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If you are considering buying agricultural land, understanding the agricultural land survey requirements UK buyers may encounter can help you identify potential problems before committing to a purchase.
There is no single survey that every agricultural land buyer must have. The appropriate investigations depend on the size and type of property, how the land is currently used and what you intend to do with it.
What surveys do you need when buying agricultural land?
There is no standard survey package for every agricultural land purchase. Depending on the property and your plans, you may need to investigate boundaries, access, soil and ground conditions, drainage, flood risk, buildings, planning, environmental constraints and services.
The most appropriate checks depend on the particular land and the reason you are buying it.
Why should agricultural land be surveyed?
Agricultural land can look straightforward when viewed from the road or during a short inspection, but there can be important issues that are not immediately visible.
For example, you may need to establish:
- Exactly where the legal boundaries are
- How the land is accessed
- Whether the ground drains adequately
- Whether existing buildings are suitable for your intended use
- Whether there are environmental constraints
- Whether rights or restrictions affect the land
- Whether the land is suitable for the use you have in mind
Good due diligence can help you understand the property before you become legally committed to the purchase.
1. Start with a general inspection of the land
Before deciding which specialist surveys are required, inspect the land carefully.
Look at:
- The general condition of the fields
- Land levels and slopes
- Drainage ditches and watercourses
- Fences and hedges
- Gates and access points
- Existing buildings
- Tracks and hardstanding
- Water supplies
- Potential signs of flooding or poor drainage
A site visit does not replace professional due diligence, but it can help you identify which areas require closer investigation.
2. Check the boundaries
Boundary checks can be particularly important when buying agricultural land because fields and parcels may form part of much larger rural holdings.
Do not automatically assume that an existing hedge, fence, ditch or track represents the legal boundary.
Compare the physical land with the title information and plans provided as part of the transaction.
Physical boundaries are not necessarily legal boundaries
If the precise extent of the land is important to your purchase, ask your solicitor or an appropriately qualified professional to investigate the title and boundary position.
3. Investigate access and rights of way
Access is one of the most important issues to establish when buying agricultural land.
You may need access for tractors, livestock, trailers, deliveries or other vehicles depending on how you intend to use the property.
Check:
- Where the legal access runs
- Whether access is included within the title
- Whether access crosses another person’s land
- Whether there are rights of way
- Who is responsible for maintaining shared access
- Whether the existing route is suitable for your intended use
If your plans depend on vehicle access, establish the legal position rather than relying solely on the fact that vehicles currently use the route.
4. Consider a land or agricultural survey
A professional land or agricultural survey can help assess matters relevant to the particular property and intended use.
The scope of an inspection can vary, so it is important to explain to the surveyor why you are buying the land and what you intend to do with it.
For example, your requirements may be different if you are buying:
- Pasture for grazing
- Arable land
- Land for horses
- A smallholding
- Land adjoining your existing property
- A parcel with potential for another use
5. Look at soil and ground conditions
Soil characteristics can be important when buying agricultural land, particularly if you intend to grow crops or manage the land for agricultural production.
Depending on the proposed use, investigations may consider matters such as:
- Soil type
- Drainage characteristics
- Ground conditions
- Land capability
- Existing agricultural use
The level of investigation required will depend on the land and what you intend to do with it.
6. Check drainage and flood risk
Water management can have a significant impact on agricultural land.
Look at the condition of existing ditches, drains, culverts and watercourses and consider whether parts of the holding are prone to waterlogging.
You should also investigate relevant flood-risk information where appropriate.
Drainage issues may affect how land can be used and can also create additional maintenance or improvement costs.
7. Inspect agricultural buildings
If the land includes barns, stables, sheds or other agricultural buildings, consider whether they are structurally and practically suitable for your intended use.
Depending on the buildings, a survey may consider matters such as:
- Structural condition
- Roof condition
- Walls and foundations
- Doors and access
- Drainage
- Services
- Existing use
If a building is an important part of the purchase, it can be sensible to obtain appropriate professional advice rather than assuming that its current condition is adequate.
8. Check the planning position
Planning is particularly important if you intend to do something with the land beyond its current use.
This could include proposals involving:
- New agricultural buildings
- Changes to existing buildings
- Residential use
- Commercial use
- Tourism or leisure use
- Development
Check the planning history and relevant planning policies before assuming that a proposed use will be possible.
If future development potential is a major reason for buying the land, consider obtaining specialist planning advice before committing to the purchase.
9. Investigate environmental constraints
Agricultural land can contain environmental features that affect how it can be managed or developed.
Depending on the site, you may need to investigate:
- Protected habitats
- Protected species
- Woodland
- Hedgerows
- Watercourses
- Environmental designations
- Potential contamination
The appropriate environmental checks will depend on the property and your intended use.
10. Check water supplies
Water can be an important consideration when buying agricultural land.
You may need water for livestock, crops, gardens or other agricultural activities.
Establish whether the land has access to mains water, a private supply or another source, and identify how existing fields and buildings are supplied.
If the water supply is important to your intended use, investigate its reliability and any rights or arrangements associated with it.
11. Check utilities and services
Not all agricultural land has mains services.
If you intend to use buildings or introduce another use, establish whether the necessary services are available.
This can include:
- Electricity
- Water
- Drainage
- Telecommunications
If services are unavailable, investigate alternative arrangements and likely connection costs before relying on them in your plans.
12. Check for contamination and historic uses
The previous use of a site can sometimes be relevant to the investigations required.
For example, land that has previously been used for industrial, commercial or waste-related activities may warrant additional investigation.
Historic agricultural uses can also be relevant depending on the circumstances.
If there are signs of potential contamination or an unusual historic use, discuss the appropriate investigations with a suitably qualified professional.
13. Check the legal title and restrictions
A physical survey is only part of agricultural land due diligence.
Your solicitor should also investigate the legal title and identify restrictions or rights affecting the property.
These may include:
- Restrictive covenants
- Rights of way
- Drainage rights
- Shared access
- Rights benefiting neighbouring land
- Tenancies or occupational arrangements
- Other title restrictions
These matters can be particularly important where your intended use depends on access to a particular part of the land.
14. Do you need every survey?
No. There is no requirement for every buyer to commission every possible survey.
The appropriate level of investigation depends on the property and the risks associated with your intended use.
For example, a buyer purchasing a small parcel of pasture for grazing may require a different level of investigation from someone buying a large agricultural holding with multiple buildings and plans for development.
Match the investigation to the purchase
Simple agricultural use → focus on land, boundaries, access, drainage and title.
Buildings included → add appropriate building and structural checks.
Development plans → investigate planning, access, services and environmental constraints in greater depth.
15. Consider the cost of your due diligence
Professional surveys and investigations add to the cost of buying land, but they should be considered alongside the potential cost of discovering a serious problem after purchase.
Before instructing a professional, explain exactly what you are buying and what you intend to do with it.
This can help ensure the investigation is focused on the issues that matter most to your purchase.
What should you do before buying agricultural land?
A sensible approach is to work through the purchase in stages.
- Decide what you want to use the land for.
- Inspect the land and identify obvious issues.
- Check the title and boundaries.
- Investigate access and rights of way.
- Check the planning position.
- Assess drainage, flood risk and services.
- Identify any environmental constraints.
- Arrange appropriate specialist surveys.
- Review the results before committing to the purchase.
The exact order will depend on the property and transaction.
Find agricultural land that matches your requirements
Once you know what type of agricultural land you need, it is easier to narrow your search.
You can browse land for sale across the UK, including agricultural land, farms, smallholdings, equestrian land and other rural opportunities.
If you are looking for something specific, you can also tell Your Landstore what land you’re looking for.
Give us your preferred location, land type, acreage and other requirements so that your search can be considered when suitable land comes to market.
Looking for agricultural land?
Tell us where you want to buy, how much land you need and what you want to use it for, and we’ll consider your search when suitable land comes to market.
TELL US WHAT LAND YOU’RE LOOKING FOR →Frequently Asked Questions
Do I need a survey when buying agricultural land?
There is no single survey that every agricultural land buyer must have. The appropriate investigations depend on the property, its condition and what you intend to do with the land.
What should I check before buying agricultural land?
Important checks can include boundaries, access, title, planning, drainage, flood risk, soil and ground conditions, buildings, services and environmental constraints. The appropriate checks depend on the individual property.
Should I get a soil survey when buying agricultural land?
A soil investigation may be useful where the quality or characteristics of the soil are important to your intended use. The need for a detailed assessment depends on the type of land and what you intend to do with it.
Should agricultural buildings be surveyed?
If buildings form an important part of the purchase, it can be sensible to have their condition assessed by an appropriately qualified professional. The scope of the inspection should reflect the type and intended use of the buildings.
Do I need a planning survey when buying agricultural land?
There is not necessarily a specific survey called a planning survey. However, if your purchase depends on development or a change of use, you should investigate the planning position and consider obtaining professional planning advice before committing to the purchase.
Where can I find agricultural land to buy?
You can browse land for sale across the UK or register your requirements with Your Landstore. Tell us your preferred location, acreage and intended use so your search can be considered when suitable land comes to market.
