Before you can sell land for cash, you need to establish your legal right to do so. The journey begins with checking whether the deceased left a will. If there is a will, confirm that you are indeed the rightful heir to the land. Even with a valid will, you’ll need to apply for probate – the legal document that gives you the authority to administer the deceased’s estate, including selling any land or property they owned.
According to Todays Wills and Probate, the average probate processing time is approximately 9.3 weeks, though paper applications can take over 15 weeks. This waiting period is crucial to factor into your timeline if you’re wondering how to sell land quickly. While you can begin marketing the land before probate is granted, the sale cannot legally complete until probate has been approved.
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How To Sell Inherited Land?
Selling inherited land can be an emotionally challenging yet financially rewarding endeavour that requires navigating complex legal processes, tax obligations, and market considerations to achieve the best possible outcome. Whether you’ve recently inherited a plot of farmland, woodland, a building plot or development land with potential, understanding the proper steps to take can make the difference between a smooth transaction and a lengthy, stressful ordeal.
According to recent analysis, the real value of inheritances passed on annually in the UK has doubled roughly every twenty years since 1979 and is expected to double again in England by 2040. The value of inheritances reported to HMRC passed on annually in the UK doubled in real terms from £24 billion in 1979 to £48 billion by 1999, and then to £98 billion by 2020. With the average reported estate value rising from just £95,000 in 1979 (in 2021/22 prices) to £352,000 by 2020, inherited land represents a significant portion of this wealth transfer.
I’ve inherited some land – what tax will I have to pay when I sell it?
Inheriting land can be emotionally overwhelming, especially when you’re still grieving. The last thing most people want to think about is the taxman, but unfortunately, there are some important financial considerations that can’t be ignored.
First off, there’s Inheritance Tax to consider. This needs paying within six months of your loved one’s passing, whether you’ve managed to sell the land or not. I’ve spoken with many clients who’ve been caught out by this rather brutal deadline, especially when they’re dealing with complicated estates or land that isn’t easy to value. It can put enormous pressure on you to sell quickly, which isn’t ideal when you’re still processing your loss.
Then there’s the Capital Gains Tax question. If the land increases in value between the date of death and when you eventually sell it, HMRC will want their cut of that profit. The tax is calculated on the difference between the probate value (what it was worth when your loved one passed away) and what you actually manage to sell it for.
It can feel incredibly unfair – you’re already dealing with grief, possibly unexpected inheritance responsibilities, and then the taxman comes knocking as well. Many people I’ve spoken with at Property Saviour feel quite blindsided by these tax implications, especially if they’ve never dealt with land ownership before.
The timing can be particularly difficult too. You might not be emotionally ready to make decisions about selling inherited land, but those tax deadlines wait for no one. It’s one of the reasons many of our clients come to us – they need a quick, guaranteed sale to meet tax obligations without the added stress of a lengthy traditional sale process.
If you’re feeling overwhelmed by all this, please know you’re not alone. At Property Saviour, we’ve guided countless people through selling inherited land with sensitivity and understanding. We’re not just a cash buyer – we’re real people who understand that behind every inheritance is a human story of loss and change. We can provide a fair cash offer for your land, regardless of its condition or complications, giving you one less thing to worry about during an already difficult time.
Valuing Your Inherited Land: What Is A Plot Of Land Worth?
The value of inherited land can vary dramatically based on several factors:
| Factor | Impact on Land Value | Typical Value Range (Per Acre) |
|---|---|---|
| Location | North vs South England | £300,000 (North) to £1,000,000+ (South) |
| Planning Permission | With vs Without | 8-10 times increase with permission |
| Current Use | Agricultural vs Residential | £12,000-£15,000 (Farmland) vs £670,000 (Residential) |
| Size | Larger vs Smaller Plots | Varies by location and use |
| Development Potential | With vs Without | Significantly higher with potential |
This table illustrates how dramatically land values can fluctuate based on various factors. For instance, residential land in the UK typically constitutes about 67% of a property’s total value. So, if a house on a one-acre plot is worth £1 million, the land alone would be valued at approximately £670,000.
Perhaps the most significant value-adding factor is planning permission. According to one source, land with planning permission can be worth 8-10 times more than land without it. This is why many landowners consider applying for planning permission before selling, despite the time and cost involved.
How Do I Sell My Land?
When it comes to selling inherited land, you have several options to consider:
Traditional Estate Agents: This conventional approach can potentially achieve the highest price but typically takes the longest time. Estate agents have expertise in marketing properties and land to potential buyers.
Land Auctions: Selling land at auction can offer a quicker sale with immediate exchange of contracts and completion typically within 20 days. Auctions are particularly effective for unique or development plots.
Online Land Portals: If you’re wondering how to sell land online, specialist websites like UK Land Directory connect sellers directly with thousands of potential buyers, often with no agent fees.
Sell to a Cash Buyer: For those asking “how can I sell my land quickly?”, property buying companies like Property Saviour offer a streamlined process, purchasing land directly for cash without the delays associated with traditional sales.
Direct Marketing to Developers: If your land has development potential, approaching developers directly can sometimes yield premium offers.
Each method has its advantages and disadvantages in terms of speed, final sale price, and convenience. Your personal circumstances and timeline will largely determine which approach is most suitable.
The Step-by-Step Process to Selling Your Inherited Land
If you’re wondering “how do I sell a plot of land?” here’s a clear roadmap to follow:
Research your inherited land: Gather all relevant documentation, check for any restrictions or covenants, and secure appropriate insurance while the land is in your possession.
Check for a will: Confirm your legal right to sell the land by reviewing the deceased’s will.
Apply for probate: This legal document gives you the authority to sell the inherited land.
Assess any outstanding debts: Determine if there are any mortgages or loans secured against the land that need to be settled.
Value the land: Get professional valuations to understand the market worth of your plot.
Choose your selling method: Decide between estate agents, auctions, online platforms, or cash buyers.
Prepare for viewings: Clear the land of debris, mark boundaries clearly, and gather relevant documentation.
Accept an offer and instruct solicitors: Once you’ve agreed on a price, legal professionals will handle the conveyancing.
Complete the sale: Sign the necessary paperwork and transfer ownership.
This methodical approach ensures you don’t miss any critical steps in what can be a complex process.
Contaminated Land: Special Considerations
If you’re dealing with what to do with inherited land that may be contaminated, this presents additional challenges. It’s estimated there are between 50,000 and 100,000 contaminated sites in the UK, covering up to 200,000 hectares of land. Up to 20% of this land may need treatment to reduce potential harm to people or the environment.
Before selling potentially contaminated land, consider:
Having professional environmental assessments conducted
Researching previous land uses through local authority registers
Understanding potential remediation costs
Exploring government assistance programs for brownfield redevelopment
Taking out appropriate insurance
Contaminated land doesn’t mean unsellable land. In fact, many successful developments have been built on remediated brownfield sites. However, transparency about contamination issues is legally required and ethically important when selling.
What Is The Best Way To Sell Land?
The best way to sell land depends entirely on your priorities—whether that’s getting the highest possible price or completing a quick, hassle-free sale. For maximum value, marketing through a specialist land agent who understands development potential could net you top dollar, but expect a lengthy process of 6-12 months or more. If speed is your priority, land auctions offer a faster route with completion typically within 20-30 days of the auction date, though you’ll sacrifice some control over the final price.
For many sellers, particularly those handling an estate or inheritance, the emotional toll of a protracted sale process can outweigh financial considerations. This is where cash buying companies like Property Saviour have found their niche, offering certainty and speed that traditional methods simply can’t match. While you might accept 70-75% of market value, the ability to complete within days rather than months—with no agent fees, no viewings, and no chain-related delays—provides invaluable peace of mind during what’s often an already stressful time.
How Do I Sell Part Of My Garden?
Selling off a portion of your garden for development—sometimes called a “garden grab”—can be lucrative if you have a large plot in a desirable area. First, check if your garden has potential by consulting local planning officers or a planning consultant to understand if permission would likely be granted for a new dwelling. The value lies primarily in obtaining planning permission before selling; land with permission can be worth 8-10 times more than without.
Before proceeding, investigate any restrictive covenants on your property’s title that might prevent development. You’ll also need to consider access requirements—any new plot will need its own entrance from a public highway. Selling to neighbours sometimes offers the simplest solution, but specialist land agents or property buyers like Property Saviour can also help navigate this complex process. Remember that capital gains tax may apply to the profit from selling garden land, as it’s not typically covered by the principal residence exemption that applies to your main home.
Is It Better To Buy Land, Build A House, & Sell It?
Self-building to sell can offer remarkable profits when executed well, with potential returns of 15-30% on your investment compared to the 5-10% typically achieved through conventional property development. The greatest advantage comes from avoiding the developer’s profit margin that’s built into new-build prices. However, the risks and challenges shouldn’t be underestimated.
Finding suitable land represents the first hurdle, with development plots in desirable areas commanding premium prices. Then there’s the planning permission process, which can be time-consuming and uncertain. Construction itself brings risks of cost overruns, delays, and quality issues. You’ll also need substantial capital or financing to fund the project before seeing any return.
For most people, a more accessible entry point to property development might be purchasing a property requiring renovation rather than starting from scratch. That said, for those with experience in construction or property development, buying land to build and sell can be immensely rewarding both financially and creatively. Just ensure you’ve done thorough research, secured proper financing, and built a reliable team of professionals before embarking on this challenging but potentially lucrative path.
Selling Land Online: Modern Approaches To Finding Buyers
In today’s digital age, selling land online has become increasingly popular, offering wider reach and often faster results than traditional methods. UK Land Directory represents one such platform, connecting sellers directly with over 120,000 monthly visitors interested in purchasing land. These specialized platforms offer several advantages:
Free advertising with no agent fees
National and international exposure
Quality leads from genuinely interested buyers
Simple user interfaces for listing management
When using online platforms to sell land near me (as many buyers search), high-quality photographs, detailed descriptions, and accurate location information significantly increase your chances of attracting serious buyers. Including information about planning potential, access rights, and any surveys already completed can also expedite the selling process.
Selling Land: Is It Time To Sell Your Own ‘Piece Of England’?
Land ownership has deep cultural significance in British society, with many viewing it as the ultimate tangible asset. However, circumstances change, and inherited land sometimes comes with responsibilities and costs that outweigh the benefits of holding onto it. Signs it might be time to sell include:
High maintenance costs without corresponding income
Inheritance tax pressures requiring liquidation
Limited personal use of the land
Strong market conditions creating seller advantages
Development pressure in the area increasing land values
The emotional attachment to family land can make this decision particularly difficult. This is where working with understanding professionals who recognize both the financial and emotional aspects of selling inherited land becomes invaluable.
Property Saviour stands out as a compassionate alternative to traditional selling methods, offering a guaranteed sale with no hidden fees or last-minute price reductions. Their human-centered approach recognizes that selling inherited land often comes during an already challenging time, providing a reliable, stress-free solution when you need it most.
What are the potential pitfalls of selling inherited land?
Selling inherited land can come with several challenges. Be aware of:
- Disputes among beneficiaries
- Unexpected tax liabilities
- Hidden legal issues or covenants
- Undervaluing the land’s potential
Should I use a solicitor when selling inherited land?
Using a solicitor when selling inherited land is highly recommended. They can:
- Handle the legal aspects of the sale
- Ensure all necessary documents are in order
- Advise on tax implications
- Manage any disputes or complications that arise
Can I sell inherited land before probate is granted?
While it’s possible to market inherited land before probate is granted, the sale cannot be completed until probate is obtained. Some buyers may be willing to begin the process, but most will wait for probate to be granted before proceeding.
What if the inherited land has tenants?
If the inherited land has tenants, you’ll need to review existing tenancy agreements and decide whether to sell with tenants in place or vacant. This decision can impact the land’s value and saleability.
How can I maximise the value of inherited land?
To increase the value of inherited land, consider these improvements:
• Obtain planning permission for development
• Clear debris or overgrowth
• Improve access roads or utilities
• Subdivide the land if feasible
What if the inherited land has a mortgage?
If the inherited land has an outstanding mortgage, it will need to be paid off from the estate or the sale proceeds. The executor of the estate is responsible for managing this process.
Why Sell Your Inherited Land to Property Saviour?
Property Saviour offers a straightforward solution for selling your inherited land. We understand the unique challenges that come with inherited property and provide a hassle-free process to help you move forward.
At Property Saviour, we offer both conditional and unconditional sales. A conditional sale allows for a period of due diligence, while an unconditional sale provides immediate certainty. We’ll work with you to determine the best option based on your specific circumstances and needs.
We simplify the selling process by handling all the details. From valuation to legal paperwork, our team of experts will guide you every step of the way. We can complete the purchase in as little as 10 days, or work to a timeline that suits you.
Sell with certainty & speed
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay £1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
