If you have had two 4 years 11 month leases run concurrently without any breaks at all, you have rights on your side. Is it the same landlord ??? The rent at 60 k across the road in 2006 is interesting but might go against you. Are there any reviewed rents later than this date ?? Regarding the Insurance, this is the normal in a Commercial lease, rebuilding costs, full fire cover etc., and also consequential loss. As mentioned earlier, your solicitor shuld be able to advise you and if not find a better one. In fairness to the landlord these are normal expenses picked up by the tenants. Have you mentioned stepping the rent upwards over a five year period ??