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Sales / Letting

Starkeys provide a free marketing report, without obligation, to individuals or companies considering the sale or letting of all types of commercial property or land for commercial or residential development. The report will include advice on quoting figures, marketing methods and expenses, together with fee quotation. Advice is provided on Landlord and Tenant issues where appropriate.

Our marketing services include accompanying interested parties on inspections, negotiation of terms, and instruction of solicitors, followed by liaison with all parties concerned through to completion.

Acquisition

We are able to advise on acquisition of freehold and leasehold property including (if necessary) undertaking a property search, shortlisting and joint inspection of potentially suitable premises.

Starkeys will provide advice and negotiate suitable terms, liasing if necessary with our associated building surveyors and structural engineers, before instructing and again liaising with solicitors to assist with procuring satisfactory legal documentation.

We have provided this service both locally and on a nationwide basis for major multiple concerns.

Property Management

Starkeys act on behalf of both private and individuals and major property companies and institutions and our experience covers single let commercial properties to major multi-tenanted office, retail and industrial buildings, retail parks and leisure facilities.

Our service includes rent collection, provision of services and repairs, collection of insurance premiums and service charges, and compliance with fire and health and safety regulations. Tenants' compliance with obligations (e.g. repairs) are monitored, and rent review and lease expiry dates notified in advance to ensure that opportunities are not missed!

Rent Review/Lease Renewal

We act on behalf of both Landlords and Tenants, advising on notices, rental values and lease terms. Most negotiations are settled by agreement between the parties concerned, however we have significant experience of submitting claims for determination by independent expert of arbitrator when necessary.

Rating Appeals

In many instances a free initial appraisal of the advisability of appealing against a rating assessment can be given, with fees payable only in the event of a successful outcome. Rating appeals have lead to increases , and should not be lodged without due consideration.

Dilapidations

Preparation and negotation of Schedule of Dilapidations are undertaken on behalf of Landlords' in order to ensure compliance with tenants repairing obligations. Tenants' interests are also represented, ensuring that repairs requested by the Landlord are appropriate and enforceable.

Healthcare

Clients in this highly specialised field include NHS Trusts, doctors practices and health centre developers.

We have advised on behalf of both doctor’s practices and developers of numerous new leasehold health centers under the doctors "3PD" – type scheme, including site search, selection of developer, negotiation of lease terms and liaison with all parties involved.

Other services include negotiation of Notional Rent with District Valuer, valuation for partnership transactions and advice on lettings to and rent reviews on pharmacies.

Building Surveying

A full range of building surveying services are available through our association with Bradley Mason. Available services include schedules of dilapidation, pre-acquisition surveys, Party Wall Act issues, building renovation and refurbishment etc. We have used the services of Julian Mason over many years, and are pleased to enjoy closer links with his new company.

INDUSTRIAL INVESTMENT ACQUIRED

Acting on behalf of a local pension fund we have acquired the Ironbridge Industrial Estate at Retford Road in Sheffield.

The estate comprises 6 industrial/trade counter units let to a variety of tenants and in a prominent main road location.

Starkeys have been retained to manage the estate on behalf of the new owner.

NEW HEADQUARTERS FOR BRADFORD PCT

Acting on behalf of Bradford City Teaching PCT and Bradford South and West PCT Starkeys have acquired a new headquarters office and conference facility.

Douglas Mills is strategically located half a mile south of the city centre with frontage to Manchester Road. The site is at the heart of the area of operation of the two PCT’s and has excellent road and public transport links. Together with a significant car parking facility this is essential for the efficient operation of the PCT’s who effectively administer GP services in the centre, south and west of the city.

The building provides a total of approximately 58,000 sq ft with 273 on site parking spaces.

The building comprises an impressive five storey former wool warehouse and the barrel vaulted ceilings and central cast columns feature alongside raised access floors, modern lighting and heating installations.

The shell of the building has been fully refurbished and now features a standing seam roof and a modern access tower, essential to breath life back into this listed shell which previously stood derelict for many years.

The building bears many resemblances to New Mill at Saltaire, which Starkeys acquired on behalf of Bradford Health Authority in 1993 and which is now occupied by Bradford District Care Trust and North Bradford PCT.

The premises have been acquired on a fifteen years lease with break options, which were deemed essential having regard to the potential for ongoing changes and improvements within the NHS.

In recent years we have been assisting in acquiring and managing expanding office requirements as the newly formed PCTs developed and grew.

CHANGE OF PREMISES FOR CLOTHING MANUFACTURER & IMPORTER

Bradford based clothing manufacturer, importer and distributor Marsylka have undergone a major business rationalisation and appointed Starkeys to advise on property acquisition and disposals on their behalf.

Initially a major new 50,000 sq. ft., high bay warehousing facility with offices was acquired on a freehold basis on the Euroway Industrial Estate, adjacent to the M606.

Andrew Ward of Starkeys advised on the terms of the purchase and Julian Mason evaluated the “nearly new” facility by undertaking a thorough building survey.

Starkeys were then tasked with disposing of Marsylka’s three freehold buildings, two of which are located within Bradford and one within Leeds.

Following intense competition, the 12,100 sq. ft., modern wholesale distribution facility at Roseville Road, Leeds was sold well in excess of our client’s expectations and a figure in excess of £800,000 was achieved.

Marsylka’s production facility at Bolling Road in Bradford followed shortly afterwards. The 13,000 sq. ft., two storey building achieved a figure of almost £400,000 as anticipated.

The final property for disposal was a modern warehouse and distribution facility of 23,440 sq. ft., at Essex Street, off Wakefield Road. This property was sold at a figure in excess of £1m. The process from acquisition to final disposal was completed within a 12 month period.

HEALTHCARE NEWS

We are presently actively negotiating site acquisition for health centres for the Teeside and South Durham LIFT and in two locations for the Bradford and Airedale LIFT, with further locations presently under investigation.

The recent merger of PCT’s initially led to a delay in a number of new health centre projects in which we are involved. Most are now progressing and we are acting on behalf of Doctor’s practices who are acquiring premises through the 3PD or LIFT procurement routes, practices who are developing new or extending existing facilities and we are also acting for private and LIFT developers.

After 8 years of frustration we are pleased to report that the Whetley Hill Medical Centre in Bradford is to be completed in April 2008. Acting on behalf of a local developer terms were negotiated for leases to Bradford and Airedale Teaching PCT and Rowlands Pharmacy

Instructions in connection with health centre valuations and rent reviews continue to increase. Many practices fail to challenge the opinion of Notional Rent of the District Valuer, however in our experience the relatively small cost of appointing specialist agents to negotiate a rent review settlement with the District Valuer is generally worth while, and occasionally yields a significant uplift.

Please telephone Paul Lingard for further details without further obligation.

HOSPITAL SALES

After a lengthy marketing process the former Grimsby Maternity Hospital (part of the Diana Princess of Wales complex) was finally sold at the end of 2007. Planning consent was received for redevelopment of two new care home facilities on the site

We are at present advising another Hospitals Trust and are preparing to market a hospital site approaching 3 acres for residential development following receipt of an outline planning consent.

NEW MANAGEMENT INSTRUCTION

Starkeys have been appointed as managing agents for the Allerton neighbourhood shopping centre. The centre has a Co-operative supermarket, public house and 8 retail units including pharmacy, off-licence, hairdresser etc.

The centre is served by a large car park to the front and service yard to the rear.

We have also been appointed as joint letting agents for vacant units alongside existing letting agent Sharma Williamson

NEW INDUSTRIAL COMPLEX INSTRUCTION

Having agreed the sale of a 42000 sq. ft., industrial complex, Starkeys have been retained by the new owners to advise in connection with refurbishment and sub-division of the complex and to offer units to the market on a freehold or leasehold basis.

The complex is located in an established commercial area off the busy Thornton Road, and we are anticipating significant demand for the units which are to be offered from 3200 sq. ft., and upwards.