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Considering Selling?Ruralproperty4sale – Facts
Our agency work has grown in recent years
and expanded to a wide range of rural property to include
agricultural property, country houses, houses with land, equestrian
property, rural businesses, Barns for conversion and building land.
Masons, Chartered Surveyors are committed to achieving the best possible price in the shortest possible time. The emphasis remains on good service and obtaining the best price.
We recognise that a rural property with land requires a different approach to the normal residential market. That is why we willingly visit to discuss our bespoke marketing package and tailor the most appropriate advertising schedule in order to attract the 'right' buyer. Our advertising ranges from local media publications, County magazines to National & Regional Equestrian and Country magazines. We advertise our properties on this website www.ruralproperty4sale.co.uk , a specialist national rural property website www.farmsearch.co.uk and the No1 Property website www.rightmove.co.uk Our marketing service includes:-
At Masons, Chartered Surveyors we realise that sometimes buyers travel many miles to view a property – often only to find that the property was not suitable because it was “too isolated” “too busy an area” “too far from a certain school” etc etc. Of course what would suit one buyer, may not suit another. For instance, someone breeding dogs may appreciate that a lot barking could irritate near neighbours, so an isolated position or busy main road or an area with similar type properties would be suitable. On the other hand, others are worried that a busy area may not be suitable for hacking! It's Horses for Courses. Tell us what you require your intended purchase for. More often than not, we will be able to advise you accordingly ensuring more buyers and sellers trust Masons, Chartered Surveyors to find the most suitable property with land ‘however long it takes' to find your dream home! If you register with this specialist agency, you will only receive details of property that meets your criteria. This pleases our clients too, as they are more likely to receive the 'right' type of viewer - often leading to an earlier sale! Team Support The partners and staff of the firm work closely with the agency staff to provide professional support. -Quotations can be provided dependent on the works required. · Planning issues relating to all aspects of equestrian property to include assistance with land and change of use, gaining planning for stabling and conversion of 'redundant' farm buildings for equine uses and ancillary accommodation. · Property and/or land Surveys available · Agricultural Occupancy restrictions - Ties lifted and advice provided. · Development of land, covenants and Barn conversions · Commercial development and rural planning
Please note that this page offers general advice relating to regularly asked questions. Each circumstance is individual and you must therefore ensure to obtain legal advice. With regard to planning, district authorities can also vary. Other considerations relating to property include conservation areas, areas of outstanding natural beauty, SSSI (Sites of special scientific interest), TPO (Tree preservation orders), Listed buildings and associated listed consent on all planning matters related to listed buildings and curtilage, Restrictive covenants, special conditions and development covenants offer just a selection of considerations prior to carrying out any works. Can we build stables and graze horses? At present the keeping of horses does not fall into the category of agriculture. However, the government continue to provide a positive approach toward equine related activities. Agricultural land generally requires planning permission to change of use to grazing. If the land has already been grazed or is established grazing then existing uses may be subjected to 4 - 10 year test rules. Change of use may involve landscape conditions and fencing conditions. Stabling outside domestic curtilage falls within the same definitions. I.e. existing structures can be made lawful if development has already occurred without planning permission. A certificate of Lawful existing use or development (CLEUD) can be submitted subject to the defined length of time a structure has been developed. Most properties have defined domestic curtilage (the defined area for gardens.) Subject to clauses and conditions structures for the keeping of domestic animals (currently includes horses) can be erected so long as they are min 5m from dwelling, no higher than 4m and that they do not cover more than 50% of the defined area. This often allows for stabling to be erected without planning requirements within the edge of the domestic boundary, facing onto or adjacent to grazing facilities. Maneges and lunging areas also require planning permission (unless within domestic curtalige as described) This is normally done through change of use of the land. Those of us in their late 30's plus will remember the freedom of hacking out alone for hours as a child. Clearly in this era, it would not be considered as safe an environment to enjoy such activities and the need for manages at equestrian premises is more widely accepted by the local authorities, subject to conditions. Can Maneges add value to a property? The construction of a good quality manege can increase the value of a property by up to 10%, and, in some instances more, particularly if the property has limited grazing or is located where exercising off the premises is difficult. Floodlit maneges, allowing for exercising anytime, can enhance the saleability of an equestrian home further and if you have the rare benefit of an indoor school or availability to build one (stp) then this could allow your property to achieve an even higher premium when placed onto the market. Today's main factors for horse owners are those of safety and security. Riders and particularly parents of younger riders are nowadays less inclined to ride out or allow for their youngsters to go out for a ‘happy hack' alone. With the significant increase in traffic, even country lanes can become rat runs for hurried commuters. Besides this, the safe environment for a manege can allow for year round ‘all weather' exercise, something which has become essential to serious competitors in the increasingly competitive world of horses. Maneges are the perfect training ground at home – All you need is the most appropriate size, dependent upon your discipline. The most common size for maneges designed for private use is the National size 40m x 20m. However, show jumpers often opt for a wider arena such as a 40m x 25m, with the larger and more commercial equestrian buyers/owners choosing the International dressage size 60m x 20m. Perhaps if building a manege, with a view of selling your property in the future, our recommendation would be to have a professionally constructed manege within an area where an incoming purchaser could expand the size if needed. Whilst this would be at given expense, it would be more cost effective to enlarge an arena rather than start from scratch. The most popular surfaces for general use appear to be either a silica sand and whilst not necessarily so aesthetically pleasing, with a black rubber topping to provide maximum supported ‘give'. The key to year round use is the quality of construction and it is evident from inspecting countless properties with existing maneges that those professionally constructed by a reputable company can simply last for years! Those considering a manege are advised to shop carefully as the base and drainage are critical factors to providing a consistently level surface. According to one leading manege constructor, there are apparently only four pits in the country which can provide suitable equisand and transportation costs can be expensive. Sand that does not pack down tightly can create an unsuitable and deep riding surface. Planning requirements vary depending upon where you want to locate the manege. Maneges outside the domestic curtilage will almost certainly require planning permission and so does the requirement for floodlights. Whilst local councils tend to support the construction of maneges, they are less inclined to support floodlights ‘in the countryside' as this can be deemed inappropriate for the surroundings (especially if such lighting obscures the vision of traffic at night or cause a nuisance to neighbours.) Our advice is simple – Speak to your local authority to establish their policy on maneges and as to what their criteria would be in respect of planning. Manege costs vary enormously and it does seem that ‘long term' you get what you pay for. A typical 40 x 20m manege can cost from around £16,000 to £24,000 (dependent upon surface materials). The value of a manege to you can be determined by the amount of use it will have, the security and safety factors and of course the fact that it will provide a healthy return and likely to attract a wider range of buyers when selling.
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