Office Lease & Licence to Alter to dental Practise

I am taking on new office space and need two tightly-drafted documents: • a full commercial lease for the premises, and • a separate licence to alter covering the fit-out work I plan to carry out. The lease must clearly set out the term with any renewal options, the rent together with the security-deposit mechanism, and the division of maintenance and repair responsibilities. For the licence to alter I need clauses that control noise, limit working hours, and oblige me to return the space to its original state when the tenancy ends. Please prepare clean, legally sound drafts that comply with current UK property law, supply them in editable Word format, and be ready to refine the wording after my initial review.