Land purchase... go west young man

[88v8]

T'other half yearns for space to grow vegetables, our new garden being choc-full of flowers we don't wish to evict. We plan to buy a strip of adjacent field from our friendly neighbouring farmer, less than 0.1 acre but ample for veg and perhaps even chickens. The farmer has owned the land since 1993, previously it was his father-in-law's, and presently it is occupied by bullocks. Below, last year's occupants eating our hedge. There is also a pole-mounted electricity transformer belonging to the supply company which provides t'electric in a rather intermittent manner.

The farmer is using his solicitor, who has proposed some reasonable covenants. Do we really need to use our own (expensive) solicitor as well, or is it sufficient that we have form TR1 duly signed... we are paying his legal costs, and I don't really want to pay two bunches of paper-pushing parasites if it's not necessary.

Ivor

 

[LadyArowana]

The farmer is using his solicitor, who has proposed some reasonable covenants. Do we really need to use our own (expensive) solicitor as well, or is it sufficient that we have form TR1 duly signed... we are paying his legal costs, and I don't really want to pay two bunches of paper-pushing parasites if it's not necessary.

Ivor

I would always consult with my own lawyer. I assume that the sellers lawyer regards the farmer as his client? even though you will pay the charges, therefore his duty of care will be to him, not you.

 

[skier-hughes]

it's a bit like insurance, make a choice and decide yourself. We bought a 1/3 acre a few years ago and a wood last year and although Jo lectures in law, not this sort and has a law degree we still decided it was best to use a solicitor.

 

[Flyfisher]

If it's a simple transaction, use a solicitor because it won't cost much and it will be done correctly and the solicitor will be liable for any mistakes.

If it's a complex transaction, use a solicitor who can understand the complexity and thus avoid any mistakes, though they will be liable if they do. If the complexity makes it too expensive then perhaps it's not a very good deal.

I abhor bureacracy as much as anyone and it's certainly tempting to think of solicitors as 'paper-pushing parasites' . . . . until something goes wrong.

I agree with Skier, it is like insurance. I'm sure most of the people here 'wasted' a lot of money on home insurance last year . . . .

 

[JoceAndChris]

I quite agree with the other remarks. Your solicitor may point things out that you hadn't really realised - ours did. The small print was full of hidden conditions - we have to accept pipes may be laid, access may be required. We're never to complain about Planning applications on any land they've ever sold, etc.

It's worth going into it eyes fully open.

Gorgeous pic, you have a lovely view, and should certainly buy what you can in my opinion.

 

[worms]

Gorgeous pic, you have a lovely view, and should certainly buy what you can in my opinion.

Absolutely!

Its also an interesting "pic" - are the contour ridges real or just a trick of the camera angle? Is there an archaeological site off to the right or are these old field rig lines?

 

[88v8]

Gorgeous pic, you have a lovely view, and should certainly buy what you can in my opinion.

Absolutely!

Its also an interesting "pic" - are the contour ridges real or just a trick of the camera angle? Is there an archaeological site off to the right or are these old field rig lines?

Yes, it is a lovely view, through pretty much 360 in fact. The amazing thing is that the cottage was on the market three years before we bought it, I guess low beams and a high-maintenance very sloping garden don't appeal to a lot of people.
The first of these pics below shows the pole+transformer that will be on 'our' slice of field.

I think they're old ploughing lines. Last year the grass had been cropped lower and the ground was dry so they showed up more. Looking that way last night, there is little if any evidence. I will ask the farmer though, if he's aware of any old earthworks.

In the meantime, sigh, we stuck a pin in the local solicitors, certainly not going to use Arm & Legg that we left behind in Weybridge.

Ivor

 

[AMc]

Its also an interesting "pic" - are the contour ridges real or just a trick of the camera angle? Is there an archaeological site off to the right or are these old field rig lines?

I think they're old ploughing lines. Last year the grass had been cropped lower and the ground was dry so they showed up more. Looking that way last night, there is little if any evidence. I will ask the farmer though, if he's aware of any old earthworks.

They look like the ridge and furrow we used to have in the fields near the Leicestershire village I grew up in.

http://www.britarch.ac.uk/ba/ba33/ba33feat.html

 

[88v8]

Its also an interesting "pic" - are the contour ridges real or just a trick of the camera angle? Is there an archaeological site off to the right or are these old field rig lines?

I think they're old ploughing lines. Last year the grass had been cropped lower and the ground was dry so they showed up more. Looking that way last night, there is little if any evidence. I will ask the farmer though, if he's aware of any old earthworks.

They look like the ridge and furrow we used to have in the fields near the Leicestershire village I grew up in.

http://www.britarch.ac.uk/ba/ba33/ba33feat.html

Thankyou. I printed it to show the farmer when next I see him. I love the effect of the ridges in the evening when the sun is low, oblique light.

Ivor

 

[Flyfisher]

Might be worth checking the arrangement concerning the power pole.

We have some for which we are paid about £30 per year for 'ground rent', or whatever the legal term is, but we also have two for which the owner took a one-off higher payment in return for 'in perpetuity' rights.

Of course, I'm not suggesting that the farmer might do the same sort of thing just before selling the land . . . . :wink:

 

[MatthewC]

In the meantime, sigh, we stuck a pin in the local solicitors

I know a few I'd like to have stuck pins in, just as a starter. The one who acted for my purchaser when we sold up in London was just so inefficient but of course I had no contract with him. All I could do was to get the estate agent (who did earn his money!) to put pressure on him.

 

[Feltwell]

All I could do was to get the estate agent (who did earn his money!)

That's rare. My experience of estate agents is that they do as little as humanly possible in return for their high fee. They found a buyer almost instantly for my last house (not surprising - I'd only just finished the renovations when we moved, and the renovations were done with us living there in mind, not to sell on ) but then did nothing to chase the sale through - they were hopeless, I had to do all the work.

However, the solicitor I had when buying this house earnt every penny - and her fees were considerably lower than an estate agents! She was excellent, she really helped to chase things along and keep it all moving.

88v8, you don't have to use a local solicitor - you could use one from anywhere. Local does have a slight advantage, but not much - especially in these days of online communication.

 

[skier-hughes]

I tried an on-line conveyancer, useless, slow was a fast pace for them. Then the hidden charges, should have been £275, but on-line access cost us another £50!! blah di blah di blah, then one I laughed loudest at was the hgh speed completion charge, £45.
In the end they wanted neary £1,000, but by the time we'd finished with them we paid nearer £500, which was the same as the local conveyancer we'd used before.