**H.M. LAND REGISTRY**
**LAND REGISTRATION ACTS, 1925 to 1971**
**County Borough:** [Borough]
**Property:** Flat No. [Upper Flat No.], [Building Name], & Garage No. [Garage No.], [Street Name].
**THIS LEASE** made the [Date] BETWEEN [Lessor Company Name] whose registered office is at [Lessor Address] (hereinafter called "the Lessors" which expression where the context so admits shall include the reversioner for the time being immediately expectant on the determination of the term hereby granted) of the one part and [Lessee Name] of [Lessee Address] (hereinafter called "the Lessee" which expression where the context so admits shall include the persons deriving title under the Lessee) of the other part.
**W H E R E A S :-**
The Lessors are the owners in fee simple in possession of the two blocks of flats numbered 1-16 inclusive and garages numbered 1-8 inclusive [Building Name and Address] subject to Leases already granted in respect of the flats and garages in the said two blocks of flats.
It is intended to demise all the flats in the said two blocks of flats upon terms similar to those herein contained.
In this Lease "the Lessee" shall where applicable include two or more joint Lessees jointly and severally. The singular shall include the plural and the masculine gender shall include the feminine gender.
**N O W   T H I S   L E A S E** made in consideration of the sum of [Purchase Price] paid by the Lessee to the Lessors (payment whereof the Lessors hereby acknowledge) and of the rent and covenants on the part of the Lessee hereinafter reserved and contained **WITNESSETH** as follows:-
**1.** THE Lessors hereby demise unto the Lessee ALL THAT flat on the upper floor at and being Flat No. [Upper Flat No.] and garage No. [Garage No.] [Building Name] aforesaid and including the roof over the said flat (but not the water storage tank situate therein and belonging to the lower flat No. [Lower Flat No.]). TOGETHER with the half ADJOINING the demised premises of the staircase at the rear thereof AND TOGETHER WITH the garden paths and OUTBUILDING adjacent to the said two blocks of flats the position whereof is shown and edged red on the plan annexed hereto AND TOGETHER with the rights set out in Clause 2 hereof. TO HOLD the same unto the Lessee from the [Lease Start Date] for the term of NINE hundred AND NINETY-NINE YEARS. YIELDING AND paying therefor during the said term First the yearly rent of ONE POUND on the 25th day of December in each year without any deduction the first of such payments to be made on the Twenty-fifth day of December [Year]. Secondly the due proportion of the amount which the Lessors shall pay for insuring the demised premises against loss or damage in accordance with the provision of clause 5(2) hereof such insurance rent to be paid on the 25th day of December in each year. AND Thirdly on demand as a further and additional rent one-sixteenth part of the cost as certified from time to time by the Lessors' Auditor of maintaining and repairing the gardens coloured green on the said plan the paths coloured brown on the said plan the boundary fences and forecourt walls of all the land shown on the said plan and the screen walls and fences between the points marked A-B C-D and E-F on the said plan And the fees of the said Auditor of and in connection with the issue of such certificate SUBJECT however to the obligations and rights as set out in clause 3 hereof.
**2. The demise hereinbefore contained includes the following rights:-**
 * **2.1** The right of passage and running of gas electricity water and soil from and to the demised premises through the pipes wires conduits and drains in under or upon the said two blocks of flats.
 * **2.2** The right in common with the Lessors and the Lessees and occupiers of all other flats in the said two blocks of flats and all others having the like right to use for purposes only of access to and egress from the demised premises the paths coloured brown on the said plan And the right in common with the lessee and occupier of the adjoining flat No. [Adjoining Flat No.] to use for purposes only of access to and egress from the demised premises the half adjoining the said flat No. [Adjoining Flat No.] of the staircase at the rear thereof And the right in common with all others entitled to the use thereof to use the staircase at the rear for the purpose of access to and egress from the said water storage tank and the right in common with all others similarly entitled to use for the purposes of access to and egress from the demised premises and/or the staircase at the rear thereof and/or the said garden and outbuildings edged red on the said plan the paths coloured brown and the pieces of land coloured blue on the said plan so far as they respectively are included in any other demise.
 * **2.3** The benefit of the stipulations and restrictions imposed by the leases of the other flats in the said two blocks of flats.
 * **2.4** The right of support and all other easements enjoyed by the demised premises at the date hereof.
 * **2.5** The right to use in common with the other occupiers of flats in the said two blocks of flats and their visitors the said gardens coloured green on the said plan subject to such reasonable rules and regulations for the common enjoyment thereof as the Lessors may from time to time prescribe.
 * **2.6** The right of access which is to be exercised save in case of emergency only at reasonable times and upon giving reasonable notice into and upon the ground flat No. [Lower Flat No.] for the purpose only of executing repairs to the demised premises or to the water gas and electricity supply thereof the Lessee causing as little disturbance and inconvenience as possible and making good all damage occasioned thereby.
 * **2.7** The right to maintain a wireless and/or television aerial within the roof over the said upper flat No. [Upper Flat No.].
**3. The demise hereinbefore contained is subject to the following matters:-**
 * **3.1** The covenants hereinafter contained.
 * **3.2** The rights of other parts of the said two blocks of flats to be supported by the demised premises as the same now are.
 * **3.3** All easements and similar rights enjoyed by the other flats or any of them in the said two blocks of flats.
 * **3.4** The right for the Lessors and the tenants and occupiers of the adjoining premises including the said upper flat No. [Upper Flat No.] or any person or persons authorised by them respectively to enter upon the demised premises or any part thereof at all reasonable times for any of the purposes mentioned and subject to the provisions contained in the covenants on the part of the Lessee to permit such entry hereinafter contained. The right for the Lessee and occupier of the adjoining flat No. [Adjoining Flat No.] to use in common with the Lessee and all others authorised by him for the purposes only of access to and egress from the said flat No. [Adjoining Flat No.] the staircase at the rear thereof. The right for the lessee and occupier of the lower flat No. [Lower Flat No.] to maintain a wireless and/or television aerial within the roof of the demised premises. The right for the Lessee and occupier of the lower flat No. [Lower Flat No.] to use the said staircase at the rear for the purpose of access to and egress from the said water storage tank and wireless and/or television aerials belonging to the said lower flat. The right for the lessees and occupiers of flats Nos [Other Flat Nos.] to use for purposes of access and egress the piece of land coloured yellow on the said plan. The right for the lessee and occupier of flat No [Other Flat No.] to use for purposes of access to and egress from his garden the piece of land coloured yellow hatched black on the said plan.
 * **3.5** The right for the Lessors and the lessees and occupiers of all other flats in the said two blocks of flats to use for purposes only of access and egress so much of the path or paths coloured brown on the said plan as is included in this demise.
**4. The Lessee HEREBY COVENANTS with the Lessors as follows:-**
 * **4.1** To pay the reserved rents on the days and in manner aforesaid.
 * **4.2** To pay all existing and future rates taxes assessments and outgoings whether parliamentary local or otherwise now or hereafter imposed or charged upon the demised premises or any part thereof respectively.
 * **4.3** To keep the demised premises and every part thereof and including the roof over the said flat in good and tenantable repair throughout the term hereby granted and it is hereby declared and agreed that there is included in this covenant as repairable by the Lessee (including replacement whenever such shall be necessary) the ceilings and floors of and in and the windows of the demised premises. And in particular once in every three years of the term hereby granted to paint the outside wood and iron and stucco or cement work of the demised premises with two coats at least of good oil and white-lead paint in a proper and workmanlike manner. And not to paint or otherwise treat the outside wood and iron and stucco or cement work of the demised premises or the soffit fascia window frames door frames and portico thereof or the gutters rainwater and soil pipes in any colour or colours other than white or such other colour or colours respectively as shall have first been approved in writing by the Lessors so that the uniformity of the appearance of the exterior of the said two blocks of flats shall be maintained at all times. All interior walls which are common to the demised premises and any adjoining part of the said two blocks of flats are hereby declared to be party walls and the expense of maintaining them shall be borne in equal shares by the Lessee and the lessee of the adjoining flat.
 * **4.4** To keep in repair and replace when necessary all drains cisterns pipes wires ducts and any other thing installed for the purpose of draining away water and soil or for allowing the escape of steam or other deleterious matter from the demised premises in so far as such drains cisterns pipes wires ducts or other things are solely installed or used only for the purpose of the demised premises and for the purposes of such repair the Lessee and workmen shall have access to such drains cisterns pipes wires ducts or other things where they are in upon or under other parts of the said two blocks of flats upon proper notice to the Lessors and the lessee or lessees of such other parts being given. And to pay a reasonable proportion (to be ascertained by the Lessors' Surveyors) of the expense of repairing and replacing when necessary all such drains cisterns pipes wires ducts and any other things as aforesaid as are installed or used for the purposes of the demised premises in common with any other part or parts of the said two blocks of flats.
 * **4.5** To permit the Lessors and the tenants or occupiers for the time being of the adjoining or adjacent premises and their respective agents or workmen at any time or times during the said term at reasonable hours of daylight and upon giving reasonable notice to the Lessee to enter upon the demised premises for the purpose of constructing laying down altering repairing cleaning emptying or maintaining any sewers watercourses cesspools gutters drains cisterns water pipes electric and telephone wires aerials ducts or gas pipes in connection with or for the accommodation of adjoining or adjacent property or for repairing the ground flat No. [Lower Flat No.] doing as little damage as may be to the demised premises and restoring the surface of the soil and any part of the demised premises as may have been disturbed without any unreasonable delay but without making any compensation for any temporary damage or inconvenience.
 * **4.6** To keep the said garden edged red on the said plan in neat and good order and condition and not to use the same for any purpose other than as a private ornamental garden and to repair and keep in good condition the paths included in this demise.
 * **4.7** To permit the Lessors and their agents with or without workmen and others twice in a year at reasonable times to enter upon and examine the condition of the demised premises and thereupon the Lessors may serve upon the Lessee notice in writing specifying any repairs necessary to be done and require the Lessee forthwith to execute the same and if the Lessee shall not within three months after the service of such notice proceed diligently with the execution of such repairs then to permit the Lessors to enter upon the demised premises and execute such repairs and the cost thereof shall be a debt due to the Lessors from the Lessee and be forthwith recover-able by action.
 * **4.8** Not to make any alterations in the demised premises without the approval in writing of the Lessors to the plans and specifications thereof and to make all such alterations in accordance with such plans and specifications. The Lessee shall at his own expense in all respects obtain all licences approval of plans permissions and other things necessary for the carrying out of such alterations and comply with the byelaws and regulations and other matters prescribed by any competent authority either generally or in respect of the specific works involved in such alterations.
 * **4.9** Not to do or permit or suffer to be done in or upon the demised premises any act or thing which shall or may be or become a nuisance annoyance disturbance damage or injury to the Lessors or the lessees or tenants of the Lessors or the owners or occupiers or lessees or tenants of adjoining property or the neighbourhood or which may tend to depreciate the value of the Lessors' property or of the [Estate Name] of the Lessors' predecessor in title or any part thereof or whereby any insurance for the time being effected on the said two blocks of flats or individual flats therein (including the demised premises) may be rendered void or voidable or whereby the rate of premium may be increased. And not to use or permit or suffer to be used the demised premises or any part thereof as an advertising station or for the display of boards posters sign-boards or other advertisements except such professional plate not exceeding twelve inches by nine inches in size of a surgeon or physician as shall first be approved of in writing by the Lessors or their agent.
 * **4.10** Not to use or permit or suffer to be used the demised premises for any purpose other than that of a single private residence only Provided neverthe-less that the same may be used for the professional residence of a surgeon or physician.
 * **4.11** To pay to the Lessors all costs charges and expenses (including legal costs and surveyor's fees) which may be incurred by the Lessors of and incidental to the preparation and service of any notice under Section 146 of the Law of Property Act 1925 or any statutory modification or re-enactment thereof for the time being in force notwithstanding that forfeiture is avoided otherwise than by relief granted by the Court.
 * **4.12** Within one month after every assignment assent transfer or underlease (otherwise than by way of mortgage) of the demised premises to give notice thereof in writing with particulars thereof to the Lessors and to produce such assignment assent transfer or underlease to the Lessors. In the case of a devolution of the interest of the Lessee not perfected by an assent within twelve months after the happening thereof to produce to the Lessors the Probate of the Will or Letters of Administration under which such devolution arises. To pay to the Lessors a registration fee of THREE Pounds in respect of each such assignment assent transfer underlease or devolution.
 * **4.13** Not at any time during the last seven years of the said term to assign underlet or part with the possession of the demised premises without the previous licence in writing of the Lessors.
 * **4.14** At all times during the said term to observe the regulations made by the Lessors relating to the flats in the said two blocks of flats a print of which regulations has been delivered to the Lessee and to observe and perform the covenants restrictions and stipulations contained in a Conveyance made the [Date] between [Previous Owner Name] and [Developer Name] so far as they affect the demised premises and are still capable of being enforced and to keep the Lessors fully and effectively indemnified against any breach or non-observance thereof.
 * **4.15** At the expiration or sooner determination of the said term to yield up the demised premises and all fittings and fixtures therein in good and tenantable repair in accordance with the Lessees covenants herein contained.
 * **4.16** That in case at any time during the said term any dispute shall arise between the Lessee and any other of the lessees or tenants of the Lessors relating to the premises to them respectively demised or the party or other walls or divisions lights drains cisterns pipes wires ducts or other easements rights or appurtenances whatsoever relating or belonging thereto or any repairs thereto or any nuisance or annoyance arising therefrom then and in every such case such dispute shall be referred to the determination and award of the Surveyor for the time being of the Lessors which shall be final and binding on the Lessee.
**5. The Lessors Hereby COVENANT with the Lessee as follows:-**
 * **5.1** To keep in good order and condition the said gardens coloured green on the said plan and the said paths so far as aforesaid and the said fences and walls as aforesaid.
 * **5.2** To insure and keep insured the demised premises during the term hereby granted in the joint names of the Lessors and the Lessee against loss or damage by fire and aircraft and such other risks as the Lessors shall from time to time require in an insurance office or company to be nominated by the Lessors in a sum equal to the cost of re-instatement as certified from time to time by the Lessors' surveyors and to make all payments necessary for the above purposes within seven days after the same shall respectively become payable and to produce to the lessee or his agent on demand the policy or policies of such insurance and the receipt for every such payment. And if and whenever the demised premises shall be destroyed or damaged by any of the risks insured against to re-instate the same forthwith and to apply all moneys received under any such insurance as aforesaid in rebuilding repairing and re-instating the demised premises.
 * **5.3** That the Lessee paying the rent hereby reserved and performing and observing the several covenants by the Lessee hereinbefore contained may peaceably hold and enjoy the demised premises during the said term without any interruption by the Lessors or any person lawfully claiming under them.
 * **5.4** That every lease or tenancy agreement of a flat in the said two blocks of flats granted by the Lessors or their assigns shall contain covenants so far as appropriate by the Lessors and Lessee similar to those contained herein and that the Lessors as to any flat retained by them and until the same shall be leased or let will observe and perform in relation thereto and so far as appropriate covenants similar to the Lessees covenants contained herein.
**6.** PROVIDED ALWAYS and these presents are upon this express condition that if and whenever any part of the rent hereby reserved shall be in arrear for twenty-one days whether the same shall have been legally demanded or not or if and whenever there shall be a breach of any of the covenants by the Lessee hereinbefore contained the Lessors may re-enter upon any part of the demised premises in the name of the whole and thereupon the said term of NINE hundred ninety nine Years shall absolutely determine but without prejudice to the rights and remedies of the Lessors in respect of any antecedent breach of the covenants on the part of the Lessee hereinbefore contained.
**7.** This Lease is granted subject to and with the benefit of the Lease already granted in respect of the said flat and garage the benefit of which Lease is now vested in the Lessee and which shall at the option of the Lessee be merged in the Lease hereby granted and extinguished.
**8.** It is HEREBY CERTIFIED that the transaction hereby effected does not form part of a larger transaction or of a series of transactions in respect of which the amount or value or the aggregate amount or value of the consideration other than rent exceeds [Purchase Threshold Amount].