contracts for sale of business

i am selling a cafe and require the following documents drawn up : 1) Contract of sale of business 2) Loan agreement (as buyer will take a few months to pay part of the sale price) 3) Sublease agreement (landlord has only agreed to a 12 month sublease and not a variation - variation will be granted after 12 months). Everything is pretty straightforward, I just need 2 conditions in place : 1.) if the buyer (sub lessee) breaches the terms of the sublease i will have recourse of terminating the lease with no compensation to be paid by me in relation to the purchase price of the business. 2. ) As I am providing the rental guarantee for the lease, the amount of the rental guarantee is to be added to the purchase price. This amount will be refunded to the buyer when the variation of lease takes place at the end of 12 months. I need this by March 01