Electricity substation

Blueboy25

Hi, I am wanting to ask if anyone knows of a good solicitor who deals with substation contracts on private land.
Long story short...
I have a substation in my garden, the lease is due to be renewed.
The new contract is basically saying they have full access to my land at any time and can make adjustments to my land as they see fit and are only willing to pay me £3000 for a 60 years lease.
This substation is going to reduce my property value, and make it difficult for people to obtain mortgages.
Not to mention the fact it could in the future be deemed a risk to health which makes the property unsellable.
When I purchased the property over 20 years ago I was under the impression that when the lease was up I could have the substation removed but I have recently found out this is untrue. 
I would like to know if anyone has had a similar situation? And what or if anything can be done please.
Any help is much appreciated.

user1977

Blueboy25 said:

This substation is going to reduce my property value

How? It's already there.

Keep_pedalling

If it has been there since you purchased it, how is it going to reduce the value? Where does the heath risk come into it. 

theartfullodger

Blueboy25 said:

Hi,......................
When I purchased the property over 20 years ago I was under the impression that when the lease was up I could have the substation removed but I have recently found out this is untrue. 
...............

What evidence (paperwork,, deeds etc etc..) do you have showing why you had that impression??

Who or what is offering you this new contract??

Ayr_Rage

Not to mention the fact it could in the future be deemed a risk to health which makes the property unsellable.

Why do you think that?

When I purchased the property over 20 years ago I was under the impression that when the lease was up I could have the substation removed but I have recently found out this is untrue. 

Who gave that impression?

You should've asked your solicitor at the time.

ReadingTim

If (as seems to be the case) the substation is already there, then the property value is already reduced, and future buyers will have no more difficulty in obtaining a mortgage than you did.  Furthermore, if substations are deemed to be a risk to health, then we as a country will have problems greater than unsellable properties, as we'll effectively be living in a pre-industrial society again.  Or, more likely, they'll be upgraded to reduce the risk, but in the meantime, you can always invest in a tinfoil hat for protection.  

Sadly therefore I feel the idea that you can get it removed just because the lease is up and you don't like it won't wash, as there are likely to be exemptions for critical infrastructure which this is.  Sorry that this isn't the answer you wanted to read.  

flaneurs_lobster

ReadingTim said:

Sadly therefore I feel the idea that you can get it removed just because the lease is up and you don't like it won't wash, as there are likely to be exemptions for critical infrastructure which this is.  

Totally get that this is essential infrastructure that will have to remain in place, but how about that offer of £3k for a 60 yr lease?

Seems low to me, round my way a standard lock-up's rent is about £100 a month, posh garage space can easily be twice that. Any haggle room on that offer or is there some kind of standard rate?

Grumpy_chap

Blueboy25 said:

Hi, I am wanting to ask if anyone knows of a good solicitor who deals with substation contracts on private land.
Long story short...
I have a substation in my garden, the lease is due to be renewed.
The new contract is basically saying they have full access to my land at any time and can make adjustments to my land as they see fit and are only willing to pay me £3000 for a 60 years lease.
This substation is going to reduce my property value, and make it difficult for people to obtain mortgages.
Not to mention the fact it could in the future be deemed a risk to health which makes the property unsellable.
When I purchased the property over 20 years ago I was under the impression that when the lease was up I could have the substation removed but I have recently found out this is untrue. 
I would like to know if anyone has had a similar situation? And what or if anything can be done please.
Any help is much appreciated.

You will need a Land Agent, not a Solicitor.

If the sub-station was already there when you purchased your property, then value was already reduced and won't reduce further by the sub-station remaining.  How did you form the impression the sub-station would be removed?

If the sub-station is removed and your property (along with however many neighbours) are disconnected from the electricity supply grid, will this devalue your property by more than the sub-station being there?

Ultimately, it is probably best if you work cooperatively with the electric company as they may then agree to be bound by your reasonable requests in relation to access and such like.  If you take a too-stubborn stance, the electric company will use their statutory powers.

user1977

flaneurs_lobster said:

ReadingTim said:

Sadly therefore I feel the idea that you can get it removed just because the lease is up and you don't like it won't wash, as there are likely to be exemptions for critical infrastructure which this is.  

Seems low to me, round my way a standard lock-up's rent is about £100 a month, posh garage space can easily be twice that. Any haggle room on that offer or is there some kind of standard rate?

For starters, it's just a plot of ground, no posh garage or anything is already on it.

flaneurs_lobster

user1977 said:

flaneurs_lobster said:

ReadingTim said:

Sadly therefore I feel the idea that you can get it removed just because the lease is up and you don't like it won't wash, as there are likely to be exemptions for critical infrastructure which this is.  

Seems low to me, round my way a standard lock-up's rent is about £100 a month, posh garage space can easily be twice that. Any haggle room on that offer or is there some kind of standard rate?

For starters, it's just a plot of ground, no posh garage or anything is already on it.

OK, forget the structure, parking space - £50 a week.

Albermarle

user1977 said:

flaneurs_lobster said:

ReadingTim said:

Sadly therefore I feel the idea that you can get it removed just because the lease is up and you don't like it won't wash, as there are likely to be exemptions for critical infrastructure which this is.  

Seems low to me, round my way a standard lock-up's rent is about £100 a month, posh garage space can easily be twice that. Any haggle room on that offer or is there some kind of standard rate?

For starters, it's just a plot of ground, no posh garage or anything is already on it.

However probably worth doing some more research into leases offered by electricity providers for such situations.
It could be this first proposal is just that, and a reasoned objection may result in a better offer.