Land for sale

Sidnoi

Thanks Jhoney. Possibly??

Thanks for reply Booksurr. Everything you are saying makes sense, and seems correct to me. I do not have a problem accepting that the uplift will have to be paid, its just a matter of how much it is. I read somewhere there is no hard and fast rule for uplift fees? I just don't want to start something (costing me pennies) then can't finish it.

Thanks again Eddddy. I suspect you are right, and I will not even get on the starting blocks, never mind off 'em. I am willing to put the legwork and money into it, but only if there are some assurities from the seller. Like, he can't sell it on higher ( or cancel sale) if I have paid the low price ( and accept uplift percentage fee) and granted PP. I feel if I pay for all these things to be done, there must trust there. But, I suppose it's called business.

davidmcn

Sidnoi wrote: »

I am willing to put the legwork and money into it, but only if there are some assurities from the seller. Like, he can't sell it on higher ( or cancel sale) if I have paid the low price ( and accept uplift percentage fee) and granted PP.

If you've paid the price that means that you've bought the land - the seller can't "cancel the sale". So, still not sure you really understand the process. You might want to chat it through with a solicitor.

Sidnoi

Thanks davidmcn. You are right. A bit of naivity on my part. I will see what I can sort this week. I am taking I am looking for a property solicitor.

Adereterial

I'm assuming it's currently agricultural land - possibly pasture? If you can determine what category the land is, you should be able to get a rough idea of it's value as agricultural land at present. Knight Frank publish rural reports including price ranges for land types by region in England and Wales. You may want to look at that to give you an estimate of how much the land (without planning permission) would cost now. RICS publish average land prices as well, but not by region.

If it's not agricultural land, you may need to factor in costs for change of use - you may need a licence to fell any trees, for example.

eddddy

Sidnoi wrote: »

Thanks davidmcn. You are right. A bit of naivity on my part. I will see what I can sort this week. I am taking I am looking for a property solicitor.

The process could work in many ways, but as an example:

1) You make an offer - and let's assume it's accepted
2) You buy the land and pay the initial price - say £10k
3) You apply for planning consent (maybe pay £5k to £10k in fees)
4) On the day planning consent is granted - you owe the seller an extra uplift amount - say £100k
5) If planning consent is refused you still own the land - but you don't have to pay the £100k uplift

If you don't want to end up owning the land if planning consent is refused, there are 'Options to Purchase' and 'Conditional Contracts'. (But realistically, you'll still lose money if planning consent is refused.)


Perhaps ask the solicitor which land agent they'll use to sell it, and discuss the process with the agent first - before paying for a solicitor's time.

Sidnoi

Thanks for your input adereterial. It is a church car park, but it has been fenced off and left to overgrow. It is surrounded by very tall trees as well. Only about 20m X 20m in footprint. I went on Knight Frank like you suggested, but couldn't find any rural reports. Maybe I am doing it wrong?? As you said, the tree business could make or break this sale for me. They are so tall I can't see council letting me fell them. I have read the gov.uk tree protection orders in full. Although trees can't stop a building development from going ahead, they can hinder the process.

Thanks again eddddy. I went through mse contact team who have put me onto their solicitor dealing with this kind of stuff. I am waiting for them to call me. Is a planning application really 5-10K eddddy?

Thanks.

eddddy

Sidnoi wrote: »

Is a planning application really 5-10K eddddy?

Yes - it can easily cost that - depending on your local planning authority's requirements.

Here's a random example of an application for a new dwelling, take a look at all the documents provided with this planning application for a new dwelling:
https://publicaccess.eastherts.gov.uk/online-applications/applicationDetails.do?activeTab=documents&keyVal=ZZZZR4GLXE562

You would have to pay architects, surveyors, engineers etc to do all the work associated with preparing those documents.


You might need even more stuff like an Arboricultural Implication Study, Tree Protection Plans, a Soil Survey, Wildlife Survey, an Environmental Impact Assessment, etc etc - which means more consultants to pay.


If the planning authority tell you to make changes - then there's more costs.

Adereterial

http://www.knightfrank.co.uk/rural-property/rural-report. However, as it's not agricultural land, this probably won't help. Get a proper valuation if you want to pursue this.

The council cannot grant a licence to fell - that falls to the Forestry Commission (if you're in England). They may require you to replant the trees, potentially on the same site, perhaps elsewhere. Especially if they are mature native species in good health. However, your council may decide not to sell you the land with the trees on, which means you'll have no rights to fell the trees even if you could get a felling licence.