Buying a Rural Property in Somerset? Seven Things to Check Before You Commit
Buying a rural property in Somerset can offer the chance to enjoy more space, countryside views and a quieter way of life. But buying a country cottage, farmhouse or village home can also involve issues that are less common with properties in towns.
From private drainage and access rights to flood risk and restrictions on alterations, there are several things worth investigating before you commit to a purchase.
Here are seven important checks to discuss with your conveyancer when buying a rural property in Somerset.
1. Does the property have a septic tank?
Many rural homes are not connected to the mains sewer. Instead, they may rely on a septic tank or a small sewage treatment plant.
If you are buying a house with a septic tank, establish what type of system serves the property, where it is located and who is responsible for its maintenance. You should also ask whether relevant records, permits or other documentation are available.
The rules governing private drainage depend on the type of system and how it operates. Some discharges are subject to environmental requirements, and a system that does not comply may need remedial work.
Your conveyancer can raise enquiries about the drainage arrangements and review relevant documentation. A specialist inspection may also be appropriate to assess the condition and operation of the system.
2. Are the access rights clear?
A country property may be reached by a private lane, a shared driveway or a track crossing somebody else's land.
Do not assume that using a route for many years automatically means you have all the legal rights needed to continue using it. The property's title documents should be checked to establish whether there is a suitable right of way and whether any restrictions apply.
You should also establish who is responsible for maintaining a shared access road and whether there are arrangements for sharing the cost.
If access is essential to the property, uncertainty over the legal rights can become a significant issue. It is better to investigate this before exchange of contracts than to discover a problem after moving in.
3. Is there a public footpath across the land?
Somerset's countryside has an extensive network of public rights of way. A footpath may run alongside a property, across a field or, in some cases, through part of a garden.
A public right of way does not normally mean that members of the public can wander anywhere on the property. However, the route and the rights attached to it can affect privacy, enjoyment and future plans for the land.
If you are buying a rural property in Somerset with substantial grounds, check whether any public footpaths or other rights of way affect it.
Your conveyancer can review relevant search results and title documents. You should also inspect the property and its surroundings to understand how any route works in practice.
4. Is the property at risk of flooding?
Flood risk is not confined to homes immediately beside rivers. Surface water, groundwater and inadequate drainage can also cause problems, depending on the location and local conditions.
Before buying a country house or cottage, consider the available flood-risk information and ask whether the seller has experienced flooding or drainage problems.
Your conveyancer will normally consider the appropriate searches for the transaction. Depending on the results, further investigations or specialist advice may be sensible.
Flood risk can also affect the availability and cost of buildings insurance. If you have concerns, investigate insurance options early rather than leaving the question until shortly before completion.
5. Can you make the alterations you have planned?
A rural property may look ideal for an extension, replacement windows, a new outbuilding or a conversion. However, planning rules and other restrictions may limit what you can do.
Some properties are listed buildings, while others lie within conservation areas. Additional controls can apply to alterations, and permitted development rights may be restricted or removed in certain circumstances.
If you intend to renovate or extend, establish the property's planning history and whether any relevant permissions or restrictions apply.
Do not assume that because a neighbouring property has an extension, you will automatically be allowed to build something similar. Check with the local planning authority before committing to a purchase on the basis of proposed improvements.
6. Who owns the boundaries and retaining walls?
Hedges, ditches, fences, walls and changes in ground level can make boundaries less obvious in the countryside.
The title plan can help identify the extent of the land being purchased, but it does not necessarily show the precise position of every boundary feature or conclusively establish responsibility for every fence or wall.
If the property has a substantial retaining wall, shared boundary structure or access adjoining neighbouring land, ask your conveyancer to investigate any relevant documents and raise enquiries where appropriate.
You should also pay attention to visible signs of damage or disputes. If a wall appears unstable or there are concerns about movement, a suitable professional inspection may be needed.
7. Are there rights affecting utilities or neighbouring land?
Rural properties may have electricity cables, water pipes, drainage routes or other services crossing land. There may also be rights allowing utility companies or neighbouring owners to access particular areas.
A wayleave agreement, easement or other legal arrangement may govern how equipment is installed, maintained or accessed.
When buying a rural property, ask whether the title documents or search results reveal any such rights and whether they could affect your intended use of the land.
These arrangements are not necessarily a problem. The important thing is to understand what rights exist, who benefits from them and whether they impose any practical restrictions.
Make the right checks before you buy
Buying a rural property in Somerset can be rewarding, but the legal and practical details deserve careful attention. Private drainage, access arrangements, public footpaths and restrictions on alterations can all affect how you use your new home.
Your conveyancer will investigate the legal title, consider the relevant searches and raise enquiries about issues that emerge during the transaction. Some matters may also require specialist inspections or advice beyond the legal work.
If you are considering a move to the Somerset countryside, Always Conveyancing can help you understand the conveyancing process and the checks involved in buying your next home.
Visit our website to find out more about our conveyancing services and our 50 Facts about Conveyancing, which cover a range of useful property topics.
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