Land Assembly and Access in Exeter
When several owners in Exeter each hold part of a developable area, nobody wants their land to become the road while a neighbour gets the houses. An equalisation agreement solves that by sharing proceeds by area, not by layout. Land to Homes can coordinate the owners, the planning strategy and the access as one package.
Exeter · EX2Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
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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 Exeter
In Devon, Exeter lies about 36 miles north-east of Plymouth; its central postcode district is EX2. Nearby, we also cover Exmouth, Tiverton and Newton Abbot, all within 14 miles. Exeter is part of England’s South West region.
Sites worth a conversation around Exeter: former garage blocks and yards, infill gaps along existing streets and corner plots and side gardens. In England, where Exeter sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
A postcode and a rough boundary are enough for us to start a free appraisal of land near Exeter.
What we offer in Exeter
Unregistered land traced
Some strips and verges have never been registered. We search the records and, where an owner cannot be traced, explain the options, which usually need specialist legal advice.
Rights of way and easements
Public footpaths, drainage easements and private rights can affect a layout. We map them early and plan around them, or seek diversions, where the scheme requires it.
Visibility splays secured
A new junction needs clear sightlines across land on either side. If any of that land is in other ownership, rights or a purchase are needed before the access can work.
Deals to suit each owner
Different owners may want different routes: some prefer to sell outright, others an option or promotion. The structure can combine these within one plan for the whole area.
The English system, as it applies in Exeter
Selling development land in Exeter usually starts with heads of terms, a short written summary of price, conditions and fees, before solicitors draft the contract. In England the sale becomes binding on exchange of contracts and finishes on completion, with the title then registered at HM Land Registry. The buyer normally pays Stamp Duty Land Tax. On option and promotion agreements with Land to Homes, your reasonable legal fees are covered, with the amount agreed in the heads of terms.
In England, new estate roads are usually adopted under a Section 38 agreement with the highway authority, with works to the existing road under a Section 278 agreement. Ownership is checked through HM Land Registry and local records. Where a Local Plan allocates a larger site across several ownerships, it may require a masterplan covering all of them.
| Local planning document | Local Plan |
|---|---|
| Land registration | HM Land Registry |
| How a sale becomes binding | A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Common questions in Exeter
Can the council force a neighbour to sell land for my development?
Generally no, for a private housing scheme. Councils have compulsory purchase powers for certain public purposes, but they are not a routine tool for individual developments. Most land assembly is achieved by agreement, which is why early, fair and well-documented negotiation matters so much.
How do I find out who owns a strip of land?
Registered land can be searched through the land registry for the relevant nation. Unregistered land is harder: old deeds, local knowledge, highway records and neighbours can all help. Where an owner genuinely cannot be found, there are legal options, but they need specialist advice and can add time.
Who pays the legal costs in a land assembly?
It depends on the structure. On option and promotion agreements with Land to Homes, we pay your reasonable legal fees, with the amount agreed up front in the heads of terms. For direct purchases and collaboration agreements, cost arrangements are agreed case by case and set out in writing.
Should neighbours sell their land together or separately?
Together usually produces a stronger planning case and a more efficient layout, especially where one access can serve everyone. It needs trust and clear documents. Selling separately can work for a plot with its own access, but may limit what the wider area can achieve.
Is Exeter an area you cover for land?
Yes, we cover land in Exeter and elsewhere in Devon, including Newton Abbot, Plymouth and Plymstock. 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: Land Assembly and Access · Guide: Ransom strips and access: what landowners need to know