Land Promotion Agreements in Moray
Promotion agreements are often used for larger sites in Moray that need a plan allocation or a major planning application. The agreement sets a term, a minimum price, the promoter's fee and how costs are recovered. Land to Homes explains each term in plain English and pays your reasonable legal fees, agreed up front in the heads of terms.
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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 and sites near Moray
Our Moray coverage takes in 3 towns and cities, centred on Elgin and including Buckie and Forres. If your land is near a boundary, we also cover Aberdeen & Aberdeenshire, Highlands & Islands and Angus & Dundee.
Around Moray we look at corner plots and side gardens, backland plots with a workable access and paddocks on the edge of Elgin. As Moray is in Scotland, applications are judged against National Planning Framework 4, and the buyer of land pays Land and Buildings Transaction Tax (LBTT).
Send us a postcode in or near IV30 and we will start with a free desktop appraisal.
Our approach in Moray
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.
Planning work funded by us
Nothing to pay upfront: on promotion we fund the planning work. Those costs are recovered from the sale proceeds only if the land sells with planning, and the heads of terms set out exactly how that works.
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.
The Scottish system, as it applies in Moray
Scottish land deals differ from the rest of the UK in a few ways: contracts are concluded by missives, consent in principle is called planning permission in principle, and developer contributions use Section 75 agreements. Land to Homes works within those rules around Moray, whether buying a suitable site directly with no onward chain, subject to survey, title and contract, or promoting it through planning with nothing to pay upfront. Planning permission is never guaranteed, so we explain the risks plainly.
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 |
Your questions answered for Moray
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 a promotion agreement cover land owned by several people?
Yes. Neighbours, family members or trustees can sign one agreement, or linked agreements, often with a separate arrangement for sharing proceeds between them. This makes it easier to bring forward a larger site with a single planning strategy. Our land assembly page explains how sharing usually works.
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.
What is a minimum price in a promotion agreement?
It is the lowest figure at which the landowner can be required to sell once planning is granted. It protects you from a sale in a weak market. Set it too high and the land may not sell; set it too low and it gives little protection. Some agreements allow review by an independent surveyor.
Do you work with landowners in Moray?
We do. We work with landowners across Moray, including Buckie, Forres and Elgin. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
Read more: Land Promotion Agreements · Guide: Green Belt and grey belt land explained