How to offer on land...

MrsAnnie

Not sure if this is in the right place...

I am hoping to put in an offer for a plot of land that does not have any PP and I am keen to buy it for self build.

How do I correctly put in an offer for a plot of land? Should I do it through a solicitor?

What searchs/ surveys should my offer be subject to?

Should I be doing any other research before I make the offer?


Many thanks for any advice,
MrsAnnie

olias

What makes you think you will get PP? Your first port of call should be the local planning dept - check out the local plan (available online through your LA website, then speak with someone at the dept.

If the owner gets wind you are considering applying for PP he will see £££££££££s before his eyes and will either ask silly money or apply for the PP himself and sell it as development land with a huge markup. An acre of agricultural land is worth £6000, with PP even in a remote area you can expect that to be £100-£150k, and in a sought after area anything from £150k- £1m!!!

These days it is very very unlikely for a seller to be naive enough to sell a plot of land for less than development land value if there is chance of getting PP on it. IMO you would be much better off looking for a plot with existing PP, unless you are willing to apply for the PP and then pay the owner the going rate for development land.

You also need to consider distance to services - gas, electric, water, drainage, phone. If you need private drainage (septic tank), then you need to have a big enough plot to satisfy building regs (siting of soakaways and distance from building and boundrys etc). Access issues - line of sight onto road etc, access for lorries and plant, room for storage of materials), power and water supply whilst build is taking place.

Olias

MrsAnnie

It is actually being marketed as a 'development opportunity' and given the area and the surroundings I am fairly sure that it will eventually receive PP. I have contacted the LA and they want me to put my questions regarding future proposal of the land in letter form, which I am a bit weary of doing because if the LA put their answers in letter form back to me saying 'yes you can build XYZ on the land' and the seller hears of it he just may (for the reasons you stated) pull out of the sale.

olias

I may be wrong, but if it is marketed as 'development opportunity', and yet has no PP, I would guess that the owner believes the same as you and unless he is daft has made enquiries himself and got nowhere, but believes others may have better luck.

Ask yourself this, if the owner and agent marketing believes it is a 'development opportunity', then why would they not have applied themselves and vastly increased the value and saleability of the land? AFAIK outline PP only cost about £150 to apply for.

Olias

MrsAnnie

Thanks Olias. I agree with what you have said. And I have wondered the same thing myself. But as far as I can tell no PP has ever been applied for. I presume a survey on the land prior to exchange would show up any red flags.

And, being an optimist I just have a feeling that there is nothing maicious in the sale of the land. Also they are making a good profit on the land.

lincroft1710

Councils used to (still do?) publish development plans of all land in/near existing towns/villages/hamlets showing what the future use of any undeveloped land would be i.e. remain agricultural/woodland, housing/commercial/industrial in near future, possible h/c/i in distant future. If your council has such a plan you could get an idea of the likelihood of development potential of the land.

princeofpounds

Olias is right... if there really is an opportunity then why have the vendors not taken it? You need to talk to the planning office directly, if only to check if any applications have been made and refused, or if there are any restrictions.

You can apply for outline planning permission before buying, but I think the planning office then send a letter to the owner and post a sign as it is a public matter.

You can just make the offer yourself, but you will need a solicitor to convey the land and you might wish to employ a surveyor or planning consultant to give you info about the likelihood of permission and what it might entail. It's not that different to buying a house only without the building aspect.

MrsAnnie

So basically I would offer £xx subject to a survey?

Do I have to specify what surveys I will be undertaking?

princeofpounds

So basically I would offer £xx subject to a survey?

It can be subject to anything you like prior to exchange of contracts. Under English law nothing is binding until that point.

Do I have to specify what surveys I will be undertaking?

No.

MrsAnnie

The process seems so daunting compared to buying a four walls and a roof

Thank you all for your advice.