Splitting land and building another house???

birmanza

Hi all,
I would really appreciate some advice please. We have seen a house that we like, it has enough room at the side to build another house on. How easy is it to do this? What is the procedure? Would new deeds be drawn with the land split in two, how quickly could that be done? Would you have to build the house first or could it be done as soon as you own the original house and land? As regards to planning permission, how difficult is it to obtain? How long would it take and is there anyway of finding out pre purchase?
If we wanted to buy it, split the land, sell the already built house and then build our house on the plot of land is that possible? What time scale are we looking at?
Any advice would be gratefully received,
Angela

Debt_Free_Chick

birmanza wrote:

Hi all,
I would really appreciate some advice please. We have seen a house that we like, it has enough room at the side to build another house on. How easy is it to do this? What is the procedure?

You firstly need to know whether you are likely to get planning permission to build a new residential dwelling. Look at the Planning section on your local Council website. Look for something called the Local Development Framework. That contains details of what development is allowed and where. There should be maps that show where new development is likely to be approved. See if you are in the area earmarked for new development.

Would new deeds be drawn with the land split in two, how quickly could that be done?

Eventually, yes

Would you have to build the house first or could it be done as soon as you own the original house and land?

There is no point in splitting your own land in two, unless you know that you can sell part of it off. And you would only sell part of it off if you have already built a new house or if you had obtained planning permission, allowing someone else to build the house.

As regards to planning permission, how difficult is it to obtain? How long would it take and is there anyway of finding out pre purchase?

See above

If we wanted to buy it, split the land, sell the already built house and then build our house on the plot of land is that possible?

Yes - but you need to sort out the planning permission first. Otherwise, you would own a useless bit of garden with no property attached and no permission to build one!

What time scale are we looking at?

Depends. If planning permission looks likely ..... draw up plans - a few weeks. Submit application. 28 day consultation by the local planning authority so people can comment. Another week or two to process .... planning permission received.

Then ... either build and sell. Or sell plot "with planning permission to build a 3 bedroom detached dwelling" or whatever the permission was for.

Without wishing to sound rude, this will need understanding of the planning regulations, which you don't seem to have at the moment. Either, you need to do a lot of research in to the planning aspects, or pay someone else who already understands it. It's not complex, as such, but you need to understand the planning regulations.

Your whole plan depends on whether you will get planning permission to build a new dwelling - so you need to start there.

HTH

Robert_Sterling

Not what you asked about but .....

If you can get planning permission to build on the land then the value of the land is about one third of the sale value of the new house which is on that land. In some areas the value of the land can be a lot higher than one third of the sale price of the house. e.g. Where I live it can exceed half the value of the house.

birmanza

thanks so much for your advice, don't worry you didn't sound rude, you sounded incredibly helpful, I realize much research is needed and I will I promise!! It's just that this is a fantastic site to get a feel if an idea may work or not...
thanks
Angela

jilldy

Al_Mac wrote:

If it was easy to get planning I would have thought the current owner would have done so, as it would make the property worth more. Or some knowledgable local builder would have dived in quicker than you can say quick profit

Well done with the booze share your secret

Al123

Robert_Sterling wrote: »

Not what you asked about but .....

If you can get planning permission to build on the land then the value of the land is about one third of the sale value of the new house which is on that land. In some areas the value of the land can be a lot higher than one third of the sale price of the house. e.g. Where I live it can exceed half the value of the house.

I read this post and previous ones with interest as I have a house to put on the market soon on a wide plot (triangular with the wide part at the front). There is room to build another house at the side (as well as a two storey extension to the side of the existing house) without detracting from my very large front garden. I have not applied for planning permission because I didn't want to incur the expense of getting blueprints drawn up. But similar houses on my street have built a new home on their plots so I can demonstrate to buyers that getting planning permission should not be a problem. These people have then moved into the newly built house, sold the old one and then sold the new one. I know what my house is worth but really need some advice to enable me to get the full value of the extra land. I plan on advertising on the internet and need to ensure I advertise it to show the development potential and added plot. Any advice gratefully received.

Al123

Robert_Sterling wrote: »

Not what you asked about but .....

If you can get planning permission to build on the land then the value of the land is about one third of the sale value of the new house which is on that land. In some areas the value of the land can be a lot higher than one third of the sale price of the house. e.g. Where I live it can exceed half the value of the house.

I read this post and previous ones with interest as I have a house to put on the market soon on a wide plot (triangular with the wide part at the front). There is room to build another house at the side (as well as a two storey extension to the side of the existing house) without detracting from my very large front garden. I have not applied for planning permission because I didn't want to incur the expense of getting blueprints drawn up. But similar houses on my street have built a new home on their plots so I can demonstrate to buyers that getting planning permission should not be a problem. These people have then moved into the newly built house, sold the old one and then sold the new one. I know what my house is worth but really need some advice to enable me to get the full value of the extra land. I plan on advertising on the internet and need to ensure I advertise it to show the development potential and added plot. Any advice gratefully received.

Richard_Webster

And have you checked if there are no restrictive covenants preventing building without consent of some third party, e.g. a former landowner? You would not be bale to sell any newly built house without getting a consent under the covenants and a five figure sum might be charged for such a consent.

If the covenant was an old one and the person apparently having the benefit of it was uncontactable, assumed dead, etc then an indemnity policy might be available instead of a consent.

vet8

We are currently trying to convert an old redundant stable block into a dwelling it has been a nightmare! The only advice I can give is:

1. Do LOADS of research. I have the local Planning dept. pages in my internet favourites and I read the local plan and other planning applications all the time.
2. You will probably need to employ someone who knows the ropes, basically what to say, even which palms to grease (only half joking!). This will cost a lot, but should help as they know all the little ruses. It is not as simple as submitting a plan unfortunately.
3. Accept it will takes AGES. I had this idea 15 months ago and we have only just submitted the plans. I cannot really say why it has taken so long, but no-one seems to move quickly and there are so many hoops to go through.
4. Most importantly, understand that planners always say NO. It does not matter what you want to do the first thing the planning officer will say is, "How can I stop this?" They are the most unhelpful people on earth.

lincroft1710

Al123 - you are talking of "hope value" at the moment - that is hope that pp will be granted in future. Difficult to put a figure on it, especially in a rapidly decreasing price market and one where houses aren't selling. If side garden development was prevalent in your road and it was 2006/early 2007 and single building plots £100K plus, then the hope value would have been quite significant, but now??????? Probably not that much more than garden value.

SquatNow

Robert_Sterling wrote: »

Not what you asked about but .....

If you can get planning permission to build on the land then the value of the land is about one third of the sale value of the new house which is on that land. In some areas the value of the land can be a lot higher than one third of the sale price of the house. e.g. Where I live it can exceed half the value of the house.

No it's about 2/3 to 3/4 of the price.

Land costs make up the majority of the price of a house.

That's why the governments £60,000 house thing was such a disaster.

They managed to find builders who somehow managed to spend £60,000 on building the houses (yeah, I don't know, maybe they used solid gold fixtures or something) but the final price was over £300k because of the land prices.