Land Promotion Agreements in Caernarfon
With promotion, you keep your land in Caernarfon while Land to Homes pays for the surveys, design and planning application. There is nothing to pay upfront: costs are recovered from the sale proceeds only if the land sells with planning. A minimum price agreed at the start means you are not obliged to sell below that figure.
Caernarfon · LL55Free 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
Selling land around Caernarfon
Caernarfon sits about 9 miles south-west of Bangor (Gwynedd) in Gwynedd, in the LL55 postcode district. The nearest other places we cover are Bangor (Gwynedd) (9 miles), Pwllheli (18 miles) and Holyhead (19 miles).
In and around Caernarfon, the land we appraise ranges from redundant agricultural buildings to corner plots and side gardens, including farmland next to the settlement boundary. In Wales, where Caernarfon sits, planning decisions are made by the local planning authority, usually the county or county borough council (or a national park authority).
If you own land near Caernarfon, the first step is a free, no-obligation appraisal.
What you get in Caernarfon
Strategic planning work
Larger sites often need representations to the development plan, studies on transport, drainage and ecology, and engagement with the local community. We manage that work and report progress to you.
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.
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.
Retained land protected
If you keep neighbouring land, the agreement can secure access and services to it, so the new scheme does not cut off the rest of your holding or limit its future use.
How the rules work in Caernarfon
In Wales, planning applications for new homes in Caernarfon are decided by the local planning authority, usually the county or county borough council, using its Local Development Plan, Planning Policy Wales and Future Wales: the National Plan 2040. Landowners can sell outright or through an option or promotion agreement in which the planning work is funded for them and recovered only from a sale with planning. Land to Homes offers a free site appraisal and covers your reasonable legal fees on option and promotion agreements.
In Wales, the route for larger sites is usually allocation in a replacement Local Development Plan, starting with the candidate site process. The promotion budget should cover sustainable drainage approval from the SuDS approving body, Welsh language or phosphate assessments where relevant, and Section 106 obligations. The buyer pays Land Transaction Tax on the eventual purchase.
| National planning policy | Planning Policy Wales (Edition 12) and Future Wales: the National Plan 2040, supported by Technical Advice Notes |
|---|---|
| Local planning document | Local Development Plan (LDP) |
| Land transaction tax (paid by the buyer) | Land Transaction Tax (LTT) |
| How a sale becomes binding | As in England, a land sale becomes legally binding on exchange of contracts and finishes on completion, with the title registered at HM Land Registry. |
Common questions in Caernarfon
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.
Will I have a say over who buys the land?
Usually, yes. Promotion agreements typically involve the landowner in agreeing the marketing approach and the choice of buyer, subject to the minimum price. Where several bids meet the minimum, the agreement sets out how the preferred bid is chosen and what happens if the parties disagree.
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.
Who pays if the planning application fails?
On a Land to Homes promotion agreement there is nothing to pay upfront. We fund the planning work, and our costs are recovered from the sale proceeds only if the land sells with planning. How costs are treated in every scenario is written into the heads of terms before you sign anything.
Is Caernarfon an area you cover for land?
Yes, we cover land in Caernarfon and elsewhere in Gwynedd, including Holyhead, Bangor (Gwynedd) and Pwllheli. 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 Promotion Agreements · Guide: Who pays for land promotion? Fees, costs and legal fees explained