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THE ROOKERY SUITE 2

Highgate Works was originally the builders’ yard of the well-known H&E Waters company whose business failed in 1991.  The original roof-lines of the old ramshackle yard, half a mile south of the two Forest Row roundabouts, have been retained in a complete rebuilding of the old timber structures that survived for most of the twentieth century.  The three-dimensional architects’ “axonometric” drawing gives some idea of the attractive development.  Rated by the Wealden District Council for B1 use: “B1 Business - Offices (other than those that fall within A2), research and development of products and processes, light industry appropriate in a residential area.”
THE ROOKERY, with its black roofs, replaces a large old timber store.  It is built on four discrete levels.  ROOKERY SUITE 2 is one large room (31ft 2in x 18 ft) with double loading bay doors on the ground floor, with adjacent kitchen (10ft 6in x 8ft) .  In addition to its own front door (not visible in the picture) this suite has its own disabled entrance and loading doors (seen painted green in the picture above).
OFFICE/WORKSHOP AREA TO RENT: 644 sq ft plus 110 sq. ft communal areas = 754 sq ft. The suite is well lit with double-glazed windows that face the driveway which runs under The Rookery “link bridge” (which you can see to the right of the picture above.
AIR CONDITIONING UNIT:  SUITE TWO has the only air conditioning unit in The Rookery.  Costs of maintenance and repair and annual service of this FUJITSU unit are to be borne by the tenant.
FLOORING: Medium wear glued-down dark vinyl flooring and vinyl tiles in kitchen.
TOILETS: Sited on the ground floor adjacent to the front door.  Separate male, female and disabled toilet accommodation is provided; each of which is serviced three times a week.  See plan and pictures.
RATES: Rates @ £60 psm per annum (2019/20 multiplier 0.504). Rates are not paid for communal areas. You may check the rates on the website of The Valuation Office: www.2010.voa.gov.uk.  The billing authority reference number is Ba120501152270.  Look for paragraph 1.19.
WATER RATES: Water and waste water are covered by the meter in Tomtits Lane. Meter Number: 2549381 (MARKED I on cast iron lid in Tomtits Lane). At the end of the year payment might need to be adjusted equitably between the occupied offices of the building.  Each suite will pay in advance WATER £4 PER MONTH.
WASTE-WATER CHARGE is based upon water usage.  At the end of the year payment may be adjusted equitably between the occupied offices of the building.  Each suite will pay in advance WASTE WATER £9 PER MONTH.
WASTE COLLECTION: £5 per week covers 1/4 of the 1100 litre green waste-bins on wheels in the lane.
CAR PARKING:  Rent includes ONE car parking space reserved for your exclusive use (£1 per day). No charge is made for visitors' parking. There is usually space available in Tomtits Lane or on site for use of casual visitors. Additional reserved car spaces are occasionally available. Each additional car space is £7 per week if required. CAR PARK PLAN HERE
ELECTRICITY:  The meter No 2, housed in the cupboard opposite the toilets on the ground floor, measures exact units consumed.  Electricity is currently billed by e-on and the tenant will pay 15.58 pence per unit for The Rookery.  Additionally, each tenant will pay the agreed daily standing charge of 27 pence per day.  Billing by the landlord will be end of March, June, September and December.
HEATING: The GAS central heating boiler supplies ROOKERY STUDIO (THREE radiators) and SUITE 2 (FOUR radiators). This gas boiler is serviced yearly.  The boiler is sited above the sink in the kitchen of ROOKERY STUDIO. All service costs are divided between the suites on an equitable basis.  ROOKERY STUDIO and SUITE 2 have individual meters outside each unit to record exact kilowatt/hour heat drawn by the radiators in each unit.  The digital meter for Suite 2 is sited in the Ladies’ Toilet area.  These two digital meters provide the basis for the billing ratio.
ENERGY PERFORMANCE CERTIFICATE: HERE and HERE.
DEPOSIT: A deposit of £1800 is returned if at the end of the lease the premises are returned in the same decorative condition they were in at the start of the term. .  There is no charge made for the initial legal costs involved in drawing up the lease, but if the tenant ends the tenancy before the end of the term there will be a deduction of £300 made towards these costs.
SIGNAGE: A charge of £70 inc VAT is made to cover cost of providing attractive engraved signs for the entrance doors, the car park and the lane.
INSURANCE: Aviva provide property insurance as one policy on the whole of Highgate Works.  The premium is £719.32 per annum for the whole of The Rookery.  This is divided up according to floor area ROOKERY STUDIO 15% of the cover; ROOKERY ONE 11% of the cover; SUITE 2 22% of the cover  SUITE 3 23% of the cover and SUITE 4 29%.  So SUITE 2 is £158.25 per annum (£13.19 pcm).  External repairs; pathway and road maintenance; gutters and leaf clearance; all the responsibility of the landlord.  The tenant is responsible for all interior decoration.  The office will be newly decorated and a deposit will be retained to ensure the premises are returned in the decorative order they were in at the start of the tenancy.
REFERENCES:  Two business references (and previous landlord where applicable) will be required before agreement.
PETS: No dogs or pets are allowed at Highgate Works out of consideration for the welfare of all who have business here and our residential neighbours.
SECURITY GATES: The Tomtits Lane heavy electronic security gate opens at 7am and closes at 8pm each day.

PAYMENT BY STANDING ORDER: An example: If the tenancy starts on January 1st, the initial payment (three months' rent in advance) will cover rent up to the end of March.  First payment by standing order on February 1st will pay rent for April.
ENDING THE LEASE BEFORE THE END OF THE TERM:
Three calendar months' notice must be given to terminate the lease.  If the tenant opts to give notice and this is given on the first of the month after paying the rent due on that day, the tenancy ends at the end of the third month following.  For example if notice is given on 1st January, after payment of rent due, the tenancy will end on 31st March.  However, if notice is given part way through the month then a full three calendar months must elapse before the end of the tenancy.  For example: if notice is given on 15th January the tenancy will not end part way through the month of April but on 30th April and rent will be due to match the unpaid part of the month in which notice is given.

 

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