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UK diy (uk.d-i-y) For the discussion of all topics related to diy (do-it-yourself) in the UK. All levels of experience and proficency are welcome to join in to ask questions or offer solutions. |
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#1
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My family has an interest in a piece of farmland which we wish to sell
to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. The plot is less than half an hour's driving time from the surveyor's office. I can't see how this could involve more than three hours work. Thoughts? Thanks Edward |
#2
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Edward wrote:
My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. The plot is less than half an hour's driving time from the surveyor's office. I can't see how this could involve more than three hours work. Thoughts? Thanks Edward So ring another surveyor and tell him you've been quoted £500, which you consider a little on the high side. |
#3
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Edward wrote:
My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). Sounds about right, based upon getting my factory units valued every three years to keep the pension fund auditors happy. I am not a surveyor, but given that the plans show the area, ... IME valuers work on the principle that plans can be wrong, so they always take their own measurements. Colin Bignell |
#4
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Nightjar "cpb"@ insertmysurnamehere wrote:
Edward wrote: My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). Sounds about right, based upon getting my factory units valued every three years to keep the pension fund auditors happy. I am not a surveyor, but given that the plans show the area, ... IME valuers work on the principle that plans can be wrong, so they always take their own measurements. Colin Bignell Ring another valuer and tell them you want it done for £400. There's always somebody prepared to work for less than £120 an hour in a recession. |
#5
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![]() Sounds about right, based upon getting my factory units valued every three years to keep the pension fund auditors happy. IME valuers work on the principle that plans can be wrong, so they always take their own measurements. They re-measure the same buildings every three years, in case they've shrunk? |
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#7
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On 21/07/2010 08:56, Edward wrote:
My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. The plot is less than half an hour's driving time from the surveyor's office. I can't see how this could involve more than three hours work. Thoughts? You don't say how large the plot is or whether there is any development potential. If it is just farmland and being sold as such the value is not likely to be much above the average for bare land which (last time I checked the Valuation Agency website) was about £5000 an acre in most parts of the country. 'Plot' tends to suggest something small and maybe valuable in which case a valuation by a knowledgeable valuer is surely a must particularly if it is a subdivision of an existing field for which accurate dimensions are required. If OTOH it is only farmland and what is being sold is one or more fields then the farmer should have the land registered with the RPA who will have measured the plan area of each field to the nearest 0.01 of a hectare which is surely accurate enough for farmland transactions and your valuer may not need even to leave his office to make his valuation. |
#8
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On Wed, 21 Jul 2010 20:24:22 +0100, Roger Chapman
wrote: On 21/07/2010 08:56, Edward wrote: My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. The plot is less than half an hour's driving time from the surveyor's office. I can't see how this could involve more than three hours work. Thoughts? You don't say how large the plot is or whether there is any development potential. If it is just farmland and being sold as such the value is not likely to be much above the average for bare land which (last time I checked the Valuation Agency website) was about £5000 an acre in most parts of the country. 'Plot' tends to suggest something small and maybe valuable in which case a valuation by a knowledgeable valuer is surely a must particularly if it is a subdivision of an existing field for which accurate dimensions are required. If OTOH it is only farmland and what is being sold is one or more fields then the farmer should have the land registered with the RPA who will have measured the plan area of each field to the nearest 0.01 of a hectare which is surely accurate enough for farmland transactions and your valuer may not need even to leave his office to make his valuation. Only needs to be registered with the RPA if subsidies are being claimed. Judging from complaints about the RPA I wouldn't be too sure about the accuracy of their mapping either! |
#9
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In message
, Edward writes My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. £1 for the hammer, £1000 for knowing where to hit it -- geoff |
#10
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On 21/07/2010 20:54, Bill Taylor wrote:
If OTOH it is only farmland and what is being sold is one or more fields then the farmer should have the land registered with the RPA who will have measured the plan area of each field to the nearest 0.01 of a hectare which is surely accurate enough for farmland transactions and your valuer may not need even to leave his office to make his valuation. Only needs to be registered with the RPA if subsidies are being claimed. You know a farmer who can't be bothered to claim subsidies? Judging from complaints about the RPA I wouldn't be too sure about the accuracy of their mapping either! RPA maps are based on large scale OS mapping. OS maps may not be up to date but they are generally very accurate. |
#11
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![]() "geoff" wrote in message ... In message , Edward writes My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. £1 for the hammer, £1000 for knowing where to hit it -- geoff Don't forget to include an uplift clause in the sale contract in case the next Milton Keynes gets built on it. AWEM |
#12
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On 21 July, 08:56, Edward wrote:
My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. *We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). *I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. The plot is less than half an hour's driving time from the surveyor's office. *I can't see how this could involve more than three hours work. Thoughts? Thanks Edward Farmland prices are based on what other nearby land sells for. Deduct a bit if it's sloping, badly drained, liable to floods, needs fences attending to, stoney ground &so forth. Your guess is as good as anyone elses. I too hate these parasites. |
#13
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In message , geoff
writes In message , Edward writes My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. £1 for the hammer, £1000 for knowing where to hit it Exactly. It might be as well to ask about *conflict of interest*. There are very few agricultural valuers in a district so it is likely there will be business overlaps. If you were approached to sell the land, it is important that you look beyond the immediate agricultural value and try to spot what the buyer knows that you don't. I recently missed a modest uplift where land sold for agricultural use was sold on quickly to the Woodland Trust for forestry development. regards -- Tim Lamb |
#14
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In message , Andrew Mawson
writes "geoff" wrote in message ... In message , Edward writes My family has an interest in a piece of farmland which we wish to sell to another beneficial owner. We have instructed valuers to provide a value, but they have given an estimate for providing the valuation of between £750 and £1200 (priced at £120 per hour). I am not a surveyor, but given that the plans show the area, and that calculators are cheap (I've got a free one on my computer), how can this involve anything more than a) visiting the plot and determining the quality of the land, and b) having decided what the price of that type of land in that area generally goes for, multiplying cost-per-acre x number-of- acres. £1 for the hammer, £1000 for knowing where to hit it -- geoff Don't forget to include an uplift clause in the sale contract in case the next Milton Keynes gets built on it. It is very difficult to enforce uplift clauses unless you retain some of the land or keep the deeds. The latter can be done by arranging a *non-redeemable* mortgage. IANAL regards -- Tim Lamb |
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