capita symonds real estate

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Issue 7 : 2012

Issue 7

2012

We advise occupiers and landlords on theirproperty needs and specialise in the managementof prestige offices, retail property and nationalportfolios with some 100m sqft of propertycurrently under management.

The focus for our transactional business are the core services of leasing, acquisitions,disposals, corporate occupier services and development consultancy. These services arecomplemented by a vast range of other professional and technical expertise includingasset enhancement, lease advisory, valuation and rating. All of this experience is found inhouse, drawn from the largest pool of property professionals in the industry.

Our business has been built on 30 years’ experience working for the UK’s largestinvestment funds, leading property companies, retailers and household names.

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Real Estate

www.capitasymonds.co.uk/expertise

Key projects> Sappi Blackburn Development

Site: Sappi UK LtdDisposal of surplus paper mill inBlackburn, comprising of 118 acres

> Salfords Disposals & Acquisition:Royal MailInvestment sales and acquisitionsservices for disposal and acquisition ofland for relocation of ParcelforceWorldwide Depot

> Real Estate Advisor: Emerson Electric CompanyPreferred UK advisor for Emerson,providing a cross-section of real estateservices including brokerage, agency,building surveying, lease renewals, rentreviews and other professional servicesassociated with real estate transactions

Andrew Smith, London - T: 020 7544 2119 M: 07919 326085

Public Sector / Regions: Samantha Davis, Blackburn - T: 01254 273568 / Peter Openshaw, Salford - T: 0161 793 6126 / Paul Mansbridge, Southampton - T: 023 8083 2635 / Kevin Shutter, Sefton - M: 07970 192474

Agency

We represent landlords and occupiers on the sale orletting of vacant or surplus space.

We are instructed on office, retail and industrialproperty in central London markets and key regionallocations, as well as supporting the public sector inthe disposal of land and buildings.

Our core services include leasing, market researchand analysis, marketing strategy, pre-sale duediligence and transaction management.

LocationsCwmbran, Edinburgh, London, Manchester,

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Key projects> Westminster Industrial Estate,

Woolwich: AXA CISAsset management, planning and designconsultancy for 20 acre industrial estate

> Castlewood House, New OxfordStreet, London: AXA CISAsset management, marketing strategyand leasing for 80,000 sqft officebuilding

> Victoria House, Clarendon Road,Watford: RockspringAsset management, leasingmanagement for 25,000sqft officebuilding

> Medius, Wardour Street, London:HendersonAsset management, leasingmanagement for 50,000sqft officebuilding

> 10 Dean Farrar Street, London:Cordea SavillsAsset management, rent review, leasingfor 30,000sqft office building

> Commercial Portfolio Review: Salford City CouncilProvision of a strategic assetmanagement report recommendingunique property solutions to therationalisaton of the council’scommercial estate

Alan Dornford, London - T: 020 7544 2211 M: 07774 490745

Asset Enhancement

Throughout a property's lifecycle, we look for waysto make the most of a building and to enhanceinvestment value.

How can in-depth knowledge of a tenant be utilised?Is the property at the end of its economic life and isthe existing use appropriate? Are there any non-rental income streams that could be generated?

We combine lease advisory and valuation expertisewith a “think tank” approach to the asset. We lookfor ways to increase income, reduce future liabilities,consider additional sources of income, create andimplement property or portfolio strategy andbusiness plans, drive marketing initiatives andmaximise potential investment values in the office,industrial and retail sectors.

We also support the public sector in maximising theefficiency of its property through portfolio reviewsand the development and implementation ofrationalisation solutions.

LocationsBirmingham, Blackburn, Cwmbran, Edinburgh, Glasgow, London,Manchester, Southampton

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Key projects

> Estates Asset Management -Survey Partner (Phases 1, 2 &3):NHS ScotlandAsset management and conditionappraisals of the NHS estate in Scotland

> Establishment Works Consultant:Royal Naval Estates OrganisationConsultancy advice and support

> Dilapidations Advice: Various including Standard Life,Henderson Global Investors andCBRE InvestorsPreparation of both interim and terminaldilapidations schedules, negotiation ofcash sums for damages or monitoringtenants works to comply with leasecovenants

> Merchiston Campus, Edinburgh: Napier UniversityContract Administrators for the re-roofing of Edinburgh Napier University'sMerchiston Campus

> MEC South Tower, Media City:Salford City CouncilFeasibility and design services for fit-outto produce Media Enterprise Centre overfive floors

> Portfolio Fire InsuranceValuations: Various including AXASun Life / AEGON / CISPreparation of Portfolio FIVs across thecountry for a variety of institutions andproperty clients with over 475 instructedfor 2010

Bill Morrison, Glasgow (RICS Lead Professional) - T: 0141 285 3600Tim Banks, Bristol - T: 01275 840840 / Alan Nock, Salford - M: 07584 704160 / Duncan Clement, Blackburn - T: 01254 273349 / Bob Cooke, London - T: 020 7544 2021 M: 07733 124480

Building Surveying & Consultancy

We provide wide ranging, professional support andadvice on property and construction matters relatingto commercial property for the private and publicsectors, throughout the UK.

Our clients rely on us to provide independent,professional advice throughout the lifecycle of theirphysical property assets from acquisition throughdevelopment, occupation and disposal. Our role isconstantly evolving to reflect ongoing marketchanges and developments to meet our clients’needs and keep them fully informed.

We work in a wide range of sectors includingcommercial, education, defence, industrial, retail,leisure and mixed-use developments.

LocationsBerkhamsted, Birmingham, Blackburn, Breckland, Bristol,Cheadle Hulme, Colwyn Bay, Durham, Edinburgh, Glasgow, London,Manchester, Newcastle, Salford, Sefton, Southampton, Swindon,York

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Key projects> M4 Corridor: Computer Associates

Business rates saving. £2.75m savingfrom Rating List appeal on 238,000sqftHQ building

> City Of London: Jardine Lloyd ThompsonBusiness rates saving. £1.53m savingfrom Rating List appeal on a 105,000sqftCity office building

> London Docklands: SunGard LtdBusiness rates saving. £100,000 savingfrom Rating List appeal on 103,000sqftoffices

> Bond Street, London: Hermes (GB) LtdBusiness rates saving. £60,000 savingsfrom Rating List appeal on 10,000sqftprime retail space

> Dunfermline: British Sky BroadcastingBusiness rates saving. £90,000 savingfrom Valuation Roll appeal on82,000sqft call subscriber centre

Andrew Warde, London - T: 020 7544 2050 M: 07919 326082 / Christopher Grose, London - T: 020 7544 2068 M: 07791 275657


Business Rates Consultancy

Business Rates are a local property tax based onrental value and charged on all non-domesticproperty. We provide a professional service tominimise this cost for ratepayers, in both the publicand private sectors.

The basis for rates charge is the rateable value,reviewed every five years. A successful appealreduces the rateable value, lowering rates costsduring the five year life of a rating list. We will alsoadvise on the full effective use of allowances,exemptions and deletions. Rates now apply in full forempty property.

Reviewing all rates assessments is essential tominimise this significant cost for a business. Ourwork is fully cost-effective and we offer our clients ano-win, no-fee guarantee.

LocationsBlackburn, Edinburgh, London, Southampton

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Key projects> International Corporate Account:

Pitney BowesFull account management role onc2million sqft portfolio

> Acquisition: BUPAProperty strategy, selection &negotiation for a new 80,000 sqft office HQ

> Portfolio Sale lease back: Speedy Hire70 assets throughout the UK transactedand £17m value released

> Surplus Property: Sainsbury’sTransaction management of emptyproperties generated £1.5m pa savings

> Strategy: ITVConsultancy for a 10 acre site &100,000sqft of operational buildings

Jonathan King, London - T: 020 7544 2129 M: 07971 246279

Corporate Services

We provide a comprehensive range of consultancyand transaction services to occupiers which enablethem to align their property with their businessstrategy.

We have completed complex structured portfoliotransactions through to single one-off relocations.Our clients are well-known UK and multi-nationalsthrough to fast growing SMEs, and we support themboth in the UK and internationally.

By working closely with our clients we are able toprovide them with a single point of contact, clearmanagement processes and market knowledge.

Services include: consultancy, lease administration,strategic and tactical planning, acquisition andrelocation, disposal including sale and leaseback,surplus property programs, lease restructuring, assetmanagement, options analysis, due diligence.

LocationsBirmingham, Blackburn, Cwmbran, Edinburgh, London

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Key projects

> Mixed use scheme, Greenwich:Greenwich HospitalPlanning consent for a 100,000 sqftmixed use scheme in place of some40,000 sqft of existing obsoletecommercial properties as part of a WorldHeritage Site

> North London campus site:Middlesex UniversitySale of 10 acre former university campusin north London. The site included circa300,000 sqft of D1 use buildings,vacated by the University as part of itsconsolidation programme

> Salford site: ITV plcSale of 2 acre site in Salford to a specialpurchaser, ECF, advised by MUSE toenable them to advance theirmasterplanning proposals for theregeneration of Salford

> Data centre surplus land: Royal Bank of Scotland plcOutline planning consent for 8 acres ofcurrent landscape land within thedemise of a data centre

> West London site: Barratt Homes plcAdvising on the non-residential andemployment generating uses on a 10acre, west London site. The schemecomprises 900 residential units and300,000 sqft of commercial uses,including hotel, retail and businesscentre

Alan Dornford, London - T: 020 7544 2211 M: 07774 490745 / Paul Clark, London - T: 020 7544 2215 M: 07557 748550

Development Consultancy

We represent vendors and purchasers ofdevelopment orientated projects, identifying andanalysing in a quantitative manner the areas of riskpertinent to each.

Much of our activity and time is spent working forvendors in preparing properties / land for sale toensure that the marketability and sale proceeds canbe optimised. This includes carrying out andoptimising development appraisals, and appointingand coordinating where appropriate, architects,planning consultants, highway and geotechnicalengineers and other parties.

From our London base, we have a wide geographicalfocus, having recently handled commercial andresidential orientated schemes sales in Salford,Greater Manchester, Isle of Man and north London.Most of our projects, reflecting planning policy, arecurrently mixed use in nature.

LocationsBerkhamsted, Blackburn, Cwmbran, Edinburgh, Glasgow, London,Warrington

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Key projects

> Landlord Statutory RiskAssessment Project: Royal Bank of ScotlandProvision of urgent Health and Safetyrisk assessment and fire risk assessmentsite visits and reporting across a clientportfolio in a two month period

> Shopping Centre Major IncidentManagement Project: Various clients including Aeogon,AXA REIM and Royal London AssetManagementEstablishing Major IncidentManagement plans, instigating headoffice and site gold command trainingand running scenario exercises across 17shopping centres

> Condition Surveys and ForwardMaintenance Plans: Royal London Asset ManagementPackage of audits completed across 25properties: M&E and Lift conditionsurveys, contract maintenance audits,forward maintenance plans

> Boiler replacement project:CIT GroupPerformance specification for thereplacement of boilers and associatedpump sets including water treatmentworks

> Portfolio energy and carbonmanagement: AXA REIM portfolioEnergy management expertise todevelop an energy management system

H&S Consultancy / Technical Services Consultancy: Mark Hingston, London - T: 020 3037 7443Environmental Consultancy, EPC, DEC & ACI: Suzanne Roberts, London - T: 020 7544 2091

FM Consultancy

Our real estate FM team provides practicalconsultancy and strategic advice for private sectorproperty investors and occupiers to complement theday-to-day facilities management (FM) of theirproperty. The team has three core functional areas:

Health & Safety Consultancy: including Health &Safety and fire risk assessments, asbestos surveysand management strategies, DDA access audits andadvice and compliance measurement andmonitoring.

Technical Services Consultancy (MEP & Lifts):including contract maintenance audits, lifecyclereports and forward maintenance plans, conditionsurveys and water hygiene risk assessments andtraining.

Environmental Consultancy: including legalcompliance consultancy for EPCs, DECs, ACIs andCRCEES, carbon management, energy audits andwaste audits, due diligence environmental and floodrisk assessments.

LocationsBerkhamsted, Blackburn, Bristol, Edinburgh, Glasgow, London,Manchester, Salford, Swindon

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Key projects

> Property Management & FM: AxaReim

> Property Management & diaryevents: RBSProperty management, FM, buildingsurveying and L&T

> Property Management & FM:Sainsbury’s

> Extended FM: Swindon Borough CouncilBusiness re-engineering, procurement,performance management. £400,000annual saving

> Library of Birmingham:Birmingham City CouncilStrategic consultancy support andmanagement for the commissioning ofthe new £193m library

> FM Services: Salford City CouncilFacilities management to 36 corporatebuildings

> FM Services: Blackburn withDarwen Borough CouncilIntegrated PM and FM to 275 councilbuildings and schools

> FM Services: Southampton City CouncilIntegrated PM and FM to the corporateand educational estate

Investor & Corporate FM Services: Paul Dickensen, London - T: 020 3037 7432 / M: 07920 496948Public Sector FM Services: Ian Summerton, Birmingham - M: 07825 532534 / Keith Edwards, Blackburn - M: 07825 226733 / Stuart Davey, Blackburn - M: 07876 707683 / Paul Dickenson, London - M: 7920 496948 / Rab Bailie, Southampton - M: 07785 454800

FM Services

Facilities Management is integral to our PropertyManagement service both to private sector investorand corporate clients on commercial, retail andindustrial properties, and to the public sector.

Our team delivers high quality FM services to over600 UK properties; with nearly 10,000 tenants witha total annual service charge spend of c. £80m. Weprovide expertise in: fabric maintenance (includingpublic health), commercial procurement, vacant unitmanagement, security, cleaning, landscaping, pestcontrol, reception and concierge, service chargemanagement, and computer-aided FM. This iscomplemented by a 24/7 Customer Service Centreand an in-house procurement team managing asupply chain of tiered service partners across the UK.

In the public sector we design and deliver bespokeFM packages that include the full range of financial,asset and operational delivery services in support ofcore business functions. These include strategicconsultancy, services re-engineering, procurementand performance management. Our nationwiderelationships with blue collar delivery partners enableus to provide integrated property and FM solutionsas an end-to-end process.

LocationsBirmingham, Blackburn, Bristol, Edinburgh, London, Manchester,Salford, Sefton, Swindon

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Key projects

> Fusion Portfolio: Scottish WidowsInvestment PartnershipStrategic advice and due diligencesupport of £130m portfolio disposal

> Richmond Riverside: GE CapitalInvestment disposal advice for £45mmulti-let landmark asset

> Governors House, London, EC4:Private clientsAcquisition of £86m prime city officebuilding

> Sainsburys Superstore Portfolio:Private clientsAcquisition of four supermarkets on saleand leaseback arrangements

> Direct Line House, Manchester:AvivaAcquisition of £22.4m core city centreoffice building

Robert Cass, London - T: 020 7544 2256 M: 07901 518752 / James Keys, London - T: 020 7544 2045 M: 07771 997374


Investment, Acquisitions & Sales

We provide expert strategic and tactical advice onacquisitions, sales and asset management of retail,office, industrial and mixed use investments, as wellas public sector portfolios. Our approach is driven byaccurate market intelligence, strong analytical backup and a thorough understanding of our clients'needs and objectives.

We work for a number of leading institutions,property companies, overseas and private investorsand have been involved in some of the UK's mosthigh profile transactions including several largeportfolio deals.

Specifically we provide the following services: marketforecasting and analysis, purchase, assetmanagement, valuation, financial modelling, duediligence support and transaction management.

LocationsBerkhamsted, Birmingham, Blackburn, Cwmbran, Edinburgh,Glasgow, London, Manchester

Richmond Riverside

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Key projects

> McDonalds RestaurantsRent reviews and lease renewals acrossthe UK

> Sue RyderDiary event provision on this nationwide400 plus retail unit portfolio

> Northamptonshire CountyCouncilDiary event work across the council'sentire portfolio of over 500 properties

> Henderson Global InvestorsRent review and lease renewalinstructions on mixed portfolio with a£150m pa rent roll

> Axa Real Estate InvestmentManagersVaried diary event work across this 1,000plus property portfolio covering retail,office and industrial properties

> Accommodation Strategy:Blackburn with Darwen BoroughCouncilStrategy and business casedevelopment, option appraisal,feasibility studies, procurement,valuation and landlord and tenantadvice

Paget Lloyd, London - T: 020 7544 2102 M: 07867 906926


Lease Advisory

Some regard rent reviews and lease renewals simplyas a battle between landlord and tenant. We seethings differently.

Whether acting for an investor or occupier, the termsof any lease impact on the bottom line. In dealingwith rent reviews, lease renewals, break options orlease restructuring, we seek every opportunity tomaximise investor return and achieve the bestoverall result for occupiers.

Operating nationally and across all sectors, we workclosely with our agency and management colleagues.Our aim is to bring a depth of market knowledge anda commercial awareness to the 'diary event’ process,which is wholly focussed on our clients' needs andobjectives.

LocationsBirmingham, Blackburn, Cwmbran, Edinburgh, Glasgow, London,Manchester, Salford, Southampton

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Key projects

> Property Management & FM: AXA REIMProperty management, FM (£8m pa)and building surveying

> Property Management & FM:LaSalle Investment ManagementProperty management, FM and buildingsurveying

> Property Management & FM:Royal London Asset ManagementProperty management and FM

> Property Management & FM:Hines UKProperty mobilisation, propertymanagement & FM

> Property Management & FM:Trinity HouseProperty management, FM & buildingsurveying

> Property Management & FM:Blackburn with Darwen BoroughCouncilIntegrated service to 275 councilbuildings and schools

> Property Management & FM:Southampton City CouncilIntegrated service for corporate andeducational estate

> Accommodation Strategy:Salford City CouncilActive property management providingclear rationalisation savings for thecouncil’s operational property portfolio

Jonathan Lovejoy, London - T: 020 7544 4205 / Andrew Holden, London - T: 020 7544 2227

Public Sector: Ian Summerton, Birmingham - M: 07825 532534 / Keith Edwards, Blackburn - M: 07825 226733 / Stuart Davey, Blackburn - M: 07876 707683 / Paul Dickenson, London - M: 7920 496948 / Rab Bailie, Southampton - M: 07785 454800

Property Management

While investors look for growth through smarterproactive management of their portfolios, occupiersdemand flexibility and value and the public sectorlooks to maximise the efficiency of its estate.Managing over 100 million sqft of property assets,our integrated property and FM solution is uniquelyeffective for both.

For investors we provide accurate, high qualitymanagement delivering maximum investmentreturns, and for occupiers we provide a full lifecycleservice to maximise the operational value ofcorporate real estate portfolios.

Services include: rent collection, payments, FMprocurement, service charge management, leasecompliance, lease renewals, rent reviews,dilapidations, planned maintenance, licences to alteror underlet, client service and reporting, void spacemanagement, sustainability advice, fire insurancevaluations, contract and project management.

LocationsBlackburn, Bristol, Edinburgh, Jersey, London, Manchester, Salford,Sefton, Southampton, Swindon

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Key projects

> The Magnet Portfolio: Anglo Irish Bank CorporationFull service including management,asset management, leasing, buildingsurveying,investment agency andgeneral agency for a portfolioof 13 commercial properties withan end value of £40m

> Part built residential schemeHolbeach: 30 part completedapartments and landValuation and sale

> Bolingbroke: 6 part completedhouses in Battersea for Anglo IrishBank CorporationBuilding surveying to complete thehouses and agency

> 2 B&Q out of town retail units inColchester and Halesown: c £15m for GE Real EstateManagement investment strategy andinvestment agency

Fred Meehan, London - T: 020 7544 2195

Receivership & Recovery

Our LPA (Fixed Charge Receivers) are RICS-registeredand members of NARA, licensed to takeappointments from banks.

Our teams deal with a variety of appointments fromsingle let offices through to complete part let andpart completed residential. We have experience in allcommercial areas and use the skills within the firmincluding valuation, asset management,management and ultimately agency to sell theproperty.

LocationsBlackburn, Edinburgh, London, Nottingham

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