`Drawn-out proceedings are over'.

Business lease renewals have changed dramatically and the alterations have put pressure on surveyors to be up to speed as the secret of success is all in the planning.

Modifications to the Landlord and Tenant Act 1954 Act require landlords to state terms for lease renewal from the start. Where the landlord and tenant agree a tenancy will be contracted out ( that is, the tenant will not have security of tenure protection of the 1954 Act ( then it will no longer be necessary to make an application to court.

Instead, the landlord will have to serve the tenant a 14- day "health warning", advising what rights he is giving up and the need for independent advice.

The Act's alterations add flexibility. But the changes require a landlord to spell out terms of a new lease when serving initial notice to a tenant ( a big change from the current system which can give landlords four months' grace to compare rents and take advice before indicating specific lease amounts.

The court will be able to order new leases for up to 15 years rather than 14. But the trend is for shorter leases. Contracting-out is popular; Stamp Duty Land tax means longer leases are more expensive and the Land Registry Act says leases of seven years plus must be registered.

A landlord may now drive the court proceedings quickly. Surveyors, landlords and tenants can't leave business lease renewals to the last minute. The days of lease renewal proceedings dragging on for years are over. Whether a landlord or tenant, you should instruct surveyors at the earliest opportunity to advise you on the likely new rent and try to reach a negotiated settlement if you wish to avoid running up unnecessary legal costs.

By Judith Summers, head of the professional/valuation group at Lamb and Edge.