Sell Farmland and Paddocks in Montrose
A paddock in Montrose used for grazing or horses can be worth far more as housing land, but only if planning is realistic. Land to Homes looks at the settlement boundary, access from the road, flood risk and the development plan, then tells you which route gives you the clearest outcome for that field.
Montrose · DD10Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Land and sites near Montrose
Montrose (DD10) is one of the Angus & Dundee towns we cover, about 25 miles north-east of Dundee. The nearest other places we cover are Arbroath (11 miles), Forfar (17 miles) and Stonehaven (20 miles).
Around Montrose we look at redundant commercial buildings, paddocks on the edge of Montrose and land behind street frontages. Planning in Montrose follows Scotland’s rules: National Planning Framework 4 sets national policy and the council’s Local Development Plan sets local policy.
If you own land near Montrose, the first step is a free, no-obligation appraisal.
What you get in Montrose
Fees covered on options
On option and promotion agreements we pay your reasonable legal fees, with the amount agreed up front in the heads of terms, so specialist rural legal advice is within reach.
Keep farming meanwhile
Under an option or promotion agreement, you normally stay in possession and keep farming or grazing until the land is sold, subject to access for surveys and agreed notice periods.
Tenancies handled carefully
If the land is let, the type of tenancy decides how and when vacant possession can be obtained. We look at the tenancy before proposing any deal and recommend specialist agricultural advice.
Access kept to retained fields
Deals can reserve access rights, service connections and drainage routes for the rest of your holding, so a new scheme does not cut off fields or buildings you keep.
Rules that apply in Montrose
Land sales in Scotland are concluded through missives, an exchange of formal letters between solicitors. Once missives are concluded they form a binding contract, and the buyer takes entry at settlement, then registers the title with Registers of Scotland. For land near Montrose, missives can be made conditional on planning permission in principle, so the sale only proceeds if consent is secured. The buyer pays Land and Buildings Transaction Tax to Revenue Scotland.
In Scotland, NPF4 limits development on prime agricultural land, and rural housing is guided by its rural homes policy and the Local Development Plan. Croft land usually needs a decrofting direction from the Crofting Commission before it can be developed. Scottish agricultural tenancies carry their own statutory rights, so take specialist advice early.
| National planning policy | National Planning Framework 4 (NPF4), which forms part of the statutory development plan |
|---|---|
| Who decides applications | The council as planning authority (or a national park authority in its area) |
| In-principle consent | Planning permission in principle (PPP), followed by approval of matters specified in conditions |
| Land transaction tax (paid by the buyer) | Land and Buildings Transaction Tax (LBTT) |
Sell Farmland and Paddocks in Montrose: questions
Is agricultural land worth more with planning permission?
Usually much more, because residential land values are generally far higher than farming values. Even without permission, land with realistic prospects can attract hope value. The gap depends on location, how many homes could be built and the costs a builder faces. Our free appraisal explains the factors for your field.
How long does it take to get planning on farmland?
There is no set timescale. A field allocated in a development plan can move to an application relatively directly, while unallocated land may need to wait for the next plan review. That is why options and promotion agreements on farmland usually run over a defined term with a longstop date.
Will selling farmland affect my inheritance tax reliefs?
It may. Reliefs for agricultural and business property depend on how the land is used and held, and selling land or holding cash instead can change the position. These rules have changed recently, so speak to an accountant or tax adviser before agreeing terms.
How do I keep access to the rest of my farm?
Through rights reserved in the agreement and the eventual transfer. These can include a right of way through the new estate road, service connections and drainage routes for retained land. Plan them early, because once a layout is approved it is much harder to add access later.
Do you work with landowners in Montrose?
We do. We work with landowners in Montrose and elsewhere in Angus & Dundee, including Dundee, Arbroath and Forfar. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
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