mechanisms, fit-out contributions, and so on. They matter enormously because they shape the final lease. A good heads of terms prevents expensive legal back-and-forth. A weak one guarantees it. This is where experienced advisory pays for itself many times over.
What's the difference between a full repairing and insuring (FRI) lease and an internal repairing lease?
Under an FRI lease, the tenant is responsible for repairing, maintaining, and insuring the whole building — a significant long-term liability. Under an internal repairing lease, the tenant only repairs the inside of their demise. The distinction matters enormously for your cost exposure over the life of the lease. We make sure you understand exactly what you're signing up to and negotiate protections where possible.
What's typically included in the rent?
Usually just the rent itself. Service charges (for common areas, building management, security), insurance, and business rates are typically additional — and can add 30-50% to your total cost of occupation. We always show you the full "total cost of occupation" picture, not just the headline rent, so you can compare options properly.
Can you help with break clauses and rent reviews?
Yes — these are critical moments in the life of a lease. Break clauses are rarely straightforward to execute (landlords and their solicitors often find procedural reasons to challenge them), and rent reviews can mean substantial cost increases if not negotiated properly. We actively manage these events for our clients long after the original deal completes.
What are dilapidations and how do they affect me?
Dilapidations are the end-of-lease costs for returning the property to an agreed condition. They can be substantial — often tens or hundreds of thousands of pounds — and are a common source of disputes at lease exit. We negotiate protections at the start (schedules of condition, dilapidations caps, reinstatement obligations) and manage the exit process to minimise your exposure at the end.
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