Farmland next to house ( Warwickshire )

[Willy Nilly]

superkartracer said:

Morning

After some advise on what to offer farmer for land that backs onto our garden , seems the going rate per acre is around 8-9k for good farmland, so what would a decent offer price be without insulting them ?, only after quarter acre max, not a huge amount . Thinking 50k acre was a good starting point?

Help appreciated .

Edited by superkartracer on Tuesday 26th May 11:29

If the parcel of land nicely squares a field off then he may well take business with you, if it juts out into the field you can probably forget it.

IIRC we (I'm an employee) sold some land that's about 3m x 30 meters for 10 grand. He wanted it, we had it, etc. I have heard of people being charged 20% of the value of their house, because that it what the land will increase it by. Also expect a covenant. Farmers are in the business of using land, once it's gone, it's gone, no more is being made.

You might try approaching him about renting it first "we" have done some arrangements where householders have rented a parcel of land with an option to buy. Another thing to consider is that the person farming the land might be renting it.

[blueg33]

Condi said:

If the farmer has sold parcels before he might be receptive, go round for a chat and sweet talk him.

To give you a clue, land for building (which if it backs onto a house it potentially is, esp with the amount of building planned for Warks at the moment) is valued upto £1m/ac.

I am seeing land values of £2m an acre in Warwickshire this very week, it peaked at about £2.8 in 2008.

[hornetrider]

blueg33 said:

I am seeing land values of £2m an acre in Warwickshire this very week, it peaked at about £2.8 in 2008.

Agricultural land?

[NDA]

Plan B could be a 50 year lease on the land you want?

Most land owners I know, never sell land.... but they might lease it to you for your lifetime or until you move.

[superkartracer]

Morning

Some great ideas/info thanks chaps.

Ok, regards lease/rent , what are rough going rates i could expect to pay? this does sound like another interesting option.
Assume he'll want more in rental than they make from the sheep farming which seems like a way forward.

Cheers

Edited by superkartracer on Wednesday 27th May 08:47

[blueg33]

hornetrider said:

blueg33 said:

I am seeing land values of £2m an acre in Warwickshire this very week, it peaked at about £2.8 in 2008.

Agricultural land?

Land for building - I was responding to the post above

[Timmy40]

hornetrider said:

blueg33 said:

I am seeing land values of £2m an acre in Warwickshire this very week, it peaked at about £2.8 in 2008.

Agricultural land?

I bloody wish!

[superkartracer]

So then lease etc, what do you think i should offer PA, i've been doing some poking about and 5-8 sheep per acre seems to be about right.

[Timmy40]

superkartracer said:

So then lease etc, what do you think i should offer PA, i've been doing some poking about and 5-8 sheep per acre seems to be about right.

Depends how many sheep you want top poke about with.... 4 is more realistic per acre, 8 would certainly be overstocked. You can either pay tack or have an annual grazing license. I let some land out via a grazing license at a charge of £100 a acre which is similar to what tack would work out at.

[superkartracer]

Sorry ( poor wording ) i don't want to keep sheep, i'm trying to workout what the farmer might make so i can base the rental i offer on that.

Say i want an acre, if he's making £100 PA on 5 sheep ( total guess ) then if i offer him £300 rent , then surly he'll rip my arm off? ha

[Timmy40]

superkartracer said:

Sorry ( poor wording ) i don't want to keep sheep, i'm trying to workout what the farmer might make so i can base the rental i offer on that.

Say i want an acre, if he's making £100 PA on 5 sheep ( total guess ) then if i offer him £300 rent , then surly he'll rip my arm off? ha

LOL. erm not quite. If you wanted 20-30 acres then maybe. It's not much money for a lot of potential hassle. Unless he does a DIY agreement and auctioneer will charge him about £250 to do a basic agreement.

I think your best bet is to offer/say nothing until you've gotten to know him and are on friendly terms. It's a funny business, my Dad once sold half an acre to a neighbour and my brothers went mental about it, caused a hell of a row. He only did it because the neighbour also happened to be the bank manager, so he wanted to keep him sweet. The other neighbour is a bigwig in an accounting firm, he tried to buy 40 acres off him at top whack and my father took great pleasure telling him to bugger off, the more he went on about the money the less inclined was my father to sell.

Edited by Timmy40 on Wednesday 27th May 10:54

[superkartracer]

Timmy40 said:

superkartracer said:

Sorry ( poor wording ) i don't want to keep sheep, i'm trying to workout what the farmer might make so i can base the rental i offer on that.

Say i want an acre, if he's making £100 PA on 5 sheep ( total guess ) then if i offer him £300 rent , then surly he'll rip my arm off? ha

LOL. erm not quite. If you wanted 20-30 acres then maybe. It's not much money for a lot of potential hassle. Unless he does a DIY agreement and auctioneer will charge him about £250 to do a basic agreement.

Well, unsure what potential hassle would be, i'd cover the agreement costs and fencing etc, might stick a goat on there and some bees and mow it.

I've known them for 12 years and get on fine.

[Timmy40]

superkartracer said:

Timmy40 said:

superkartracer said:

Sorry ( poor wording ) i don't want to keep sheep, i'm trying to workout what the farmer might make so i can base the rental i offer on that.

Say i want an acre, if he's making £100 PA on 5 sheep ( total guess ) then if i offer him £300 rent , then surly he'll rip my arm off? ha

LOL. erm not quite. If you wanted 20-30 acres then maybe. It's not much money for a lot of potential hassle. Unless he does a DIY agreement and auctioneer will charge him about £250 to do a basic agreement.

Well, unsure what potential hassle would be, i'd cover the agreement costs and fencing etc, might stick a goat on there and some bees and mow it.

I've known them for 12 years and get on fine.

In that case ask him, to rent it as I say £100 an acre is the going rate.

[Willy Nilly]

Timmy40 said:

superkartracer said:

Timmy40 said:

superkartracer said:

Sorry ( poor wording ) i don't want to keep sheep, i'm trying to workout what the farmer might make so i can base the rental i offer on that.

Say i want an acre, if he's making £100 PA on 5 sheep ( total guess ) then if i offer him £300 rent , then surly he'll rip my arm off? ha

LOL. erm not quite. If you wanted 20-30 acres then maybe. It's not much money for a lot of potential hassle. Unless he does a DIY agreement and auctioneer will charge him about £250 to do a basic agreement.

Well, unsure what potential hassle would be, i'd cover the agreement costs and fencing etc, might stick a goat on there and some bees and mow it.

I've known them for 12 years and get on fine.

In that case ask him, to rent it as I say £100 an acre is the going rate.

so reclaimed land for wheat came up to rent here, £180/acre didn't get it

[C Lee Farquar]

superkartracer said:

Well, unsure what potential hassle would be

I mentioned hassle before and it may have come across as a flippant remark.

Lets start with all farmer's fields are digitally mapped for their subsidy claim. The payment is partly a historic payment on the farm unit and partly on current land farmed. The rented land would need to be accurately split from the current agricultural unit. If there is any error then the farmer will lose a percentage of his payment, many thousands of pounds for a decent sized farm.

[superkartracer]

C Lee Farquar said:

superkartracer said:

Well, unsure what potential hassle would be

I mentioned hassle before and it may have come across as a flippant remark.

Lets start with all farmer's fields are digitally mapped for their subsidy claim. The payment is partly a historic payment on the farm unit and partly on current land farmed. The rented land would need to be accurately split from the current agricultural unit. If there is any error then the farmer will lose a percentage of his payment, many thousands of pounds for a decent sized farm.

Great, very good information and now see your point. Something i need to look into in detail. Theres some wooded land next to house ( of zero use ) , maybe this would be the better bet rather than his sheep farmed plots.

[superkartracer]

http://farmsubsidy.openspending.org

Just done a search on local farms around here ( ones that don't even farm anything ) they have taken 500k+ in payments each! , quite shocking really.

[C Lee Farquar]

It's something farmers get paranoid about. I lost 1% of my total payment when Royal Mail took five days to deliver some correspondence sent by recorded delivery. They wouldn't back down even when I provided proof of posting.

[Condi]

hornetrider said:

blueg33 said:

I am seeing land values of £2m an acre in Warwickshire this very week, it peaked at about £2.8 in 2008.

Agricultural land?

Building land. But due to the government needing how many thousand more houses quite a bit of ag land around here has become building land, and Ive heard of farmers selling whole farms for many many millions.

[blueg33]

The most I have paid a farmer go date was £20 million for 200 plots on gross site area of 19 acres. He was quite happy and so was I.