Disregard these 12 warning signs at your own risk when seeking an ideal property plot

Disregard these 12 warning signs at your own risk when seeking an ideal property plot

Hey there! Let's talk about the perils of purchasing land for building a house, shall we? Because, let's face it, it's a beast finding the perfect plot. Often, self-builders get so eager they overlook vital details in their excitement. So, here are some alarm bells you should watch out for:

1. Land without proper planning permissions: Buying a plot devoid of planning consent can land you in hot water. Land might seem cheap, but without the green light, it's uncertain whether it'll be developer-friendly. A plot may appear promising, but the National Planning Policy Framework (NPPF) lays out strict criteria regarding development, and there may be hidden constraints such as flood risks or concerns about the impact of your building project. Consulting a planning professional prior to purchase is essential to ensure an application meets these criteria and gets approved.
2. Expired or soon-to-expire planning permissions: A plot with past planning permission might look safer, but lapsed or impending expirations can pose the same problems. Extending the permission is not possible, so a new application will have to be submitted, exposing the plot to potential policy changes. This poses a risk, especially if the previous approval was controversial or gained after an appeal. Previously approved designs might no longer be considered sustainable, too dense, or out of character in the local area.
3. Restrictive covenants: These are legal obligations tied to the land that can significantly hamper its use. Covenants may prohibit residential development, limit the type of buildings, or even control design features like roof heights. Removing or varying these covenants is a complex and costly legal process, often resulting in the beneficiary demanding a hefty payment to release the restriction.
4. Access issues: A legal right of access is fundamental for a development, but can easily be overlooked. If a plot doesn't have direct access to an adopted highway, check that there's a legal right of access over any private land or shared drives. Be wary of ‘ransom strips’ – narrow parcels of land owned by previous owners that control access and can demand exorbitant sums.
5. Severe ground issues: The ground can make or break a development. Contaminated land, poor geology, or land with a historical industrial use can cost tens to hundreds of thousands to clean up. While a site might look lush and green, it may once have been used as a petrol station or a landfill site. For this reason, invasive ground investigations are often necessary to check for hazardous waste and potentially expensive foundations like piles or rafts.
6. Service connection problems: Access to essential services like electricity, gas, and water can be an issue for remote locations, or those located in semi-urban areas where the cost of connecting to the grid can be significant. Off-grid solutions like boreholes or solar-battery systems can be a great alternative, yet they lack the appeal of mains connections.
7. Legal disputes: Land embroiled in legal disputes is a hassle and can impact the future saleability of the finished home. These disputes might be boundary, title, or shared access issues and can take years to resolve.
8. Unrealistic expectations: One of the most common traps for first-time self-builders is buying land based on emotions rather than facts. A beautiful plot with stunning views might look great, but if it's far from amenities, highly sloped, or expensive to develop, it may not be viable. Never forget about development costs and build times. Do not base your purchase on hope alone.
9. Social media listings: The rise of unregulated marketplaces like Facebook Marketplace or eBay has given rise to land scams. These often involve attractive-looking plots for low prices, with phrases like "subject to consent" or "perfect for development." The truth is they have little to no chance of development. Some plots might be part of land banking schemes, where agricultural fields are split and sold at low prices with next to no development potential. If the sales pitch creates urgency or discourages solicitor involvement, walk away.
10. Designated areas: Building in designated areas like AONBs, greenbelt land, or National Parks has strict planning controls. Even if a site contains an old barn or dilapidated building, development is not automatically permitted. Class Q permitted development rights do not apply in AONBs or National Parks, so if you're dreaming of an agricultural-to-residential conversion with a charming old barn, you'll need full planning permission.
11. Flood risk: Flood zones are classified from 1 to 3, with Zone 3 being the highest risk. Plots in Zone 3 require a detailed Flood Risk Assessment and are often refused planning permission unless an exception is granted. Building in flood zones can lead to complex designs with expensive flood resilience measures, and insurance may be costly.
12. Wayleaves or easements: Infrastructure underneath the ground can make otherwise developable land unusable. Wayleaves or easements give utility providers access to and maintenance rights over their services, effectively sterilizing parts of the site. Be sure to request utility plans to check for such infrastructure, and consult a solicitor if you find any.

AND REMEMBER to use sites like Plotfinder, the UK’s largest plot and renovation-finding platform, with over 15,000 opportunities available. So, there you go! Stay smart, and happy house-hunting!

1. In the excitement of self-building, neglecting land without proper planning permissions can lead to trouble, as building without consent may land you in legal hot water.
2. Even plots with past planning permission can pose a risk if the permission has expired or is soon to expire, requiring a new application that could be subject to policy changes and potential objections.
3. Restrictive covenants tied to the land can significantly impact its development potential, and the process of removing or varying them can be complex and costly.
4. Access issues, such as a lack of legal right of access to an adopted highway, can complicate the development process and may even require negotiating with private landowners or purchasing 'ransom strips'.
5. Severe ground issues, like contaminated land or poor geology, can result in significant cleanup costs, while historical industrial use may require expensive foundation solutions.
6. Problems with access to essential services like electricity, gas, and water can add considerable costs, while off-grid solutions like boreholes or solar-battery systems may lack the appeal of mains connections.
7. Legal disputes over boundaries, titles, or shared access can take years to resolve, potentially affecting the future saleability of the property.
8. First-time self-builders often make the mistake of basing their purchase on emotions rather than realistic expectations, ignoring factors like development costs, build times, and access to amenities.
9. Beware of land scams on unregulated marketplaces, where attractive-looking plots are sold at low prices while lacking any real development potential.
10. Building in designated areas like AONBs, greenbelt land, or National Parks is subject to strict planning controls, and even sites with old buildings aren't automatically suitable for residential development.
11. Plots in flood zones (particularly Zone 3) require a detailed Flood Risk Assessment and may be refused planning permission, making the development process more complex and potential insurance costs higher.
12. Infrastructure underneath the ground, such as utility lines, can sterilize parts of the site and make it unsuitable for development; always request utility plans and consult a solicitor if necessary.
13. When searching for land, utilizing sites like Plotfinder, the UK's largest plot and renovation-finding platform, can help find over 15,000 opportunities and ensure a smarter, more informed house-hunting experience.

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