Hi Ben, I appreciate the position you are in.
I assume you wish to exit your lease to manage your cashflow. Your options will be determined by the terms of your lease. Without reviewing your lease, your possible options are:
1. Negotiate an early surrender of your lease – I note your landlord has been reluctant to engage – I suggest proactively following this up
2. Seek replacement tenants who you can assign your lease to – engage a real estate agent and list your premises (your landlord will be more willing to surrender your lease if you have a replacement tenant)
3. Seek third parties to sublet or co-share the space to reduce your occupation costs in the interim
All the above options will require engagement with you landlord. However, a proactive and engaging approach combined with a potential solution eg A Landlord is more likely to accept a surrender of your lease if you have found them a potential replacement tenant.
Your offer of a 2 mth surrender payment plus a rent free period from the landlord (which they would incur in 12 months) may attract a potential replacement tenant.
Suggest you review your lease to see what potential options there are, meet with your landlord to discuss, and list your premises for lease.
I trust the above helps.