Flexi Estates is the tenant of the upper floor at 11 Wickham Road. The company occupies this property under a 20 year lease. The term in the lease is expressed to be "from and including 29 December 2001". The tenant is of the view that the property is over-rented and intends to stay on when the lease comes to an end but would prefer to pay a lower rent. However, the landlord, Chris, wants to redevelop and re-let the property at a higher rent. Assuming today's date is 1 July 2021, advise Flexi Estates on the following:

(a) What action should Flexi Estates take in order to obtain a new lease of the property; and

(b) Whether Chris is obliged to grant the renewal.

Your answer should include information as to the procedure to be followed (including reference to any relevant statutory provision or case authority) and any relevant deadlines.