Land Assembly and Access in London
When several owners in London 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.
London · EC1AFree 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 London
London (EC1A) anchors our coverage of Greater London, which takes in 81 other places. The nearest other places we cover are City of Westminster (1 mile), Pimlico (1 mile) and Islington (2 miles).
Sites worth a conversation around London: large and long rear gardens, corner plots and side gardens and farmland next to the settlement boundary. Planning in London follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
If you own land near London, the first step is a free, no-obligation appraisal.
Our approach in London
One planning strategy
A single application covering the whole area usually produces a better layout than piecemeal schemes, and councils often expect it where their plans call for comprehensive development.
Ransom strips identified
A ransom strip is land that controls access to a development site. We check titles and highway records to establish who owns every piece of land between your site and the public road.
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.
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.
Planning in London: the English rules
Land with no planning permission can still be sold. Around London, the usual routes in England are a direct sale, an option agreement or a promotion agreement, where the planning work is funded for you and the land is sold once consent is granted. Outline planning permission settles the principle, with reserved matters approved later. Section 106 obligations, the Community Infrastructure Levy where charged and biodiversity net gain all affect what a site is worth, so independent advice matters.
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.
| In-principle consent | Outline planning permission, with reserved matters approved later |
|---|---|
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| 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. |
Common questions in London
What is an equalisation agreement?
It is an agreement between landowners whose land will be developed together. It shares proceeds and costs by an agreed formula, usually by area, regardless of where homes, roads or open space end up. Without one, owners may compete for the most valuable parts of the layout and stall the whole scheme.
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.
What if my access crosses a public footpath?
A footpath crossing does not usually prevent access, but the design must keep the path safe and usable. If the layout needs the path to move, a formal diversion order is required, which is a separate legal process that members of the public can object to.
Do you work with landowners in London?
We do. We work with landowners in London and elsewhere in Greater London, including Hounslow, Canary Wharf and Hayes. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
Read more: Land Assembly and Access · Guide: Ransom strips and access: what landowners need to know