When they do, Rutherford expects them to discover numerous problems. For instance, they will either have to purchase more bleachers or turn away more people than they did this year from the Lawrence County basketball tournament. The fire marshal told school officials that they no longer will allow hundreds of people to stand shoulder to shoulder during the tournament. Additionally, there are not enough exits and there is no fire alarm system. Neither the emergency lights, nor the emergency lights at the exits are operational.

Rutherford said that the building's energy efficiency is "severely lacking," and that most of the heat is going through the roof in the north end. The Law-rence County Commission is cutting the interest rate on delinquent fees for North Courtland and Hillsboro in half by Settlement Agents Perth. The lowered interest rate — from 12 percent to 6 percent — would reduce the amount of delinquent fees that North Courtland owes from $22,748.38 to $8,678.71.

The interest squabble stems from an old lawsuit the commission brought when some towns were not remitting the proper fees on court cases. Twelve percent is the legal rate of interest in such court cases, but plaintiffs can agree to a reduced rate. Hillsboro Mayor Billy Ray Young and town attorney Tom Denham balked during a Monday meeting at the county's suggestion that the towns pay the county's attorney fees.

Denham said the original settlement never called for the towns to pay attorney fees, which will cost Hillsboro $8,121.73 and North Courtland $3,928. The attorney's fees mean that North Courtland total debt is $12,606.71, a little more than half of its remaining debt before the interest rate reduction. He thought his town's debt was closer to a zero balance than the nearly $30,000 he discovered last month.

In the 2005 edition of the Review, we reported that the total cumulative value gains created for LPs from their investments in private equity funds over the vintage years 1991 to 2003 up to that point (i.e. using the latest data available when the 2005 edition went to press) was $300 billion, and that the corresponding cumulative total figure for the carry earned by the GPs managing the funds was estimated to be $54 billion.

Ashford Borough Council is leading the study to assess the scope for growth and make sure that growth works for the people of Ashford and the South East. A Steering Group has been established to ensure that a “They work around the world with many of Britain’s world-class companies and smaller firms that sell their products worldwide assisting with overseas trade development.

The SBS will also ensure that SMEs will receive better quality business support through the enhanced Business Link network. The SBS will also ensure that SMEs will receive better quality business support through the enhanced Business Link network. How much growth should realistically be allowed to take place over the next 20-30 years. Along with Milton Keynes and the London Stinted-Cambridge corridor, recently published Regional Planning Guidance has identified Ashford as an area of potential growth. However, the surrounding countryside and village communities settlement agents perth will need to be considered in the context of the scale and location of further growth.

SEEDA is providing substantial funding towards a major study in Ashford looking into its future and how much growth should realistically be allowed to take place over the next 20-30 years. Along with Milton Keynes and the LondonStansted-Cambridge corridor, recently published Regional Planning Guidance has identified Ashford as an area of potential growth. However, the surrounding countryside and village communities will need tube considered in the context of the scale and location of further growth. Make sure that growth works for the people of Ashford and the South East. The results of the study, due to be published in July 2002, will then be developed in more detail through the next review.
It is vital that farmers and growers take this opportunity to dispose of unapproved concentrates within the remaining two months, urges Charles Ireland of farm business consultants Strutt & Parker. Removing these products now will reduce the cost of disposal and avoid any chance of prosecution for holding unapproved concentrates in stores.

With the Health & Safety Executive considering making random checks of pesticide stores in the summer of 2004, it is important that farmers take the opportunity to join the campaign. Listing the products by MAFF and MAPP numbers with the quantities and condition of all expired products in stock.Call a participating waste disposal contractor – a list is available on the VI website.



A quote will be provided from the waste disposal contractor on the information given of product, location and condition. He also stresses that farmers should take up this opportunity to work hand-in-hand with those agencies that will play a greater role in overseeing the environmental and safety issues within farming in years to come. To illustrate the dichotomy between sublease space and vacant space, a comparison between San Jose, commonly known as the Silicon Valley, and Austin offers an explanation.

Many new and renewing tenants in Austin assume the 20.9 percent vacancy rate would lend itself to large leasing concessions and rapidly declining rental rates, as has generally occurred in other wired cities. That being said, the ratio between sublease and total vacancy is approximately 1.6:4, meaning 1.6 square feet of every 4 vacant square feet is sublease space. What this ratio then translates into next is the burden placed upon landlords and how it will influence the decisions made by them.

Currently, the percentage of landlord-controlled space is the same in both cities, and with sublease space at 44 percent in both markets, expectations may be that Austin landlords would respond, as have landlords in San Jose. Just the best school of musings and thoughts framed into firms get accomplishment on the Internet conveyancing. In terms of square footage, the percentage was not over burdensome as there was only 755,953 square feet of total vacant space available at the time.

When the majority of a market shift is borne by the landlord, the greater the fluctuation in concessions and rental rates because their business is reliant upon that income. When the tenant is responsible for filling vacancies, it may (or may not) be crucial to the tenant to fill the space, depending on their current financial situation.While rents have failed to post such spectacular decreases in Austin, rents will begin to move more noticeably, as sublease space burns off, because landlords will feel increased pressure to fill the physical vacancies.

The bottom line is that the culmination of the downturn in the Austin office market has not arrived -- which then suggests the time for local tenants to renew for longer-term leases is yet to come. Going forward, we are looking for the divergence between Midtown and Downtown to widen, with the Midtown vacancy rate peaking next year at 8-to- 9% and the Downtown vacancy rate topping out at 16-to-17%.

Each nation has its own particular traditions regarding the matter of www.enactconveyancingadelaide.com.au conveyancing; nonetheless, most are just found in nations that practice basic law. While the Downtown market is clearly in trouble, midtown Manhattan should still be one of the nation’s best-performing markets during 2002. Remaining out of our analytical inventory are 5.6 million square feet (1 World Financial Center, 2 World Financial Center, 90 West Street, 90 Church Street, 100 Church Street and 22 Cortlandt.

Our initial assessment of the economic impact of the September 11th terrorist attack was that the NYC office market would end up being appreciably tighter than beforehand. The overall vacancy rate for Manhattan has climbed to 9.3% today from 8.0% just prior to September 11th. The current episode conforms to this pattern. The vacancy rate for the Downtown market has jumped to 10.6% today from 7.5% just prior to September 11th, while Midtown vacancy has held steady at just over 7%.

We’re looking for NYC’s office market to weaken further. Considering the substantial run-up in available (but not necessarily vacant) space in lower Manhattan during the past two months, it’s likely that the vacancy rate in the Downtown market will climb sharply in coming months and peak in the vicinity of 16-to-17% late next year. Assuming no more than a modest 1-to-2% decline in demand during the next year, the vacancy rate in midtown should peak at about 8-to-9%.

Hence, midtown Manhattan should still turn out to be one of the nation’s bestperforming markets during the next year. Our rationale for why NYC’s office markets should have tightened was straightforward. The tenants that occupied the destroyed or damaged buildings would have to lease space elsewhere in the region, and we foresaw that a substantial portion of those displaced tenants would lease new space somewhere in Manhattan.

As the supply of vacant or available space shrank, so would the vacancy rate. We had expected to see New York City’s overall vacancy rate decline from 8.0%, where it stood on September 11th, to 5% or less, depending on how many displaced tenants decided to remain in the city as opposed to moving to the suburbs. However, during the past two months, NYC’s office markets have taken a turn for the worse, with the incremental weakness having been concentrated in lower Manhattan.



Those 21 buildings encompassed 31.2 million square feet of office space, and 30.3 million square feet of that space (or 97%) was occupied. Two of these buildings – i.e., 30 West Broadway and 3 World Financial Center (WFC) – were severely damaged, and their repairs will likely continue into mid-2002 or later. We have tracked where companies that had occupied 15.7 million square feet of space in those fifteen buildings have ended up. Thus far, these companies that were temporarily displaced have signed leases for just 6.4 million square feet of space in new locations; equal to just 41% of the space that they had formerly occupied.

Another big surprise of the past two months is how much redundant space was sloshing around the New York City office markets. The area business is hot and there is a gigantic enthusiasm for Property conveyancing legitimate counselors as homebuyers are more inclined to search for master help for their property deals. Since September 11th, many companies based in New York have re-evaluated their space needs and decided to economize either by reducing the space that they occupy in NYC or by moving some or all of their operations to new locations outside of New York City.



Companies have freed up millions of square feet of redundant space, which we have described as pent-up supply. Since September 11th, the amount of directly available (but not necessarily vacant) space has increased by about 4.5 million square feet. This net gain largely accounts for the rise in the overall availability rate to 12.5% today from 10.3% just prior to September 11th. In addition, the sheer volume of the recent surge in sublet space has been surprising. Since September 11th, companies based in New York have notified brokers that they are making an additional 10.1 million square feet of space available for sublet.

At the same time, prospective tenants have signed sublet leases covering only 3.3 million square feet of space.

Hence, the stockpile of available sublet space has ballooned roughly 50% during the past three months. A year ago, many of these same Wall Street firms were leasing any spare space they could find, fearful that they would not have enough space to accommodate their expected robust growth. Evidently, now that these firms are having to layoff employees, they are left with far too much redundant space, too.

Lower Manhattan is in decidedly worse shape than the rest of the city. The same time, asking rents in the Downtown market have slumped 8% during the past three months, slipping to $41.81 a foot today – and still falling – versus $45.34 a foot at September 11th. The Downtown market’s woeful recent performance has come as a surprise.Indeed, the terrorist attack destroyed or incapacitated 35% of the Downtown market’s total inventory.

Unfortunately for Downtown landlords, however, the demand for Downtown office space has shrunk by even more than 35%. Quality-of-life issues appear to be the impetus behind the exodus from lower Manhattan.

Young people from Betteshanger, Northbourne and Holden have visited the former colliery andtip sites at Bette hanger now owned by SEEDA and given their view on how future development should proceed. Traditionally, during cyclical downturns, the Downtown market has fared worse than the Midtown market. New York City’s office markets are feeling the ill effects of the national recession, just like virtually every other office market. Net, net: the demand for Midtown office space has held up reasonably well, while the demand for space in downtown Manhattan has sunk like a stone.

Typically, today’s trends in the amount of available space foreshadow tomorrow’s movements in the vacancy rate. Asking rents for downtown space are likely to continue falling and, we suspect, will bottom out in the low-to-mid $30s. In a condition, for case, how conveyancing company costs in melbourne this you will have secured, yet got no further forward. We’re more sanguine about the Midtown office market.

Allowing for a modest decline in demand in coming months, we are looking for the vacancy rate in Midtown to peak at 8-or-9% next year, from 7.2% just prior to September 11th. Asking rents for Midtown space are likely to slip slightly during the next year or so, but we’re expecting them to stabilize in the mid-$50s from their current level of $59-to-60 a foot. Our projected rent levels suggest that the disparity between Midtown and Downtown rents will widen to around $25 next year.

The study examines the effects of historical baseline vacancies in the CBD and the interaction and effect several upcoming large tenant relocations have upon those baseline downtown vacancies. In addition, the report takes an early look at the ramifications to the office leasing market of the rather massive Enron bankruptcy under a Best/Middle/Worst case scenario in order to assess the extent of the vacant office space by year-end 2002. Currently, Enron Corp. occupies nearly 2 million square feet in the Allen Center buildings, including Four Allen Center in its entirety and 575,000 square feet in Three Allen Center.

Along with the previously planned vacancies in 500 and 600 Jefferson, thus producing approximately 575,000 square feet of vacancy in the Allen Center conglomerate during 2002. Bette hanger Site Manager Ian Parker, who worked on the site when it was an active mine, andJerry Smith, Youth Worker from Kent County Council, showed the young people around the site.

If Enron is able to resurrect a majority of their operation under its recent filing of Chapter 11, it appears possible for the energy giant to remain in Four Allen Center while vacating operations at Two Allen Center and 500 and 600 Jefferson. Under this objective, the company will still be forced to free the majority of its existing office space in Houston’s CBD.

The 575,000 square feet in Three Allen Center will be vacated (as was always the plan), and additional space in 2 Allen Center and at 500 Jefferson will also be returned. The uncertainty now lies with how much office space in Four Allen Center will remain occupied by Enron, and further, how much office space in the new Enron Center South, located at 1500 Louisiana, will be absorbed – and when. If Enron fails to survive its various law suits and elects to file for Chapter 7 bankruptcy, the Houston CBD would see its largest office tenant vacate all existing space, while at the same time adding an additional 1.2 million square feet of newly constructed Class A product to the competitive office market.



Chapter 7 bankruptcy would indeed be the worst-case scenario, as the entire corporation would fold without hopes of resurrecting any operations. Historical absorption in the Houston CBD spiked in 1997, mainly due to the corporate relocation of Continental Airlines and the consolidation of several large energy and natural gas companies. Since that time, absorption has dropped off – mainly due to the general tightness of the class A market. We realize that in the CITY NAME market, you have to be effective; else you may lose the chance to buy conveyancing property. As available space in the submarket dried up, absorption fell due to a lack of supply rather than demand. Nevertheless, recent economic conditions have caused the local economy to cool and as such, the CBD occupancy rate is expected to drop due to both lower demand (for example. Enron’s collapse) at the same time as new supply comes on-line.As goes vacancy, so too do rents.

The data shows that asking rents work in harmony with the performance of the CBD occupancy levels, often trailing rebounding demand by 12 months. In addition to the new supply analysis, the study further examines lease activity between the new and existing product, by year, over the next 48 months. The following data reveals lateral movement within the CBD. While large blocks become vacant in one building, others are absorbed somewhere else. For example, firms such as Jenkens & Gilchrist, Jackson & Walker, and Ernst & Young will all be vacating their current Downtown space in 2002.

Houston’s economic expansion has continued with slower, yet steady growth through 2001, as upstream energy remains the primary source of Houston’s expansion, which according to the IRF, will likely shed jobs in 2002.Afterwards, people shared their thoughts and ideas on what the site could look like in the future and the type of facilities that they would like to see provided.

Whether you want to sale or buy your real estate property, you cannot mange whole process from your end, you must need profefssonal brisbane conveyancing quote, because the process consider as highly complicated. Still, the IRF is forecasting 28,833 new jobs in Houston for 2002, and 58,539 for 2003. A few days later, more than 100 residents of Bette hanger, Northbound and Holden attended a public meeting. The meeting provided people with an update from SEEDA on the regeneration programmed for Betteshanger. Residents then questioned the team and contributed to the future shaping of the plans. We have commissioned an environmental and traffic impact study which will assess and identify the most effective traffic management solution.

The opportunity to discuss the draft development proposals. The regeneration strategy has been prepared by SEEDA in close consultation with its regeneration partners in East Kent the future development proposals have evolved in response to comments and opinions expressed to SEEDA by local residents at public meetings and in a questionnaire distributed to the parishes in December 2000

Representatives from SEEDA and Robert Rummy Associates the company appointed to prepare the proposals outlined the local planning context, the economic regeneration potential offered by the site and the importance of achieving an appropriate scale of development in view of the environmentally sensitive areas surrounding the site.

While it is unclear how this filing of Chapter 11 bankruptcy will unfold, it is certain that the office space in Three Allen Center will be vacated along with the previously planned vacancies in 500 and 600 Jefferson, thus producing approximately 575,000 square feet of vacancy in the Allen Center conglomerate during 2002.

If Enron is able to resurrect a majority of their operation under its recent filing of Chapter 11, it appears possible for the energy giant to remain in Four Allen Center while vacating operations at Two Allen Center and 500 and 600 Jefferson. Under this objective, the company will still be forced to free the majority of its existing office space in Houston’s CBD.

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As of this study, two of the four trading floors have been occupied (reach via skywalk from Four Allen Center) and it is therefore likely that Enron may continue to occupy approximately 100,000 square feet in the newly constructed Enron Center South. The real estate property Conveyancing act is the legal process of changing the registration of a house or other real estate from one person to another on being are sold or bought.

The 575,000 square feet in Three Allen Center will be vacated (as was always the plan), and additional space in 2 Allen Center and at 500 Jefferson will also be returned. The uncertainty now lies with how much office space in Four Allen Center will remain occupied by Enron, and further, how much office space in the new Enron Center South, located at 1500 Louisiana, will be absorbed – and when. In addition, it is important to consider that Dynegy, as well other energy firms, have expressed plans to assume particular entities of Enron’s operations. Though the merger between the two competitors has been abandoned, it remains clear that Dynegy is highly interested in purchasing particular sectors of the Enron Corporation.

Such transactions would likely cause Dynegy to expand into an additional 100,000 square feet of office space, though it is unlikely that this space would be assumed in Enron Center South.If Enron fails to survive its various law suits and elects to file for Chapter 7 bankruptcy, the Houston CBD would see its largest office tenant vacate all existing space, Chapter 7 bankruptcy would indeed be the worst-case scenario, as the entire corporation would fold without hopes of resurrecting any operations. Dynegy would potentially need to expand into an additional 100,000 square feet of space, but it is unclear where precisely this office space absorption would occur.

While it is still probable under this scenario for Dynegy, as well as other energy firms, to assume some entities of Enron, the influence this assumption would have on the local office market would be unsubstantial figure.

Additionally, under a most likely scenario for Enron’s bankruptcy, another 2 million square feet will be added to the office market based upon Enron vacating current offices. However, with a calculated annual lease rate of 20 percent, the amount of space added to the market falls. Consequently, a modest 10 percent vacancy rate has been added to reflect net space available for each year.



It is important to note that with the collapse of Enron, it is probable that Houston will be adding nearly one full building (40 floors), of speculative, nonanchored office space to the CBD. This event will have an influence upon the condition of the downtown office market. The eccentric tenant moves into/out of new or existing buildings illustrated in following sections of this paper would not have near the impact on the market if not for the fall of this major tenant, Enron Corp.

The majority of companies operating in the CBD is either financial/professional or petroleum-based. The conveyancers from conveyancing sydney makes you total free from the process and get fully involved to do the process by themselves. That is, defining office buildings by classes is more a result of daily operational convenience than any objective industry-wide method of measurement. To suggest that all buildings within the Class A population, are homogonous by all quality standards, is unlikely. Absorption of prime space was strong, sublet space returned to the market became a significant factor. Meanwhile, the 17 buildings identified as Class B comprise 6.9 million square feet. Although the CBD has been stable with upward trending rental rates and occupancy, it has shown signs of slowing down. Most of the increase has taken place in the last quarter with a 17.8% increase.

Due to the leasing activity and decreased vacancy rates, asking rental rates have risen slightly, (1.7%) in 3Q01, from $25.73 to $26.19. Class A and B average rents are presently 12.7 percent, or $3.11, and 18.5 percent or $3.29, above the Greater Houston Area’s average rents of $24.44 and $17.81 per square foot per year, respectively.

The Central Business District needs to take heed of market conditions, as negative absorption remains a concern. Net absorption for the quarter registered negative 256,562 square feet.Class B occupancy rates increased substantially throughout the past 12 months, gaining 1.4 percent during 2Q01 alone. Historical absorption in the Houston CBD spiked in 1997, mainly due to the corporate relocation of Continental Airlines and the consolidation of several large energy and natural gas companies.
Since that time, absorption has dropped off – mainly due to the general tightness of the class A market. As available space in the submarket dried up, absorption fell due to a lack of supply rather than demand. The CBD experienced record high occupancy levels during the robust performance period, which began in 1997. Recent occupancy levels have begun to taper and slow, reflecting the softer demand brought by a colder economic climate, rather than any addition of new supply. Soon rebounding into the upper 80s and lower 90s as the U.S. economy began its longest expansion in history

The below graph shows that asking rents work in harmony with the performance of the CBD occupancy levels, often trailing rebounding demand by 12 months. Due to softer market conditions expected during the next 12 months, or the short-term forecast, rents will soon peak and begin to pull back from their historic highs. As a result of the renaissance downtown, developers have renovated and begun construction on a number of office towers.

Nevertheless, recent economic conditions have caused the local economy to cool and as such, the CBD occupancy rate is expected to drop due to both lower demand (for example. Enron’s collapse) at the same time as new supply comes on-line. It is important to hire real estate conveyancers if you are planning to sell your property at auction. Southwest Bank of Texas was one of the first tenants to occupy the 219,051 square foot property, which is currently 63 percent occupied. Another property that recently underwent extensive renovations is Travis Tower, located at 1301 Travis. Also known as 1000 Main, Reliant Resources Plaza will add nearly 800,000 square feet of speculative space to the CBD’s inventory within the first few months of 2003.

For the first time in over a decade, Houston has more office space under construction in its CBD than in the suburbs. Located at 1801 Main, the 14-story Renaissance Tower reopened its doors after a long awaited redevelopment during the first quarter. Reliant Resources, an affiliate of Reliant Energy, has leased the majority of the 37-story project, which is currently 77.6 percent leased. Hines has announced plans to begin construction at 717 Texas this August on a 32-story property that has been named after its lead tenant, Calpine Corporation.

The 689,000 square foot tower is currently 43.5 percent leased and is scheduled to complete late 2003. While large blocks become vacant in one building, others are absorbed somewhere else.