Buyers Guide to Buying Rural Property
Escaping the hefty price tags and hectic life of London for a house in the country is a compelling dream. And while moving to the country can have many advantages, it’s essential that you do your due diligence and research if you want to make the move a success. So in this guide, we take a look at the most important considerations when buying rural property.
Location, location, location
The first important decision is whether you want to be in a village or country town or whether you want to be out in the sticks. When deciding, think about public transport. If you’ve got children, can they get to and from school independently and what are the transport links to London or work like? How good is the Wi-Fi and phone coverage? And how close are shops, schools and amenities? Being remote can seem charming but if you’re constantly driving the children back and forth and can’t pop out for a pint of milk without a 4 mile round trip, country life can quickly start to lose its appeal.
Environment and agriculture
You should also assess the local environment. Is there any risk of flooding, especially if the property is near a river? If you’re thinking of moving close to a farm then think about how muck spraying, ploughing and other farming activities may impact you.
For properties with a lot of land, consider the implications of maintaining this, particularly if it includes woodland, equestrian facilities or agricultural land. What is the cost of maintaining this and how will it be managed? Finally, check there are no agricultural ties or covenants that restrict who can live in the property and how the land can be used.
Access
Access can be complicated in the country. The first thing to establish is whether you have rights of access – for example, if the property is down a private lane or farm track. The landowner’s title deeds must state that there is a right of way and if there isn’t, you will need to obtain an easement giving you rights of way. You should also check the extent of any rights of access and whether there are any limitations.
If the lane or track is privately owned (known as an unadopted road and not owned by the council), who has responsibility for maintaining it? If more than one person has responsibility, it will be important to agree how this shared maintenance will operate.
Utilities
Next, check the provision of basic utilities such as water, mains drains, electricity and gas. Many more remote properties do not have access to main drains and will be served by a septic tank or cesspit. It will be your responsibility to maintain this including getting it emptied regularly and ensuring your sewerage is compliant with environmental regulations.
It is not uncommon for a rural property to have a private water supply. Again, this is a regulated area and you need to be both compliant and responsible for the cost of maintaining the water supply system.
It is quite possible that there will be no gas supply to a rural property and although you should have electricity, you may need to consider the need for an alternative electricity supply, like a private generator for when those winter storms hit.
Surveys, searches, boundaries and third-party rights of way
Ensure that the property’s boundaries are clearly defined and check for any existing disputes with neighbours particularly if there is a lot of land. This may sometimes mean you’ll need to walk the boundaries. Some boundaries may be your responsibility.
You will also need to check whether there are any third-party rights across the property. There could be a public footpath across your land or the local farmer may have rights of access. If there is a public right of way across the land, you will have to keep it open and you may be responsible for maintaining any stiles or gates on your property. Alternatively, if you have a popular and well-used public footpath going right past your windows, consider how this will affect the enjoyment of the property.
Planning and property restrictions
With listed properties or in certain areas, like Areas of Outstanding Natural Beauty (AONBs) or National Parks, it may be difficult to get planning permission for development and there may be strict regulation of how a property is renovated and maintained.
If you have bought a piece of land with planning permission already granted, you will need to check when permission was granted. If there is no planning permission but you have a specific project in mind, it will be worth contacting the Local Planning Authority to get an idea of how such an application is likely to be received.
Tax and insurance
Taxation of farms and agricultural properties hit the headlines after the Autumn Budget of 2024. If you’re buying the land to run a business, or if you want to pass down the land to future generations, you will need advice from a specialist accountant who is experienced in rural taxation.
Certain rural properties may also have very specific insurance requirements, for example, if you have outbuildings, unadopted roads and public rights of way over the land, so again, you may require specialist assistance.
Although there can be complications and key considerations to take into account when buying a rural property, it doesn’t mean that your new life in the country won’t be a success. The key to a smooth move is ensuring you get specialist advice when needed and professional assistance with searches and surveys. If you would like to discuss buying a rural property, please get in touch.
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