I have just looked in depth at all this as i inherited my mums place in lancashire. A very long .56 acre plot next to a lane with its own access at the top & bungalow with driveway at the other end. Now the valuer suggested splitting the plot & going for planning permission (outline initially)
First does the land have an existing access? gate or whatever with good views onto the road? If it hasnt you are probably on a hiding to nothing.
A search of our deeds reveals a covenant preventing development on the paddock, such covenants can be lifted but you have to pay the legal costs of both parties plus damages to the covenanter. This could be 30-40% of the profit.
All of a sudden splitting the whole plot becomes totally uneconomic. The paddock as a piece of amenity land would sell for say 25k but selling it would lower the rest's price by over 50K, So i aint going to bother!
Its worth looking on the Councils online Planning Portal and doing a search for all & any applications within that postcode, In my mums area it was quite illuminating, an architect who has done it properly has built a wart on the side of his house sucessfully yet another bloke has crashed & burned spectacularly.
He owns the next property on, two acres of woodland with a tiny off grid cottage on it, though old it has never had PP for residential use. He employed a Planning consultant & Architects to go for PP on a rebuilt house. Bat survey £800, Reptile & amphibian survey £800, Arboricultural survey £800, Highways dept report, Environment agency report, English heritage report, Parish council report, Kerching Kerching! They all got greedy & put in plans for a huge mansion with no disabled access & it was knocked back. Basically the Architects & consultant took him for a complete ride. 16k later & failed planning twice he is seriously ****** off & the place is now on the Councils radar & only has permission for weekend & holiday use only.
Funnily enough i was recomended the same architects & consultant by a local estate agent. Needless to say i wouldnt touch them with a barge pole!
If anyone fancies a place out in the sticks with land & a workshop?
First does the land have an existing access? gate or whatever with good views onto the road? If it hasnt you are probably on a hiding to nothing.
A search of our deeds reveals a covenant preventing development on the paddock, such covenants can be lifted but you have to pay the legal costs of both parties plus damages to the covenanter. This could be 30-40% of the profit.
All of a sudden splitting the whole plot becomes totally uneconomic. The paddock as a piece of amenity land would sell for say 25k but selling it would lower the rest's price by over 50K, So i aint going to bother!
Its worth looking on the Councils online Planning Portal and doing a search for all & any applications within that postcode, In my mums area it was quite illuminating, an architect who has done it properly has built a wart on the side of his house sucessfully yet another bloke has crashed & burned spectacularly.
He owns the next property on, two acres of woodland with a tiny off grid cottage on it, though old it has never had PP for residential use. He employed a Planning consultant & Architects to go for PP on a rebuilt house. Bat survey £800, Reptile & amphibian survey £800, Arboricultural survey £800, Highways dept report, Environment agency report, English heritage report, Parish council report, Kerching Kerching! They all got greedy & put in plans for a huge mansion with no disabled access & it was knocked back. Basically the Architects & consultant took him for a complete ride. 16k later & failed planning twice he is seriously ****** off & the place is now on the Councils radar & only has permission for weekend & holiday use only.
Funnily enough i was recomended the same architects & consultant by a local estate agent. Needless to say i wouldnt touch them with a barge pole!
If anyone fancies a place out in the sticks with land & a workshop?