Agriculture Solicitors

Agricultural conveyancing is more complex than standard property deals. You must probe rights of way, easements, support payments, environmental constraints, restrictive covenants, overage clauses and more. We perform detailed due diligence, negotiate terms, and ensure the transfer is legally safe.

Agricultural land in England and Wales is graded from 1 to 5 based on its quality and versatility for food production, with Grade 1 being the best and Grade 5 the poorest. This classification can have a direct impact on whether land is likely to be approved for development. Planning authorities are generally reluctant to allow non-agricultural development on high-quality farmland, meaning Grade 1, 2 and 3a land is usually protected. Lower-grade land, such as 3b, 4 and 5, may offer greater potential for diversification or development, subject to local planning policy and infrastructure considerations.

In most cases, you cannot build a house on agricultural land without planning permission. However, certain limited rights exist under Permitted Development rules, for example, converting an existing agricultural building such as a barn into a dwelling, provided strict criteria are met. To secure full permission for a new home, you would need to demonstrate an agricultural need, such as housing for a farm worker, or show that the proposal aligns with local planning policy. Early advice is crucial. 

Farming families benefit from specific reliefs designed to help preserve agricultural assets for future generations. Agricultural Property Relief (APR) can reduce the taxable value of qualifying land and buildings by up to 100%, provided certain conditions are met. Business Property Relief (BPR) may also apply to parts of a diversified farm business. Succession planning, wills and trust structures can be used to ensure that reliefs are fully utilised and family assets are passed on efficiently. Specialist advice is key to protecting the long-term future of the farm.