Landowner Joint Ventures in Moray
A landowner joint venture in Moray is a deal where you contribute the land and Land to Homes brings planning, design, construction and project management. Instead of a one-off price, you share in the outcome once the homes are sold or let, under terms agreed in writing before work begins. It carries more risk than a straight sale.
MorayFree site appraisal
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- 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 we look at around Moray
We cover 3 places across Moray: Elgin is the main one, alongside Forres and Buckie. Next door, we also cover Aberdeen & Aberdeenshire, Highlands & Islands and Angus & Dundee.
Sites worth a conversation around Moray: backland plots with a workable access, infill gaps along existing streets and paddocks on the edge of Elgin. Planning in Moray follows Scotland’s rules: National Planning Framework 4 sets national policy and the council’s Local Development Plan sets local policy.
Tell us where your land is around Moray and we will explain the routes open to you.
How we work in Moray
Land value agreed first
Your land is valued at the outset so everyone knows what it contributes. That figure often sets an entitlement paid to you before any profit is shared, which is a key protection in most structures.
Clear exit routes
The agreement should cover what happens on completion, if one party wants to leave, or if planning is refused. Clear exit terms protect both sides from being locked into a project that no longer works.
Sale or rent agreed together
Homes can be built for sale, for rent, or as affordable housing with a council or housing association. The mix affects risk and when money comes back, so it is agreed before work starts.
Decisions and deadlock
The agreement should say who decides on design, pricing, contractors and programme, which matters need both parties' consent, and how any disagreement is resolved without stalling the project.
Planning in Moray: the Scottish rules
In Scotland, planning applications for land around Moray are decided by the council as planning authority, using National Planning Framework 4 and the Local Development Plan, which together form the statutory development plan. Instead of outline permission, Scotland uses planning permission in principle, followed by approval of matters specified in conditions. Land to Homes can buy suitable sites directly or promote land through planning, and every conversation starts with a free site appraisal.
In Scotland, land placed in a joint venture is transferred or secured under Scots property law, typically by disposition or standard security registered with Registers of Scotland. Land and Buildings Transaction Tax can apply to transfers. Planning obligations are agreed under Section 75, and new homes need a building warrant before construction starts.
| National planning policy | National Planning Framework 4 (NPF4), which forms part of the statutory development plan |
|---|---|
| Local planning document | Local Development Plan (LDP) |
| 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) |
| Land registration | Registers of Scotland (Land Register of Scotland) |
| How a sale becomes binding | Land sales are concluded through missives, formal letters exchanged between solicitors that become a binding contract once concluded, followed by settlement on the date of entry and registration in the Land Register of Scotland. |
| Developer contributions | Section 75 planning obligations, with Section 69 agreements sometimes used for simple one-off payments |
Questions about Landowner Joint Ventures in Moray
How is a property joint venture taxed?
It depends on the structure and your circumstances. Taking part in development can change how your proceeds are taxed, for example as income rather than a capital gain, and moving land into a company can trigger stamp duty or its equivalent in your nation. Speak to an accountant before agreeing any structure.
What is a landowner joint venture?
It is an arrangement where a landowner and a developer pool what they have to deliver a development. The landowner usually contributes the land, and the developer contributes expertise, management and access to funding. Instead of a fixed price at the start, the landowner shares in the outcome once homes are sold or let, under agreed terms.
Is a joint venture riskier than selling my land?
Usually, yes. A sale gives you a known figure. In a joint venture, what you receive depends on build costs, sales values, funding and timing, all of which can change. If the market falls or costs rise, your share could be less than a straight sale would have achieved, which is why advice before committing matters.
Will a lender take a charge over my land in a joint venture?
Often, yes. Development lenders normally require security, and the land is the main asset. If your land is charged and the project fails, the lender may be able to sell it. Some structures delay transferring or charging the land, so take legal advice on how your interest is protected.
Is Moray an area you cover for land?
Yes, we cover land across Moray, including Elgin, Buckie and Forres. Where a site suits us we can buy it directly, or set up an option or promotion agreement. On promotion there is nothing to pay upfront.
Read more: Landowner Joint Ventures · Guide: Option agreement or promotion agreement: what is the difference?