Land Promotion Agreements in Edinburgh & the Lothians
A land promotion agreement in Edinburgh & the Lothians is a partnership in which a promoter funds and manages the planning process, then sells the land on the open market with the landowner. The promoter's costs and an agreed fee come out of the sale proceeds. Because both sides are paid from the same sale, both want the highest price.
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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
Selling land around Edinburgh & the Lothians
Our Edinburgh & the Lothians coverage takes in 4 towns and cities, centred on Edinburgh and including Livingston, Bathgate and Musselburgh. Next door, we also cover Fife, Forth Valley and Lanarkshire.
Sites worth a conversation around Edinburgh & the Lothians: infill gaps along existing streets, paddocks on the edge of Edinburgh and redundant agricultural buildings. Planning in Edinburgh & the Lothians follows Scotland’s rules: National Planning Framework 4 sets national policy and the council’s Local Development Plan sets local policy.
A postcode and a rough boundary are enough for us to start a free appraisal of land near Edinburgh & the Lothians.
Our approach in Edinburgh & the Lothians
Interests aligned on price
The promoter's fee is linked to the sale price, so we only do well if you do. That is the main difference from an option, where the buyer benefits from a lower valuation.
Clear fee and cost rules
The heads of terms state the fee, which costs can be recovered and whether any cap applies, so you can see what will come out of the proceeds before you sign.
Minimum price agreed early
The agreement sets a floor below which you cannot be required to sell. Some agreements allow it to be reviewed by an independent surveyor if the market moves during the term.
Reasonable legal fees covered
We pay your reasonable legal fees on promotion agreements, with the amount agreed up front in the heads of terms. You choose your own solicitor to act for you.
The Scottish system, as it applies in Edinburgh & the Lothians
Planning obligations in Scotland are made under Section 75 of the Town and Country Planning (Scotland) Act 1997 and can cover affordable housing and infrastructure. Once registered against the title, they can bind future owners. Under NPF4, national and major developments must also leave biodiversity in a demonstrably better state. These costs shape what development land near Edinburgh & the Lothians is worth, which is why our free appraisal explains them before any offer or promotion terms are agreed.
In Scotland, promotion usually targets allocation in the Local Development Plan, followed by an application for planning permission in principle. Any Section 75 agreement is registered against the title. Because Scots law treats the agreement as a personal contract, the promoter's interest may be secured by a standard security, and the eventual sale is concluded by missives.
| 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 Land Promotion Agreements in Edinburgh & the Lothians
How does a land promotion agreement work?
The landowner and promoter sign an agreement for a set term. The promoter funds and runs the planning process. If permission is granted, the land is sold on the open market, provided offers meet an agreed minimum price. From the proceeds, the promoter recovers its costs and takes an agreed fee, and the landowner receives the balance.
Can I end a promotion agreement early?
Usually only in limited circumstances set out in the agreement, such as the promoter failing to meet its obligations or the term expiring. Because the promoter is investing in planning, early termination by the landowner is normally restricted. Check the termination clauses with your solicitor before you sign.
Is a promotion agreement better than an option?
Neither is better in every case. Promotion often suits larger sites where open-market competition is likely to drive the price and the landowner wants transparency. An option can suit smaller or more complex sites where one committed buyer matters more. Our guide to option and promotion agreements compares the two.
What fee does a land promoter take?
The fee is usually a share of the sale proceeds, sometimes calculated after costs are deducted and sometimes capped. There is no standard rate: it depends on the size of the site, the planning risk and the costs involved. Ask for the fee and the cost rules to be set out clearly in the heads of terms.
Do you buy land in Edinburgh & the Lothians?
Yes. Land to Homes looks at land across Edinburgh & the Lothians, including Edinburgh, Livingston and Bathgate. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.
Read more: Land Promotion Agreements · Guide: Planning permission explained for landowners