Farms and Estates A Conveyancing Handbook (Second Edition)

by Jessel, Christopher; Goulding, Simon

• ISBN13: 9780853089841
• ISBN10: 0853089841
• Edition: 2nd
• Format: Hardcover
• Copyright: 2006-03-01
• Publisher: Jordan Publishing Limited

Summary

Farms and Estates: A ConveyancingHandbook is the only textbook dedicated to this subject. Written by two leading agricultural lawyers, it guides you through the complexities of advising on the sale andpurchase of rural land - a process that frequently raises technicalproblems which differ greatly from standard conveyancing transactions such as dealing with unregistered land, grants, tenancy problems and the transfer of employees and contracts for plant and machinery.This new edition takes account of recent major legislative developments including the Single Farm Payment which came into effect in May 2005, the Land Registration Act 2002 and the Countryside and Rights of Way Act 2000. Also covered are Stamp Duty Land Tax and the Hunting Act 2004 and the Commons Bill 2006.Farms and Estates: A Conveyancing Handbook provides a practical explanation of the subject, highlighting what the professional adviser must look for and how a deal should be structured to avoid tax and other problems. It also includes 18 precedents.ContentsPart 1: NarrativeIntroductionThe TransactionThe SaleThe PrincipalsLocal VariationsThe Professional TeamThe LandThe TitleRoads and WaysServicesCommon Land and Open SpacesWild Creatures, Sporting and ConservationTrees and TimberMines and QuarriesCovenantsPlanningThe EnvironmentAgricultural and Farm Business TenanciesResidential TenanciesBusinesses amd other Leases and LicencesGrants and PaymentsThe Farming BusinessDiversificationThe Conveyancing ProcessSearches and InformationFinanceProceedings and NoticeTaxationPart 2: ChecklistsPart 3: Preliminary EnquiriesPart 4: PrecedentsReviewsan excellent book ... the practical and detailed account contains nuggets of information which will benefit even the most experienced of practitioners ... extremely readable.Solicitors Journal

Table of Contents

PREFACE	v
TABLE OF CASES	xv
TABLE OF STATUTES	xvii
TABLE OF STATUTORY INSTRUMENTS	xxi
TABLE OF EC LEGISLATION	xxiii
TABLE OF ABBREVIATIONS	xxv
PART 1 NARRATIVE	1	(202)
CHAPTER 1 INTRODUCTION	3	(2)
1.1 The long-distance view	3	(1)
1.2 The long-term view	3	(2)
CHAPTER 2 THE TRANSACTION	5	(4)
2.1 Introduction	5	(1)
2.2 The farm	5	(1)
2.3 The estate	6	(1)
2.4 Farm or estate	6	(1)
2.5 Sale and purchase	7	(2)
CHAPTER 3 THE SALE	9	(6)
3.1 Methods of sale	9	(1)
3.2 Lotting and sub-sale	10	(1)
3.3 Let and newly vacant farms	11	(1)
3.4 Timing	12	(1)
3.5 Alternative methods of sale	12	(1)
3.6 Sale of the farm business	13	(2)
CHAPTER 4 THE PRINCIPALS	15	(6)
4.1 Introduction	15	(1)
4.2 The working farmer	15	(1)
4.3 The amenity farm	16	(1)
4.4 The investor	16	(1)
4.5 Trustees and executors	17	(1)
4.6 Charities and pension funds	18	(1)
4.7 Consortium	18	(1)
4.8 Local authorities and other statutory bodies	19	(1)
4.9 Mortgagees	19	(2)
CHAPTER 5 LOCAL VARIATIONS	21	(4)
5.1 Introduction	21	(1)
5.2 Farming activities	21	(1)
5.3 Associated activities	21	(2)
5.3.1 Mining	21	(1)
5.3.2 Tourism	22	(1)
5.4 Coast, hill and river	23	(2)
CHAPTER 6 THE PROFESSIONAL TEAM	25	(4)
6.1 Introduction	25	(1)
6.2 The resident agent	25	(1)
6.3 The surveyor and transaction agent	26	(1)
6.4 The accountant	26	(1)
6.5 Lawyers	27	(1)
6.6 The farm manager	27	(1)
6.7 Specialists	28	(1)
CHAPTER 7 THE LAND	29	(10)
7.1 Assessing the worth of land	29	(1)
7.2 Boundaries	30	(2)
7.3 Rivers	32	(2)
7.4 Roads	34	(1)
7.5 The coast	35	(1)
7.6 Common land	36	(3)
CHAPTER 8 THE TITLE	39	(10)
8.1 Introduction	39	(1)
8.2 Registered land	40	(3)
8.3 Unregistered land	43	(1)
8.4 Possessory title	44	(1)
8.5 Limited owners	45	(2)
8.6 Positive obligations	47	(1)
8.7 Land without documentary title	47	(2)
CHAPTER 9 ROADS AND WAYS	49	(10)
9.1 Introduction	49	(1)
9.2 Public highways	49	(3)
9.3 Private rights of way	52	(3)
9.3.1 Private rights implied by law	52	(2)
9.3.2 Existing express rights of way	54	(1)
9.3.3 New rights of way	54	(1)
9.4 Maintenance	55	(1)
9.5 Diversion	56	(1)
9.6 Gates and padlocks	57	(2)
CHAPTER 10 SERVICES	59	(10)
10.1 Introduction	59	(1)
10.2 Water	59	(3)
10.2.1 Supply and charging	60	(1)
10.2.2 Reservoirs and water abstraction	61	(1)
10.3 Drainage	62	(1)
10.4 Electricity	63	(1)
10.5 Telecommunications	64	(1)
10.6 Gas and oil	65	(1)
10.7 Lift and shift	66	(1)
10.8 Standards	67	(1)
10.9 Unknown services	68	(1)
CHAPTER 11 COMMON LAND AND OPEN SPACES	69	(6)
11.1 Introduction	69	(1)
11.2 Rights of common	70	(1)
11.3 The land	71	(1)
11.4 Public access	72	(3)
CHAPTER 12 WILD CREATURES, SPORTING AND CONSERVATION	75	(6)
12.1 Introduction	75	(1)
12.2 Sporting rights	75	(3)
12.2.1 Tenanted land	77	(1)
12.3 Conservation and animal health	78	(3)
CHAPTER 13 TREES AND TIMBER	81	(6)
13.1 Introduction	81	(1)
13.2 Commercial woodland	81	(1)
13.3 The Woodland Grant Scheme	82	(1)
13.4 Planning	83	(2)
13.5 Liability for trees	85	(2)
CHAPTER 14 MINES AND QUARRIES	87	(8)
14.1 Introduction	87	(1)
14.2 Minerals	87	(1)
14.3 Surface entry or underground workings	88	(2)
14.4 Pollution	90	(1)
14.5 Mineral leases	91	(4)
14.5.1 New grants and reservations	91	(4)
CHAPTER 15 COVENANTS	95	(8)
15.1 What is a covenant?	95	(1)
15.2 Use of covenants	96	(3)
15.2.1 Existing covenants	97	(1)
15.2.2 New covenants	97	(1)
15.2.3 Personal covenants	98	(1)
15.3 Variation and removal of covenants	99	(1)
15.4 Buying land with the benefit of a covenant	100	(1)
15.5 Making positive covenants binding	100	(3)
CHAPTER 16 PLANNING	103	(6)
16.1 Introduction	103	(2)
16.2 Protected areas	105	(1)
16.3 Farm cottages	106	(1)
16.4 Diversification	106	(3)
CHAPTER 17 THE ENVIRONMENT	109	(6)
17.1 Introduction	109	(1)
17.2 Pollution and contamination - civil liability	109	(1)
17.3 Pollution and contamination - criminal liability	110	(2)
17.4 Regulations	112	(1)
17.5 Grants and reliefs	112	(1)
17.6 The built environment	113	(1)
17.7 Open country	114	(1)
CHAPTER 18 AGRICULTURAL AND FARM BUSINESS TENANCIES	115	(16)
18.1 Introduction	115	(1)
18.2 Existing tenancies	116	(3)
18.2.1 Tenant's rights	117	(1)
18.2.2 Landlord's reservations	117	(1)
18.2.3 Tenant's obligations	117	(1)
18.2.4 Landlord's obligations	118	(1)
18.2.5 Forfeiture clauses	118	(1)
18.2.6 Miscellaneous and resumption clauses	119	(1)
18.3 Statutory provision	119	(2)
18.4 Security and succession	121	(1)
18.5 The tenancy comes to an end	122	(3)
18.6 Divided tenancies	125	(1)
18.7 Sale to sitting tenant	126	(1)
18.8 Sales with new leases	126	(1)
18.9 Alternatives to tenancies	127	(1)
18.10 Let estates	128	(3)
CHAPTER 19 RESIDENTIAL TENANCIES	131	(8)
19.1 Introduction	131	(1)
19.2 Date of grant	131	(2)
19.3 Leases up to seven years	133	(1)
19.4 Leases over three years	134	(1)
19.5 Weekly tenancies	135	(1)
19.6 Long leases	135	(1)
19.7 Blocks of flats	135	(1)
19.8 Notices	136	(1)
19.9 Nature of tenant	136	(1)
19.10 Pensioners and licensees	137	(2)
CHAPTER 20 BUSINESS AND OTHER LEASES AND LICENCES	139	(8)
20.1 Introduction	139	(1)
20.2 Licences	139	(1)
20.3 Business tenancies	140	(2)
20.3.1 Clubs and voluntary groups	141	(1)
20.4 Diversification	142	(1)
20.5 Mineral and sporting tenancies	142	(1)
20.6 Amenity arrangements	143	(1)
20.7 Public utilities	143	(1)
20.8 Allotments	144	(3)
CHAPTER 21 GRANTS AND SUBSIDIES	147	(8)
21.1 Introduction	147	(1)
21.2 Single Farm Payment	148	(4)
21.2.1 In general	148	(1)
21.2.2 Transfer of Single Farm Payment	149	(1)
21.2.4 The conditions	150	(1)
21.2.5 Cross-compliance	151	(1)
21.2.6 Tenanted land	151	(1)
21.3 Milk quota	152	(2)
21.4 Environmental and woodland grants	154	(1)
CHAPTER 22 THE FARMING BUSINESS	155	(6)
22.1 Introduction	155	(1)
22.2 Employees	155	(2)
22.3 Business contracts	157	(1)
22.4 Building contracts	158	(1)
22.5 Farming equipment and cultivations	158	(3)
CHAPTER 23 DIVERSIFICATION	161	(6)
23.1 Introduction	161	(2)
23.2 'Horseyculture'	163	(1)
23.3 Bed and breakfast	163	(1)
23.4 Movable equipment	164	(1)
23.5 Workshops	164	(1)
23.6 Operating companies	165	(2)
CHAPTER 24 THE CONVEYANCING PROCESS	167	(10)
24.1 Introduction	167	(1)
24.2 Preliminary steps	168	(1)
24.3 Draft contract	168	(1)
24.4 Management	169	(1)
24.5 Searches and enquiries	169	(2)
24.6 Following the contract	171	(2)
24.7 Completion	173	(4)
CHAPTER 25 SEARCHES AND INFORMATION	177	(6)
25.1 Introduction	177	(1)
25.2 Normal searches	177	(1)
25.3 Land charges searches	178	(1)
25.4 Other searches	179	(2)
25.4.1 Coal mining	180	(1)
25.4.2 Old mine workings	180	(1)
25.4.3 Agricultural credits	180	(1)
25.4.4 Boundaries	181
25.4.5 Chancel repair liability	180	(1)
25.5 Environmental audit	181	(1)
25.6 Other information	181	(2)
CHAPTER 26 FINANCE	183	(8)
26.1 Introduction	183	(1)
26.2 The price	183	(1)
26.3 Mortgages	184	(1)
26.4 Overage and development sales	185	(3)
26.4.1 Methods of obtaining development value	186	(2)
26.5 Security	188	(3)
CHAPTER 27 PROCEEDINGS AND NOTICES	191	(6)
27.1 Introduction	191	(1)
27.2 Between contract and completion	191	(2)
27.3 Following completion	193	(1)
27.4 Third parties	194	(1)
27.5 Notices	194	(3)
CHAPTER 28 TAXATION	197	(6)
28.1 Introduction	197	(1)
28.2 Capital gains tax	198	(1)
28.3 Income tax	198	(1)
28.4 Value added tax	199	(1)
28.5 Stamp Duty Land Tax	199	(1)
28.5 Inheritance tax	199	(1)
28.7 Landfill tax	200	(1)
28.8 Rates	200	(1)
28.9 Generally	201	(2)
PART 2 CHECKLISTS	203	(8)
Checklist (Seller)	205	(2)
Checklist (Buyer)	207	(4)
PART 3 ENQUIRIES BEFORE CONTRACT	211	(26)
1 Title	213	(1)
2 Benefits	214	(1)
3 Covenants and other Restrictions	214	(2)
4 Boundaries	216	(1)
5 Adjoining Property and Disputes	217	(1)
6 Access	218	(1)
7 Notices	218	(1)
8 Planning and Related Matters	218	(3)
9 Local Authority Matters and Outgoings	221	(1)
10 Services	222	(2)
11 Watercourses and Dams	224	(1)
12 Sporting Rights	225	(1)
13 Timber	225	(1)
14 Agricultural or Environmental Schemes	225	(1)
15 Single Farm Payment and Quotas	225	(2)
16 Environmental	227	(3)
17 Fixtures and Fittings	230	(1)
18 Buildings, Installations and Physical Condition	230	(2)
19 Employees	232	(1)
20 Diseases	232	(1)
21 VAT and Capital Allowances	232	(1)
22 Ancient Monuments and Treasure	233	(1)
23 Agricultural and Other Tenancies	233	(1)
24 Miscellaneous	234	(1)
25 Completion	235	(1)
26 General	235	(2)
PART 4 PRECEDENTS	237	(20)
1 Restrictive covenant — general form	239	(1)
2 Right of way — granted	240	(1)
3 Drainage — granted	241	(1)
4 Lift and shift — reserved	242	(1)
5 Existing agricultural tenancy — severed reversion	243	(1)
6 Minerals — no surface entry — reserved	244	(1)
7 Minerals with surface entry — reserved	245	(1)
8 Adjoining land development rights — reserved	246	(1)
9 Pipes — reserved	247	(1)
10 Future easements — reserved	248	(1)
11 Sporting (short form) — reserved	249	(1)
12 Sporting (long form) — reserved	250	(1)
13 General rights — reserved	251	(1)
14 Environmental agreement	252	(1)
15 Holdover	253	(1)
16 Early entry	254	(1)
17 Milk quota	255	(2)
INDEX	257