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Buying land direct from a private seller can give buyers access to opportunities that may not always appear through traditional property searches. You may find agricultural land, building plots, smallholdings, equestrian land, amenity land or other types of property being offered directly by the owner.
However, buying land is different from buying an ordinary house. The value and usefulness of a piece of land can depend heavily on its planning position, access, services, restrictions and intended use. Careful due diligence is therefore essential before committing to a purchase.
What should you check when buying land direct from a private seller?
Before buying, check the ownership and title, boundaries, access, planning position, existing use, restrictions, services, environmental constraints and any costs associated with bringing the land into the use you require.
You should also establish exactly what is included in the sale and obtain appropriate legal and professional advice before exchanging contracts.
Why buy land directly from a private seller?
Private landowners sometimes sell land without marketing it through a conventional estate agency route.
This can include owners looking to sell:
- A building plot
- A parcel of agricultural land
- Equestrian land
- A smallholding
- A woodland
- Amenity or leisure land
- Land with development potential
- Land adjoining an existing property
For a buyer, the important question is not simply whether the land is available. It is whether the opportunity matches your intended use, budget and location requirements.
1. Be clear about what you want to buy
Before approaching private sellers, establish exactly what you are looking for.
Consider:
- Your preferred location
- The minimum and maximum acreage
- Your budget
- The type of land required
- Whether planning permission is essential
- Whether you need road access
- Whether buildings or other structures are required
- How you intend to use the land
Being specific can make it easier to identify suitable opportunities and avoid spending time investigating land that cannot meet your requirements.
2. Check who actually owns the land
Before progressing with a purchase, establish the legal ownership of the land.
The person you have been dealing with may be the owner, but ownership and the authority to sell should be established formally as part of the conveyancing process.
Your solicitor can investigate the title and identify matters affecting the property.
3. Check the boundaries
Do not assume that fences, hedges, walls or other physical features necessarily represent the legal boundary.
Compare the land you are viewing with the title information and plans provided for the sale.
This is particularly important where you are buying a parcel of agricultural or rural land that forms part of a larger holding.
Make sure you know exactly what you are buying
Before agreeing a purchase, establish the precise extent of the land and whether any access, parking areas, buildings, rights or other features are included in the sale.
4. Investigate the planning position
Planning can have a major influence on the value and potential use of land.
Do not assume that land advertised as having “potential” will necessarily receive planning permission for your intended use.
Check:
- The current lawful use of the land
- Previous planning applications
- Existing planning permissions
- Relevant local planning policies
- Any planning conditions or restrictions
- Whether your intended use would require planning permission
If your reason for buying is based on development potential, professional planning advice can be particularly valuable before committing to the purchase.
5. Check access to the land
A piece of land may appear to have road access but that does not necessarily mean you have the legal right to use the route you expect.
Establish:
- Where the access is
- Whether it is included within the title
- Whether rights of way exist
- Who is responsible for maintaining the access
- Whether other landowners use the same route
- Whether the access is suitable for your intended use
If the land is intended for development, commercial use or regular vehicle access, the suitability and legal status of the access should be investigated carefully.
6. Find out whether services are available
Some land is sold without mains services.
Depending on what you intend to do with the property, investigate the availability of:
- Electricity
- Water
- Drainage
- Gas
- Telecommunications
Where services are not available, establish what alternatives may be possible and what they could cost.
This can be particularly important when comparing apparently similar parcels of land.
7. Understand restrictions affecting the land
Land can be subject to legal restrictions that affect how it can be used.
Depending on the property, these may include:
- Restrictive covenants
- Rights of way
- Drainage rights
- Rights benefiting neighbouring properties
- Existing leases or occupational arrangements
- Other title restrictions
Your solicitor should investigate the title and advise you on matters that could affect your intended use.
8. Consider the condition of the land
The physical condition of the land can be just as important as its legal position.
Depending on what you intend to do, consider:
- Ground conditions
- Drainage
- Flood risk
- Slopes and levels
- Existing vegetation
- Watercourses
- Potential contamination
- Condition of existing buildings or structures
The investigations required will depend on the type of land and your proposed use.
9. Ask what is included in the sale
Make sure you understand exactly what you are purchasing.
For example, a rural parcel may include fencing, gates, buildings, hardstanding, access arrangements or other features, but you should establish their ownership and whether they form part of the transaction.
If something is important to you, make sure it is clearly documented rather than relying on a verbal understanding.
10. Calculate the full cost of buying the land
The purchase price is not necessarily the total cost of acquiring and using land.
You may also need to budget for:
- Legal and conveyancing costs
- Survey or professional advice
- Planning advice
- Access improvements
- Utility connections
- Fencing and gates
- Drainage or ground works
- Buildings or other infrastructure
- Stamp Duty Land Tax where applicable
- Ongoing maintenance and management
The relevant costs will depend on the land and your intended use.
Compare the total opportunity, not just the asking price
Purchase price + acquisition costs + professional advice + infrastructure + preparation costs
This gives you a better basis for comparing different pieces of land.
11. Don’t assume private sales are automatically cheaper
Buying directly from an owner does not automatically mean you are getting a bargain.
The value of land depends on many factors, including its location, planning position, access, permitted use, physical characteristics and potential.
Research comparable opportunities and consider obtaining appropriate professional advice when assessing whether the price represents reasonable value for the particular land.
12. Put everything into a formal transaction
Even where you have negotiated directly with the owner, the purchase should still be treated as a formal property transaction.
Use an appropriate solicitor or conveyancer and make sure the agreed terms are properly documented.
A handshake or informal agreement does not replace proper due diligence and legal documentation.
Where can you find land being sold by private owners?
Private land opportunities can appear through property portals, specialist land agents, local contacts and direct approaches.
You can also look beyond the wording used in advertisements. A parcel may be described according to its current use even though it could be relevant to a buyer looking for another purpose.
You can browse land for sale across the UK or register your requirements with Your Landstore if you are looking for something specific.
Tell Your Landstore what land you’re looking for
If you know what type of land you want to buy, you can tell us what you’re looking for.
You can provide your preferred location, land type and other requirements so that your search can be considered when suitable land comes to market.
Where there is a suitable match, you can receive an email alert from the day the land is listed.
Looking for land to buy?
Tell us what you’re looking for, including your preferred location, land type and requirements, and we’ll consider your search when suitable land comes to market.
TELL US WHAT LAND YOU’RE LOOKING FOR →Frequently Asked Questions
Is buying land direct from a private seller cheaper?
Not necessarily. A private sale may provide an opportunity to negotiate directly with the owner, but the value of land depends on its location, planning position, access, use and other characteristics. You should assess the particular property rather than assuming a private sale represents a lower price.
What should I check before buying land from a private seller?
Check the ownership, boundaries, access, planning position, services, restrictions, environmental constraints and physical condition of the land. You should also establish the full cost of acquiring and preparing the land for your intended use.
Can I buy land privately without using an estate agent?
Yes, a buyer and seller can negotiate directly, but the transaction should still go through the appropriate legal and conveyancing process. Professional advice may also be appropriate depending on the type of land and your intended use.
How do I know whether land has development potential?
Development potential depends on factors including planning policy, the site’s location, access, constraints and the proposed development. Land being described as having “potential” does not mean planning permission will necessarily be granted. Professional planning advice can help assess a particular opportunity.
How can I find private land for sale?
You can search property and land listings, contact landowners directly or register your requirements with a specialist land agency. Tell Your Landstore what land you’re looking for so your requirements can be considered when suitable land comes to market.
