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terminating a lease

all 3 tenants signed agreement to let one out of the 1 year lease. and the one being terminated has found an acceptable replacement, with all in aggrement. The one leaving does not want to sublet. Do I have a new lease written up? Do I have a termination form filled out.? Do I keep the one (leaving) deposit, after I check the apartment and it is without damages, to cover painting after the year lease is up?
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I believe if you have a certain term of the lease and they are ending it early they are required to pay until the end of the lease. I would contact an attorney in your area that offers a free consultation and see if there is something you should do. Good luck. I do believe though that they will have to pay.
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