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Finding a plot

Finding a plot is not hard, as there are a number of databases available with up to 6,000 plots on each, however finding a suitable plot, that you like, in the area of choice and at a sensible price can become a challenge. It can also be sometimes difficult to find a single plot, but you may be able to find several together, and therefore need to work with other self builders in order to get the maximum advantage of the find.

There are a number of database services and non are expensive to register with. How effective they prove overall is unknown, however one of the largest was offering at a recent self build show, to give a bottle of Champaign to anyone who manages to buy a plot based on using their service and as the Champaign is near to the cost of registering to use their service, it clearly would not make sense to make such an offer if more than a token percentage were likely to be able to claim it. The club does use all of these services in most areas, but mostly as a means of making sure that no opportunities have been overlooked that get registered with them. We would normally look to identify plots before they got onto the database services.

Given that those that are available are spread throughout the UK, and others have perhaps picked the ideal ones, leaving sites that may not be so ideal, or in locations that are not so sought after, you may find that looking for new sites is the best route.

For many involved in self build the single largest problem is finding the ideal site, and in many cases you will see from those who are complete now, that they spent a number of years searching for the site, and a much shorter time building the house.

So how ideal does the site need to be. It has to be in a safe area, an area that will not flood, is quiet,  large enough to take the house, has access available, and available at a sensible price. Beyond this it is down to personal choice, and perhaps a dream home has more specific requirements than an investment project, that you will only live in for a few years at most.

If you have very tight geographic requirements, such as being within a specific village or section of an area, then it may take longer for you to dentify the site that is right for you. On the other hand quite a few people find that they already have the site in that it can be split from their existing garden, or that of a near relative. Others look for property with spare ground that would be suitable or a property that can be demolished to provide the site. If a section can be split from a larger section of an existing property, the existing property can often be resold at the same price as it was purchased, giving in effect a free plot.

As well as plots that come available from individuals or through agents, many can also come available by the release of land by councils, utility companies like water companies, or redevelopment. There are many thousands of possible sources to search out, and in each area the best starting point may be to produce a shortlist of those that are most likely to worth you checking with regularly.

In addition to this there is nothing to stop you taking the proactive approach, walking likely areas, identifying possible land and tracking down owners. This task can be simplified by first investigating the area plans and transferring boundaries that development is likely to be allowed within to copies of maps you have. Using detailed aerial photographs can also give you some idea as to where to look and areas to avoid.

Do you need help

Lets now consider what help is available from others and the club.

There are very many ways to find plots, so with some research, time and commitment you will have a number of plots that would meet your needs available to you. You can do it on your own without joining the club, or paying any consultant or finder to find it for you. 

The topic of finding plots that would be suitable, finding new plots, tracking down plots that have planning permission but are not being marketed, and identifying ground where planning permission would be able to be gained, is a large topic that we could write as much about as the entire size of this web site. Even then we would not be able to share the full experience and ability to spot opportunities fully.

You will find that there are some property finders, like house finders they can do the research and leg work for you, mostly charging on a combination of time and a parentage of the purchase, however this can end up being very expensive as unlike a house finding operation, there is no certainty that what you want is available exactly within the specification you have set them and working just for you, completely outside any sensible figure. If you can find a group of others and get the finder to work for the group this may reduce the cost, but meeting all the requirements of the members of a group at the same time is impossible so the strongest characters prevail. 

Looking for plots via the club route, we feel offers the best route as more can be done, faster and a far lower cost. This route  allows an experienced consultant to be used and the costs covered by members, rather than you individually, As some type of members will have demands that will require more resources than others we overcame this by having different membership types to allow for this. Because the clubs consultant is not looking just for a single member, but a large number of members, he can look at many more sites, of varying sizes and situations, look at going and searching out land that could become building plots and working with local members, get far more options covered than and person could do on their own. Unlike a local group he is not looking to meet all requirements from a single site, but looking over time via a series of sites, to cover the requirements of existing and members that are to join later. Knowing the requirements of the members also means he can look at how sites that are offered could be used either as presented or after integrating and splitting to meet the needs of some members. In some cases of course he is looking at single sites, but even her it is likely that he will have several members that a site may be of interest to.

Using a combination of experience and the work books the members can also use the club consultant considers all aspects of the site, plus and negative points and looks at the economics of each site, before looking to see which member or members it might suit. In many cases it will not be suitable for any, in other cases it may suit some well and others whose requirements are not  exactly met, but he feels that they should have a chance to consider it. In many cases he will arrange for an option to be acquired on the site to allow time for consideration, modified planning applications and other things to happen. You will appreciate that starting with a good definition of what is required, meeting this, having an option so everything can be checked  and you don't have to panic and buy at above the correct price, is a completely different situation to most independent self builders find themselves in.

In most cases a club consultant familiar with finding and negotiating on plots will both save you risk, speed up the process, so the best are not missed and in most cases be able to negotiate a discount far larger than the cost pf membership. They are also far more likely to be able to get an option, and at favorable terms.

While membership of the club is not cheap, most will see how they will save the cost of membership many times over, and also reduce risk, and move forward far faster. The cost of membership is greater for some membership grades than others but the larger properties in more select locations will both cost more and by the use of the clubs services save more so although their subscription is larger, the amount they will save is very much larger still. While a few may think the clubs rates are high other  members have pointed out that those who spend a number of years searching for plots before buying one, spend as much if not more on petrol alone over the times they spend in their search. 

While to many, it may seem one area of self build they can do for themselves, it can also involve great risk, far larger than most recognize, with far more variables needing to be considered and is of course one of the largest expenditure items involved in a self build. The other advantage the clubs consultant  has is that he is not emotionally involved with the purchase, so will see the problems as well as the dream house. The speeding up of the decision making ability, and ruling out unsuitable sites rapidly, as well as spotting potential where others have overlooked it, also means you can consider more sites and are able to move faster on a suitable site when it has been identified. If you decide to undertake the plot finding completely on your own, then there is, as mentioned above a number of database services you can subscribe to that will tell you of some. Beyond this you can become familiar with the whole topic of plot finding, planning, and identifying potential plots. You will need to put a lot of thought into the process of selecting the site and below we have listed a number of the factors you will need to consider.

Deciding to buy or get an option

In many cases it is not possible to solve all the problems ahead of deciding to buy or get an option, and you may decide that some are more critical and would stop the build, while others just increase the cost. In many cases we can negotiate to buy an option, this in effect means that you have an option to purchase the property at a set price within a set time. Vendors may not be so keen to grant this to you, but you may be able to get the next best ting which is an agreement to sell to you, subject to certain conditions being met, or coming about. This is often used where modified planning permission is a key factor. We feel the option is a better deal as it removes the chance of you or us doing a lot of work and incurring expense and then someone else coming along and outbidding us.

In some cases the cost of the option can be deducted from the cost, so will form a deposit. The seller however knows you are serious about buying, and that you will lose the cost of the option if you fail to go through with the purchase within the specified time. However you are not in as good a negotiating position once you have taken out an option, unless the amount you spent on it was very small and the problems discovered large.

Where property is increasing in price, or the turnover of plots is rapid, getting an option may be a sensible way to both secure the chance and peg the price while you investigate further. Even paying a little more for the option route can work out cheaper in the long run if property prices in the area rises rapidly. If you need to get different planning permission, then acquiring an option is important, as getting the additional permission may drastically increase the value of the property. If for example you have been offered a large site and could get permission instead for two properties, you would have nearly doubled the value of the land.

In areas where property prices are rising rapidly, you will find that the plots likewise increase, so the earlier you are in a position to decide on the plot and purchase it, the better. Having bought the plot providing you do not let the planning permission lapse before you get going, you do not need to start building at once, so can spend any amount of time you want deciding on the style, build method, appointing contractors etc. If you are able to afford a double plot, then holding one for further development later or to sell when land prices has risen is a good investment. However buying building plots, without the intention to build is a risky form of investment as the planning permission will eventually lapse if building is not started, or a new planning permission gained, and depending on the area, gaining permission again may be harder or even impossible.

Below is a list of some of the points you will need to consider, but not expanded fully, covering the questions you need to ask or covering all risks etc. However it is a start point in relation to considering the type of plot and location that may be worth considering further.

Points to consider

• Geographic location:- is it near enough to work, relatives, recreation interest....
• Nice area:- is the area one you would be happy to live in, neighbours Ok etc.
• Views. Do you want or need one, also remember that wide open views can also mean uninterrupted winds.
• Shape or position: can you set the house so it points in the direction you want so as to get the light, sunlight etc as you would like.
• Check plot details, sizes etc, agents and sellers may not be accurate or have included area that you could not use. With a boundary with a ditch, it is usually assumed that the owner dug the ditch and then planted the hedge inside, so the property extends to the far side of the ditch. The usable space however may be a 1.5 metres inside this. 
• Area suitable for you:- for example if you have only lived in a town, don't build a house next to a farm and then complain that animals make a noise, smell etc. Don't build near a church and then complain about church bells, or near an airport and complain about aircraft noise. Whatever the environment is now, it is unlikely to be greatly changed by you, so select an environment you are happy in.
• Local building rules. Some areas all properties have to be built with specific materials, which can add to the cost and also may not be the look you wanted.
• Planning  permission, is it outline or detailed,  for a property of the type and size you want, have you time left. Are there conditions attached, have you discussed it yourself with the planning officer. You may be able to get different planning permission, or find ways around any problem. You don't have to own property to make a planning application.
• School catchment area:- if you have children or propose later to sell to a family with school age children.
• Health authority area, local doctors etc. Could you get to a doctor without a car if needed, and if you have any medical condition, is it supported in the area of choice.
• Public transport. Could you without a car get all your necessities, and if you have children or will one day want to sell to people with children is there a safe route to public transport for them.
• Size - can you both get a house of your design on it, a car, garage etc, and still have the amount of garden you need.
• Property overlooking: - can you site a house so that you are not looking directly into others windows and them into yours.
• Flood risk:- not just flood plains and areas that now flood due to flood preventive measures elsewhere but also problem areas where drainage moves water from elsewhere to the site.
• How level the site is:- building on uneven sites not only provides a landscaped garden but also can quite drastically increase build costs. Sites on a hillside may not flood but can be in the flow of water down hill. If you have a steep drive in or out of the property realize that you may not be able to get vehicles in or out in icy conditions.
• Ground conditions:- will effect foundations.
• Ground pollution:- expensive to clear
• Underground hazards;-Mining, tunnelling, water courses underground. 
• Right of access - if shared, who pays for what. If over an unadopted road, is this likely to cause you a sudden unexpected bill, if adopted. Check also what access is for. Will you need to be able to turn on your property.
• How near services are - electric, telephones, water.... Is Broadband available in the area. How good is TV reception. All can probably be overcome, but may increase cost.
• Sewer arrangements can you connect to mains or will you have to have your own arrangements or share with others.
• Large protected trees, or large trees belonging to others. May suck moisture from the ground, presenting your property with major problems, as well as shutting out light. May also restrict how you can layout the site.
• Unpleasant items nearby:- stagnant ponds, farm slurry pits, sewer works, radio transmitters, refuge tips and recycling places, airports....... particularly in the winter a site may seem ideal, but on a warm summer day smell, flies and other nuisances can become a larger problem. Pubs, takeaways, and factories may have noise at specific times, a football ground or similar nearby may make getting to and from the house difficult at some times. Investigate around the area well, using maps, aerial photos, talking to locals and walking the area. Ask about any plans or rumours in the area, but be careful not to start any.
• Unused ground nearby - is there a risk of something else being built that would present a problem to you.
• Local council area:- local taxes vary, as do services.
• Other considerations:-manhole covers, overhead cables, telegraph poles, oil or other pipe lines, footpaths, rights of way, protected trees, well shafts, other obstacles, are firm boundaries agreed, drive location to get clear view, covenants, wayleaves, easements,............
• Eventual margin One day, maybe soon, maybe at a more distant time, the value of the property will become important, it may be to allow a fuller mortgage to be obtained or a margin on sale and allow you to build another property. In order to get the maximum margin, or property valuation, you will need to consider the points above, the total budget to build and the value of the property you will produce in this specific location.
• Risk. It is unlikely that everything will be absolutely perfect, and some points may need to be improved, sorted out or remain unknown. There will be an element of risk in any decision, but have you been able to identify what it is in this case and a range of cost that would allow each risk to be covered.
• Price -  is it sensible and within your budget. You will be surprised at just how much can sometimes be negotiated off the price, particularly if the plot has been available for some time. You will appreciate that there is no such thing as a set value for a building plot, eventually the value will depend on what you build upon it. In most cases the price will have been set by taking the expected sale price of a imagined home on it, making a guess at the build cost and deducting this and a little for profit. Often the build estimates have not included all costs, and so can be shown to be impractical. In addition most people who have a windfall available to them by converting land to a building plot, would rather have some now, than a hope of a greater amount at some possible future point, but with no guarantee. Most will be aware that the planning permission is time limited with no guarantee as well as additional cost if they have to apply again. Most will have agreed an asking price expecting to be offered less. However in an area where prices are rising rapidly the initial high price becomes reasonable and then cheap quite quickly, unless adjusted.
• Valuation. If you decide it is right for you, in most cases you will be looking for a lender to fund its purchase, in which case they will get a valuation, which may not be as much as you have agreed. In this case can you find the additional funds beyond what the lender will provide.
• Can you negotiate an option, this would allow you to both check out the options, and decide how to best use the property, and may also allow you to increase its value while pegging its price and guarantying it is available to you.
• Should you get help. In most cases an independent person familiar with finding and negotiating on plots will both save you risk, speed up the process so the best are not missed and in most cases be able to negotiate a discount larger than the cost of using them and any discount you could negotiate on your own. They are also far more likely to be able to get an option, and at favorable terms.

Club members should not use the above list for comparing plots or looking at the suitability of plots but use the work books designed for this, which better covers all the points you need to consider. 

Several other sections of this tutorial look further at sites including the next looking at access and similar.

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