Would I be mad to buy a 5 acre field?

[Polly Fouracre]

If you can afford it, don't hesitate!! Our field is my salvation. For years we just ran the dogs on it[that's what we bought it for] but have had it fenced off into three fields and have sheep, pigs and poultry as well as a couple of acres for dogs, children etc.
If there is a right of way through it I would fence the track through it very securely, using barbed wire if practicable. The very best of luck to you and remember that if you don't buy it now, then change your mind in a year or so you may well be paying double what you pay now!!

[pdblake]

The whole arable bit needs some more investigation too. Would a future smallholding style affair be permitted? Would I be allowed to keep chickens?

Yes you can. Regardless of any covenants or local by-laws, contracts or what have you. The allotments act of 1950 repealed all of those and I don;t think that anything can override an act of parliament:

Abolition of contractual restrictions on keeping hens and rabbits.

12. --(1) Notwithstanding any provision to the contrary in any lease or tenancy or in any covenant, contract or undertaking relating to the use to be made of any land, it shall be lawful for the occupier of any land to keep, otherwise than by way of trade or business, hens or rabbits in any place on the land and to erect or place and maintain such buildings or structures on the land as are reasonably necessary for that purpose: Provided that nothing in this subsection shall authorise any hens or rabbits to be kept in such a place or in such a manner as to be prejudicial to health or a nuisance or affect the operation of any enactment.




Note that most of the allotment act mentions allotments specifically whilst this clause mentions 'any land'. It's been succesfully used recently. In fact I think it was in the news. Some poor old fella up north was been forced to give up his hens until someone found this clause.

I believe a couple on the poultychat forums also used it to finally solve a long running legal farce with the local council.

So long as they don't cause a nuisance or a health hazard they're OK

[NOG]

I am sure land isn't subject to VAT (they wouldn't need to have the Stamp Duty thing if it was). There are assorted things that 'sometimes go with' land that might have VAT on, but I don't think any of them are likely on 'just a field'. If in doubt, ask the solicitor!

It would depend your tenance if you were buying it (Freehold) then no VAT would be payable..but if it was leasehold then it is a Service and they could charge VAT. if its Rented then there is a discression if they do or dont.

[Beanie]

I don't think you're mad - in fact I'm extremely jealous!
I say, as it's your dream, & you can afford it, then go for it. You will SO kick yourself if you don't.

I would say though, you definately need to get a solicitor involved as they will be able to tell you exactly what you can & can't legally do with the land.

A quick check of the web brings up lots of sites to do with owning & managing woodland - eg SmallWoods.org.uk - Home

Good luck & do keep us informed how it goes!

[bobleponge]

Have you bought it yet?
Whats news?

[BFG]

Quick update. I rang yesterday, apparently the person dealing with the sale isn't around until Monday. I've left my details and requested more information. I'm kicking myself for not getting on the case earlier last week now.

I'm going to ring round and find a solicitor with land experience later. What's the process here? Do I get the solicitor to find out all the details for me 1st and then put an offer in, or like a house do I make an offer 1st and then get the survey etc?

I just want it done and dusted now. I've viewed it a couple of times myself and am happy to proceed.

[BFG]

Thanks for the woodland links, I'm just having a read now.

[BFG]

Take legal advice from a local solicitor, ideally one with experience of dealing in agricultural land and rural affairs, before making any sort of commitment. There will be a charge for this (get an estimate in advance) but it could save uncountable expense and frustration if you find yourself committed to a dream that cannot be fulfilled. You will need someone to do the conveyancing in any event if the land is to be transferred into your name.

Like everyone else, I am very envious and wish that a similar opportunity was available in my neck of the woods. I hope you find a way of taking this forward.

Referring to the pond, Johnny Kingdom did something similar after he acquired a tract of land in the West country, you might be able to obtain a copy of the relevant TV episodes via the internet.

Best of luck

I saw that at the time. It was a really good series. I'll have to find it and watch again for some ideas if I get the land.

[BFG]

Come on then Scottishnewbie......you can't get a way that easy......we need some piccies!

I agree. Scottishnnewbie, you going to picture us then?

I forgot to take some pics. I'll get some and and stick them on at some point. I'll trying to resist getting too excited and making plans until it's sorted.

[BFG]

Regarding a pond on agricultural land you may well need planning permission.

Ponds are small things that go in gardens which is generally the curtilage of a house. Arable land is agriculturally classified and anything involving the movement of the land or development which a pond (lake) is, then planning would be required.

Renting grazing is fine as horses can legally graze on agricultural land BUT stables would need planning and change of use (COU) on the area the stables are intended. The COU is necessary as there is a quirk in planning that says that although horses can graze agri land the taking of feed to those horses is non-agricultural and stables generally mean food that is not grazed........ although by throwing hay at our nags in a field technically we are breaking planning rules

D'oh. Would anyone notice/care, in this situation? could it be a livestock drinking hole?

I could live without the pond if it came to it, but it would make things a lot harder with no water at all on the site. There goes my rowing boat, or pedalo!

[BFG]

Grazing may be a problem with proximity to the reservoir......
Get the info about the rights, easements, etc before being totally committed to the whole thing.
A solicitor should be able to get that information from Land Registry (and translate it into something you can understand).
Get a solicitor onto it, and make sure he/she knows what you want to do with the land.

There are sheep in the field next door, which is the same distance away from the water, so hopefully it'd be okay.

I'm trying to find a local solicitor now.

[BFG]

My mum bought 5 acres 7 (ish?) years ago and loves it. She lets the local farmer cut the grass once a year for hay, he keeps the hay. But she keeps a path clear around the edge all year with a sit on lawnmower.
She also planted an orchard which is just starting to produce.
I planted a hedge around the field (a native mix specified precisely by the council), I don't think a single one of the plants died!
The field has just this year been changed from agricultural to domestic (? not sure what you'd call it!)
Good luck, it sounds fab!

That sounds brilliant. I bet you enjoy going to your mums!

[BFG]

We have horses on 3-4 acres so that's not so bad, though we need to remove stuff like ragwort almost weekly (kills horses and landowners are resposible for removing it). That can take a good couple of hours and needs to be dug out by hand.

We also have apple trees and they are pretty much ok (though I know we are supposed to do stuff with them - just not gotten round to it yet!).

Grass areas need cut every week - mixture of ride on, strimmer and hand mower.

Weeding, weeding, weeding...but then that probably won't be a bother for you - ours starts where our house and garden end so we need it to be tidy(ish).

Then there's the chicken area and the veggies. I use raised beds in the main but changing them from field to beds was H-A-R-D work!

And we have to maintain the walls around the area and have also had to build fences, etc. They all need treated from time to time.

It is somewhat addictive though and I love every backbreaking minutes. My OH lied when we moved here and "promised" he'd help......still waiting!

I cut back on work (well the paid variety) and that made a huge difference but there are never enough hours in the day to do everything on the 'to do' list each morning!

I don't think yours seems like it would be as timeconsuming but then again, I didn't think ours would be either!

Personally I'd go for it if oyu can afford it - the worst that can happen is you'd need to sell it again, but definately find out as much as you can ahead of time.

Hope this helps and I wish you luck.

Laura

Very helpful, thanks. It sounds lovely. I'm sure all the hard work is worth it. I can imagine being so active in somewhere you love would keep you fit, happy and healthy!

I'm trying not to get too carried away with planning things yet, but i'd be trying to make it as low maintenance as possible. Planting some ground cover would be my 1st priority to stop it getting too weedy or unmanageable. Probably Strawberries!

I'm hoping that combined with mulching, that would keep most weeds at bay and allow bits to be done as and when needed.

I forgot to take a picture, but it's already a tad overgrown. Mostly grasses though and no hideous bramble patches or anything.

[BFG]

From a work perspective - Our woods were vineyards thirty years ago, the owners moved away and it is now 23 acres of woodland that is doing very nicely all by itself. I can't even begin to imagine how the thousands of oak, chestnut and hazel trees got here, but I know that they weren't planted.
I suppose it is all a question of how long you want to take over the project.....

p.s. madness is all relative, we moved to Southern France to a ruin with 26 acres and no electricity. We brought three young children and a dog and lived in a caravan for 7 months. You only live once - do what makes you happy while you are still able. Of course there will be those who tell you it is a bad idea (probably not here though), but it isn't their dream.

Sounds lovely! Isn't nature wonderful!

That's the main idea behind permaculture "Forest Gardens". The land naturally wants to be a Forest, so work with it and not struggle against nature.

As your experience proves, nobody waters/feeds/weeds/Sprays a forest or woodland.

[BFG]

I am sure land isn't subject to VAT (they wouldn't need to have the Stamp Duty thing if it was). There are assorted things that 'sometimes go with' land that might have VAT on, but I don't think any of them are likely on 'just a field'. If in doubt, ask the solicitor!

Good. Good point about stamp duty.