Buying land from neighbour to increase garden size - pitfalls?

Better_Days

poppysarah wrote: »

There was a dispute in the papers where the council were very unhappy that a lady had extended her garden into agricultural land that she'd bought.

Thanks for this - did the dispute concern change of use and do you know what the outcome was?

Very glad this issue has been bought up. Have looked at a number of properties backing onto farmland and wondered if I could purchase a plot from the landowner. Not considered change of use though....

phoebe1989seb

Better_Days wrote: »

Funnily enough phoebe1989seb that's similiar to what I would like to do if I had the space. Put in some fruit trees. Plus I am missing having chickens - so would love to have some chucks again, and a pond too.

Interesting to hear your experience, good luck with your purchase, sounds like you are in a wonderful spot. What stage are you up to?

Thanks Better Days Yes, it is a very nice spot - although the downside is we front onto a main road, but you can't have it all

TBH, we've stalled a bit with it, but have heard on the grapevine that the current (bankrupt) owner's assets are soon to be sold off, so I guess we should get our rears into gear and get the plot valued by a land agent.......

Do hope things work out for you - whether you decide to go for this particular house or not!

Davesnave

Better_Days wrote: »

DavesnaveAs a matter of interest did the amount you charged for the land take account of the full amount of the resulting uplift in the value of your buyers properties?

I think not, but these matters are inevitably a compromise where there is a limited market for the property; in this case a small area of land with only pedestrian access.

I also recognised that the purchasers would need to invest a fair amount in landscaping to make the plots suitable for their needs. e.g. fencing, removal of on-site concrete and so on.

I would say we arrived at a price roughly half way between the value as detached land and the likely uplift value to purchasers.

I was happy with that. After all, we'd had the use of the land for storage purposes for years after our house move.

Better_Days

Davesnave wrote: »

I would say we arrived at a price roughly half way between the value as detached land and the likely uplift value to purchasers.

Thanks Davesnave that is very interesting.

The seller of the land we are considering does not 'need' to sell, but on the other hand the land is only of interest to two properties as there is no other access (unless you want to leap ditches or fight through hedges - or both!)

DH has spoken to the seller and basically it seems that he wants to account for the whole of the loss of value in his property (he would be selling 1/4 of an acre out of a roughly one and 3/4 acre plot) and the uplift in value of the property we are considering.

Davesnave

Better_Days wrote: »

DH has spoken to the seller and basically it seems that he wants to account for the whole of the loss of value in his property (he would be selling 1/4 of an acre out of a roughly one and 3/4 acre plot) and the uplift in value of the property we are considering.

The difference in value between a 1.5 and a 1.75 acre property might be a bit academic, but adding 0.25 acres to a small garden could make a really significant change in the nature and amenity value of the place. For example, in a small garden, adding trees to gain privacy can be difficult, whereas on a long plot, one can do that and still enjoy the sunshine.

vegasbaby100

I think it sounds like a reasonable price.

adonis

Better_Days wrote: »

Funnily enough phoebe1989seb that's similiar to what I would like to do if I had the space. Put in some fruit trees. Plus I am missing having chickens - so would love to have some chucks again, and a pond too.

Interesting to hear your experience, good luck with your purchase, sounds like you are in a wonderful spot. What stage are you up to?

DavesnaveAs a matter of interest did the amount you charged for the land take account of the full amount of the resulting uplift in the value of your buyers properties?

I knew someone that was not allowed a pond on their plot as it was agricultural land, the answer was to tell the council it was not a pond it was for irrigation.;)

Mojisola

phoebe1989seb wrote: »

we hope to prevent anyone else getting permission to build there as the plot has fantastic views over an AONB and contains a huge Scots Pine that would no doubt be taken down if a house got approval

Have you asked the council to consider putting a preservation order on the tree?

phoebe1989seb

Mojisola wrote: »

Have you asked the council to consider putting a preservation order on the tree?

No, but thanks for the suggestion, we will definitely consider doing this I know from a neighbour that several trees of the same species were removed to make way for four new houses on an adjoining plot about ten years ago - sadly this is the only one remaining

Strapped

I'd definitely approach the council re. whether a change of use would be likely to be granted or not. On our lane, two properties have extended their gardens into the field behind, but this was still (just) within the village development boundary so change of use was considered OK. Outside of the boundary, the answer would've been no.