Contract Negotiating

Any help or advise on this would be very gratefully received, my business partners & I are in the process of negotiating a lease on a listed building which used to be a ran as a traditional town centre pub which has been empty for 3 years, this is our first involvement in this industry & our plan is to totally refurbish & open as a modern contemporary bar. We have the finance in place & have completed a survey on the premises - this has turned up quite a few "cosmetic" issue's, the building is sound - but the areas of concern are things like - electrical wiring, plumbing, health & safety i.e. fire escape's, general leaks through the building, all windows need to be restored - this doesn't put us off the deal, but really need some help in negotiating the terms of the lease. Initially, the deal that they have offered is - 22k deposit30k - first 12 months (3 months paid upfront)45k - following 48 monthsAfter which they want the remainder of the lease to be uncapped

Im sure from property owners point of view they are only responsible for the fabrics of the property & all repairs / renovation should be covered by "shop fitting" i.e. us - What area's do you believe are best for us to negotiate? Also, what pit falls should we keep our eye's open for?

Thanks for your help, any questions - please don't hesitate to ask

Any advise would be absolutely fantastic

ThanksMark Mark Priestley