Sell Land Without Planning in Birkenhead
Most development land in Birkenhead starts life with no planning at all. If your field, yard or paddock sits close to existing homes, you have a choice: take a lower price now and pass the risk to a buyer, or wait for planning and share in the higher value. We set out both sides in writing after a free appraisal.
Birkenhead · CH41Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- 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 Birkenhead
Birkenhead (CH41) is one of the Merseyside towns we cover, about 2 miles south-west of Liverpool. Close by, our coverage also takes in Liverpool, Bebington and Bootle. Birkenhead is in the North West region of England.
Typical sites we review near Birkenhead include brownfield land in and around Birkenhead, paddocks on the edge of Birkenhead and former garage blocks and yards. Because Birkenhead is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
Send us a postcode in or near CH41 and we will start with a free desktop appraisal.
Our approach in Birkenhead
Conditional contracts
Contracts are signed now, but the sale only completes if a satisfactory planning permission is granted by a longstop date. The price is usually fixed, or set by an agreed formula, when the contract is signed.
Hope value explained
Land with no permission but a realistic chance of one is worth more than its current use value, but less than consented land. We explain where your site sits on that scale and why.
Option or promotion routes
Where planning will take longer, an option or promotion agreement lets us fund the application while you keep ownership. We explain the difference, including who benefits from a higher or lower sale price.
Buying land as it stands
Where we can see a planning route we are prepared to back, we can buy your land as it stands, with no onward chain, subject to survey, title and contract.
Planning and land rules in Birkenhead
Selling development land in Birkenhead 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, the starting point is the Local Plan and the National Planning Policy Framework. Councils assess land put forward in a housing and economic land availability assessment. Smaller housing-led sites can apply for Permission in Principle to test whether the location is acceptable, and some Green Belt land may now be assessed as grey belt.
| 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 |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Sell Land Without Planning in Birkenhead: questions
What is a subject to planning contract?
It is a contract where both sides commit now, but the sale only completes if a satisfactory planning permission is granted. It sets a longstop date, defines what counts as satisfactory and usually says who controls the application. If permission is not granted by the longstop date, either side can normally withdraw without penalty.
Is a field with no road frontage worth selling for development?
It can be, but access is the first question any buyer asks. If the only route in crosses land owned by someone else, rights need to be agreed or a strip bought. We check title plans and highway records before suggesting any deal, so you know whether access is a hurdle or a dead end.
What if my land has been refused planning before?
A previous refusal is useful evidence, not necessarily the end of the story. Policy changes, new local plans and a different scheme can lead to a different outcome. We read the refusal reasons and any appeal decision before giving a view on whether a fresh approach is realistic and worth the cost.
Can I keep using the land while planning is pursued?
Usually, yes. Under options and promotion agreements you normally keep ownership and can carry on using the land, for example for grazing or farming, until it is sold. The agreement sets out access for surveys and any restrictions, such as on granting new long-term tenancies.
Do you work with landowners in Birkenhead?
We do. We work with landowners in Birkenhead and elsewhere in Merseyside, including St Helens, Prescot and Kirkby. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
Read more: Sell Land Without Planning · Guide: Overage and clawback: how they work when you sell land