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Realsitically, what chance does he have of starting again and paying? How easy will it be to relet?The first thing I would say is that you are under a duty to mitigate your loss and therefore I would start to look for a new tenant. The old tenant (I would not even worry about the sub tenant) is responsible for rent until the end of the term or until you get a new tenant.Meanwhile, provided you have not foreclosed on the lease, the tenant remains liable for the rates. That might be of tremendous financial benefit. I had a client who had a huge building which he was struggling to let on which the rent is £40,000 per annum. He was paying £20,000 per annum empty building rates. He has taken tenant saying who, to be frank, are probably going to be less than wholesome with regards XXXXX XXXXX the rent. He is not bothered because at least he is not paying £20,000 per annum rates. Meanwhile, he is actively still looking for a new tenant because the one who is in the property now is just in on a licence. He told me that he is not bothered whether the tenant pays rent or not provided the rates paid. Not a legal solution but makes good commercial sense.You cannot get blood out of a stone and notwithstanding the tenants claim that his sub tenant damaged his business with respect, that is bull. You no longer had a business because he given it to the tenant. If his business was that good, he would not have given it away within the first few months.I would do everything that you’ve suggested whereby your solicitor rights and demands the rent, reminds me of his responsibilities and advising that he should look for a new tenant. I would also time that he would responsible for any agents cost you incur in finding a new tenant.You cannot disclose of his property in the building without giving him a notice under the Torts Interference with Goods Act and you can only do that foreclose on the lease. There is no point in foreclosing on the lease until you have another tenant in my opinion. Who knows, the new tenant may want to buy the equipment which is in the building.Does that answer the question? I am happy to answer specific points.Can I help further?Please don't forget to positively rate my answer service (even if it was not what you want to hear). If you don't rate it positively, then the site keep your deposit and I get 0 for my time. It is imperative that you give my answer a positive rating. It doesn’t give me, “a pat on the head”, “good boy” (like ebay), it is my livelihood!If in ratings you feel that you expected more or it only helped a little, please ask. I am offline shortly until later and will pick this up then if needed