Issuu

commercial

residential

rural

building surveying

Field Notes INSIGHTS FROM THE LAND AND PROPERTY EXPERTS AT EDWIN THOMPSON

ISSUE 01

W W W. E D W I N T H O M P S O N .CO.U K

Contents

07 A LETTER FROM OUR MANAGING PARTNER

16-17 RENTING REFORM: WHAT LANDLORDS NEED TO KNOW

John Raven reflects on the firm’s growth and the lasting value of client relationships across generations.

A clear guide to the biggest changes facing the private rental sector — and how landlords can prepare for the years ahead.

08-09 FROM OIL SHOCKS TO FEED BILLS How Middle East Tensions Could Hit UK Farmers.

10-13 SOUTH LAKES COMMERCIAL PROPERTY MARKET UPDATE

18-19

FARMING SUPPORT SHIFTS

A major change in rural funding as the Basic Payment Scheme winds down and land managers look ahead to new opportunities.

20-21 COMMERCIAL PROPERTY IN 2026

An overview of the latest trends, opportunities, and activity shaping the South Lakes commercial property market.

From industrial demand to evolving high streets, we explore the trends shaping the commercial property sector in 2026.

Celebrating 30 years of trusted forestry expertise and long-standing relationships across the forestry sector.

22-25 A TALE OF TWO MARKETS: BUYER AND SELLER DEMAND ACROSS THE BORDER

15 DAVE ATKINSON APPOINTED PARTNER AT EDWIN THOMPSON

Our residential sales team explains the key differences buyers should understand when purchasing property in England and Scotland.

ROOTED IN FORESTRY

Forestry Manager Dave Atkinson joins the partnership following decades of experience in forestry and land management.

26-27 KATE ARMSTRONG: BUILDING A FUTURE IN RURAL SURVEYING Meet apprentice rural surveyor Kate Armstrong, whose journey through university and hands-on experience reflects Edwin Thompson’s commitment to investing in future talent.

28-31 INVESTING IN PROPERTY, BUILDING FOR THE FUTURE John Raven discusses Edwin Thompson’s longstanding expertise in property investment and the firm’s specialist investment vehicles.

32-33 NAVIGATING CHANGE ALONG THE A66 Supporting landowners, farmers, and rural businesses through one of the North’s largest infrastructure projects.

34-35 RESIDENTIAL SURVEYS AND HOME REPORTS: WHAT THE PAPERWORK DOESN’T TELL YOU From Home Reports in Scotland to Level 2 Surveys in England, understanding what lies beneath the surface can make all the difference when buying a home.

36-37 UNDER THE SPOTLIGHT: THE VALUE OF EXPERT PROPERTY ADVICE Why instructing a RICS Registered Valuer is becoming increasingly important in today’s changing tax and regulatory landscape.

38-39 MUD, MILES, AND FUNDRAISING FOR DODDIE Edwin Thompson’s charity of the year - My Name’5 Doddie Foundation.

40-41 BUYING IN THE LAKES? WHY A SURVEY MATTERS MORE THAN EVER From traditional stone cottages to converted barns and period homes, understanding the condition of a Cumbrian property is essential before you buy.

42-45 HISTORIC BORDER ESTATE WITH WORLD-CLASS SALMON FISHING Wark Estate and Tweed Fishings, Northumberland comes to market for only the second time in over a century.

46-47 EXPANDING INTO EDINBURGH Simon Sanderson discusses Edwin Thompson’s continued growth and the opening of the firm’s new Edinburgh office.

48-49 SALES & EPCS IN SCOTLAND Market trends and the road ahead in the residential market: Scottish Borders, Edinburgh and The Lothians.

50-51 ERIKA NORMAN: DEVELOPING A CAREER IN COMMERCIAL SURVEYING Graduate Commercial Surveyor Erika Norman shares her experience of APC structured training and building her career within Edwin Thompson’s commercial property team.

52-53 ACCOUNTS & COMPLIANCE UPDATE Keeping pace with change across property, taxation and professional regulation.

54-55 SPORTING RIGHTS: THE HIDDEN VALUE BENEATH YOUR LAND

60-61 RENEWABLE ENERGY AND THE NEW RULES OF THE GRID

From shooting and fishing rights to wider estate interests, sporting rights can represent a valuable, and often overlooked, rural asset.

How major changes to grid connection rules are reshaping renewable energy opportunities for farmers and rural landowners.

56-57 THE CASE FOR PROFESSIONAL COMMERCIAL PROPERTY MANAGEMENT

62-63 THE QUIET COMPLEXITY OF RURAL BUILDINGS

Why professional property management is becoming increasingly important for landlords, investors, and commercial assets across the UK.

Why specialist building advice is becoming increasingly important for rural estates, agricultural buildings, and countryside development projects.

58-59 FROM MARKET TOWNS TO MODERN MOVES

64-65 CUMBRIA’S DEVELOPMENT LAND MARKET: RESILIENCE, REFORM AND A REGION ON THE MOVE

How lifestyle, landscape, and fell views continue to shape one of the Lake District’s most sought-after property markets.

A look at the policy changes and market conditions driving renewed confidence in Cumbria’s development land sector.

FROM FIELD TO FINANCE

An overview of agricultural lending and the value of professional advice.

A Letter From Our Managing Partner For generations, land and property have been at the

This publication has been created to share insight,

heart of the communities we serve. From family

expertise, and stories from across the sectors we work

farms and rural estates to homes, businesses, and

in every day. Whether you are involved in agriculture,

commercial developments, landscapes may evolve

property, development, investment, or simply have an

but the importance of trusted relationships remains

interest in the changing landscape of our region, we

unchanged.

hope you find something of value within these pages.

At Edwin Thompson, we are proud to continue building

Agricultural shows and many other events arranged by

on those relationships every single day.

our teams have always been an important opportunity for us to connect directly with clients, colleagues, and

As a firm, we have grown from strength to strength

local communities, and we are delighted to continue

in recent years - expanding our teams, our expertise,

supporting these events throughout the year.

and continuing to invest in the people and places that matter most to us. Yet despite that growth, one thing

On behalf of everyone at Edwin Thompson, thank you

has never changed: our commitment to providing

for your continued trust and support. We look forward

practical advice, personal service, and long-term

to working alongside you for many years to come.

support to our clients across the rural, residential, commercial, and building surveying sectors. Many of the clients we work with today are families

John Raven

and businesses we have supported across multiple generations. That continuity is something we value

Managing Partner

enormously. We understand that property and land

Edwin Thompson

are rarely just assets - they are livelihoods, legacies, homes, and futures.

From Oil Shocks to Feed Bills HOW MIDDLE EAST TENSIONS COULD HIT UK FARMERS Written By Jack Frater in April 2026 Agricultural Consultant in our Berwick and Galashiels offices

We are all guilty from time to time of taking a parochial view

production becomes a more attractive option, with the

of farming, ignoring things beyond the farm gate. However

wheat market then following that upward trend.

the recent US conflict with Iran has certainly brought issues impacting agriculture to the front of our minds, so what

It is unlikely we will see the spikes that came from Russia’s

does this mean for farmers across Northern England and

invasion of Ukraine in 2021, as the Middle East does not

the Borders?

produce anywhere near the amount of grain that the Black Sea region does, but that’s not to say contracts wont start

The first thing is that we are clearing part of a global

creeping up. The shortage of fertiliser has already had an

industry that, like many sectors, is heavily influenced by the

impact on planting areas in Australia, and if areas such as

price of oil. The now well known Strait of Hormuz is a major

the Suez get caught up in the ongoing unrest then shipping

oil supply route, and is responsible for approximately 20%

will be diverted around the Cape of Good Hope, coming

of the worlds oil movements. The US blockade has already

with higher shipping costs on things such as insurance and

pushed prices up at the pump, and even more so red diesel,

fuel. This could be good news for arable farmers, but those

which depending on your supplier has increased by up to

finishing beef or lamb will be looking at the risk of rising

60%.

feed bills once again.

The second thing to note is the cost of fertiliser. As oil

The biggest impact could come from inflation. Higher fuel

prices increase, the price of gas follows suit, making

and fertiliser costs will be passed on to consumers, which

the manufacturing process more expensive. But more

in term directly impact inflation. Inflation was down to

significantly, the Middle East is a major producer of products

3.0% in January but reached 3.3% in March. In the US it was

such as Urea and Ammonia, the key ingredients to Nitram.

up to 3.8% in April. UK households have faced significant

In fact, over 20% of the worlds Ammonia is produced in

inflationary pressures for a while now, and any increase

the region. This may not be such an issue for UK farmers in

could well impact consumers purchasing the likes of beef

the short term as most of this seasons fertiliser has already

and lamb as they look for cheaper alternatives.

been bought and paid for, but 2027 margins may look a bit tighter.

We have all noticed an increase to our fuel and feed bills since the end of February, but realistically this looks set to

With regards to the grain market, there is somewhat of a

rumble on for a while. The UK government has estimated

correlation between the price of wheat and the price of oil

that it will take at least 8 months from the end of this

per barrel, which is primarily down to the ethanol market.

conflict for oil prices to level off, so the sooner we see TACO

As oil increases the use of corn or soyabeans for ethanol

(Trump Always Chickens Out) the better we will be.

South Lakes Commercial Property Market Update Written By Ellie Oakley in April 2026 Graduate Commercial Surveyor in our Kendal office

2-6 STRAMONGATE, KENDAL TO LET/FOR SALE

It’s been a strong start to 2026, with industrial demand

Industrial market leads the way

continuing to set the pace. The industrial and warehouse sector has once again been

Ellie Oakley reflects on a busy and encouraging period

the standout performer. A continued shortage of well-

for the South Lakes commercial property market, where

located, good-quality stock is sustaining both rental

activity has remained resilient and, in key sectors, highly

growth and capital values, with demand showing no signs

competitive.

of slowing.

Take-up has been particularly strong. Over 67,000 sq ft of

Offices show resilience

warehouse space was let by Edwin Thompson during Q1, with a further 35,000 sq ft under offer since and around

Despite wider market pressures, the office sector continues

50,000 sq ft of completed sales. Occupiers are targeting

to perform steadily.

accessible locations with strong road links, especially units suited to trade counter and distribution use.

Lettings have been secured across several key locations, including Moss End Business Park, Bridge Mills and Station

Well-specified, modern accommodation continues to

House in Kendal; College House and Trinity Enterprise

perform well, particularly where units offer yard space

Centre in Barrow-in-Furness; and Marl Business Centre in

and efficient loading. Smaller units are now consistently

Ulverston. Sales have also been secured at Eden Business

achieving rents of around £10.00 per sq ft, underlining the

Park and Moss End Business Park.

strength of the market. While occupier demand remains selective, quality space in Investment activity remains steady

accessible locations continues to attract interest.

The investment market has also seen solid levels of activity,

Pipeline of opportunities building

with a continued focus on secure, income-producing assets. Looking ahead, a number of significant opportunities are Recent transactions include the sale of Majestic Wine

coming forward, offering encouraging signs for the months

and Greggs in Kendal, as well as Flats 1–8 at Bank House

ahead.

in Windermere. Demand remains firmly weighted towards well-let properties offering long-term income security.

At Castle Mills in Kendal, approximately 100,000 sq ft, recently vacated by Anord Mardix, is being brought to

We have also recently launched Units A, 1 and 1A at Kendal

market. Of this 100,000, around 90,000 sq ft is already let

Business Park; a rare opportunity to acquire a multi-let

or under offer, with positive interest in the remaining space.

warehouse investment on an established commercial estate close to the town centre.

CASTLE MILLS, KENDAL - TO LET

Further availability includes: •

A multi-let warehouse investment at Kirkby Thore, Penrith

•

Approximately 33,000 sq ft of high-bay warehousing at Junction 39 Business Park, Shap

•

Around 30,000 sq ft at Mealbank Industrial Estate

•

There is also strong interest in the former Arnold Clark showroom at Mintsfeet Trading Estate.

Retail: challenges remain, but activity continues Retail continues to face structural challenges, particularly within town centres. However, well-positioned units are still attracting occupiers. Recent lettings include 3 Finkle Street in Kendal, and 12 Crescent Road, Unit 3 St Martins Parade, and 1-3 College Road in Windermere. Freehold demand also remains steady, with sales agreed at 29 Lowther Street, 33 Market Place and 122A Highgate in Kendal. We are currently marketing the former Jules B units at 2-6 Stramongate and 42-44 Finkle Street, offering high-quality retail space in prominent town centre locations as well as 30 Finkle Street and 31 Stricklandgate. Expanding management portfolio Alongside transactional activity, our commercial property management portfolio continues to grow. We now manage a wide range of assets across the region, including parts of Mintsfeet Trading Estate, Beezon Trading Estate and Bridge Mills in Kendal, Clawthorpe Hall Business Park and Marl Business Park in Ulverston, as well as a mix of retail, industrial and mixed-use properties. Local expertise across the region Our South Lakes offices in Kendal and Windermere are supported by a wider team, with five dedicated commercial property professionals covering the Lake District, South Lakeland, Penrith and North Lancashire.

BRIDGE MILLS, KENDAL - TO LET

Rooted in Forestry CELEBRATING 30 YEARS OF FORESTRY EXPERTISE

2026 marks a significant milestone for Edwin Thompson as

support for woodland projects of all sizes across England.

the firm celebrates 30 years of its dedicated Forestry team. Alongside woodland management, the team remains Over the past three decades, the team has grown to manage

heavily involved in woodland creation schemes, land

the interests of more than 150 woodland owners across

transactions, and forestry investment projects on both

approximately 20,000 hectares of woodland throughout

sides of the Border.

the North of England and South Scotland. Combining specialist forestry knowledge with the wider expertise

Dave explains: “Planting schemes and woodland sales are

of the firm’s land agents and property professionals, the

areas of the business that are continuing to expand, driven

department continues to provide practical, tailored advice

by digital platforms, increased competition, and changes

to clients across an evolving rural landscape.

within the regional market. We are developing our offer further this year and are well placed to support both owners

Dave Atkinson, Senior Forestry Manager and Partner, reflects

and buyers. Whether clients are considering woodland

on the team’s continued success: “We are a small team,

sales, acquisitions, or new planting projects anywhere

but we are incredibly well supported by colleagues across

across the UK, we are here to help.”

the wider business, which gives us flexibility and depth of expertise within our forestry services. Our focus has always

As demand for forestry expertise continues to grow,

been on keeping things simple, robust, and cost-effective

Edwin Thompson’s Forestry team remains committed to

for our clients. Every year we have seen continued growth,

delivering trusted advice, long-term relationships, and

and whilst there are certainly challenges ahead, there are

practical solutions for generations to come.

also exciting opportunities.” The department has also continued to invest in the future of forestry, recently welcoming Matthew Gaskell to the team

David Atkinson Senior Forestry Manager and Partner

following his completion of the Forestry Commission and University of Cumbria Degree Apprenticeship programme. Matthew brings valuable experience in securing Countryside Stewardship Woodland Grants, helping clients access

Matthew Gaskell Assistant Forestry Manager

Dave Atkinson Appointed Partner at Edwin Thompson We are delighted to announced the promotion of Forestry

latter part of my career. I can say with my hand on heart,

Manager Dave Atkinson to Partner, recognising his

that I thoroughly enjoy working for the firm, our clients

longstanding contribution to the firm and his extensive

and with my colleagues. There’s a family atmosphere that

expertise within the forestry and rural sectors.

you rarely find in work place and we should celebrate that”

Dave joined Edwin Thompson in 2013 and brings with him

Reflecting on his early interest in forestry, Dave added: “I

almost four decades of experience in forestry and land

grew up in West Cumbria and always loved being outdoors,

management. Working across the firm’s offices in Cumbria

whether walking, climbing or fishing. I always knew I

and the Scottish Borders, he has developed a respected

wanted to be involved in land management but not being

reputation for advising clients on woodland creation,

from farming background Forestry was the way in.”

estate management, timber harvesting, and wider rural property matters.

The promotion reflects both Dave’s professional expertise and the trusted relationships he has built with clients,

Originally from West Cumbria, Dave studied Forestry

colleagues, and the wider rural community throughout his

Management at the University of Aberdeen before

time at the firm.

beginning his career in the industry. His passion for land management started at an early age and has remained at

As we continue to strengthen our presence across the

the heart of his professional journey ever since.

North of England and South Scotland, Dave’s appointment marks another positive step in the continued growth of the

Speaking about his promotion, Dave said: “I am delighted

business and our forestry services.

to have been given the opportunity to become a partner and this will help keep my focus and drive in what in truth is the

Renting Reform: What Landlords Need to Know Written By Scott Gillie in May 2026 Lettings Department Manager in our Berwick office

The private rented sector has entered a new era following

Further measures, including the landlord ombudsman and

the commencement of the Renters’ Rights Act on 1 May

national Private Rented Sector database, will continue to be

2026, bringing some of the most significant changes to

introduced in phases over the coming years.

tenancy legislation in decades. While the scale of reform may appear daunting, it also For landlords across England, the reforms are already

presents an opportunity for landlords to review procedures,

reshaping how properties are managed, tenancies are

strengthen compliance, and ensure their properties remain

structured, and disputes are handled. The abolition of

professionally managed within an evolving regulatory

Section 21 “no-fault” evictions is now in force, fundamentally

framework.

changing the possession process for landlords. At the same time, Assured Shorthold Tenancies have now transitioned

The Residential Lettings team at Edwin Thompson is already

to rolling assured periodic tenancies, meaning fixed-term

supporting landlords with updated tenancy documentation,

tenancy agreements no longer apply.

legal compliance, tenant communications, and practical guidance on navigating the transition confidently and

A number of other key reforms are also now active,

effectively.

including: •

New tenancy agreement requirements

As implementation continues, staying informed and

•

Stronger council enforcement powers

seeking professional advice will be increasingly important

•

Mandatory tenant information requirements

in helping landlords adapt successfully to a changing rental

•

New restrictions on rent increases and rent in advance

landscape.

•

Increased compliance obligations surrounding property standards and tenant communication

Farming Support Shifts PREPARING FOR THE END OF THE BASIC PAYMENT SCHEME

Since leaving the European Union, England has undergone

At the largest scale, Landscape Recovery funds long-term,

the most significant reform of agricultural policy in decades.

place-based projects designed to restore nature across

The transition away from the EU’s Common Agricultural

significant areas of land. By bringing multiple farmers and

Policy - which distributed payments largely on the basis

landowners together under bespoke 20-year agreements,

of land area - toward Environmental Land Management

the scheme provides a sustained income stream for land

schemes.

management that delivers measurable environmental benefit; for wildlife, water, and the wider public.

The new environmental schemes framework distributes support across three broad streams, each targeting

Alongside these environmental schemes, a range of

different scales of ambition and outcome.

productivity and innovation grants exists to support investment in equipment, technology and infrastructure.

The Sustainable Farming Incentive is the most accessible

The Farming Equipment and Technology Fund offers

entry point, offering ongoing payments for specific land

targeted grants of between £1,000 and £25,000 for

management actions: improving soil health, managing

productivity, slurry management, and animal health and

hedgerows, reducing nutrient use. Following the closure

welfare improvements. The Improving Farm Productivity

of the previous offer, the scheme is reopening in stages:

Grant supports capital investment in robotic equipment,

Window 1 launches in June 2026 and is restricted to smaller

advanced ventilation systems and solar photovoltaic

farms of up to 50 hectares or those without an existing

installations. The Slurry Infrastructure Grant helps dairy,

ELM revenue agreement. It will remain open for around two

beef and pig farmers upgrade or expand slurry storage

months, though may close earlier if demand exhausts the

capacity to six months, with grants ranging from £25,000

allocated budget. Window 2 follows in September 2026 and

to £250,000 covering new stores, covers and associated

is open to all farms. The new offer covers 71 actions, reduced

equipment. None of these productivity grants are currently

from 102 in the previous round.

open for applications, though funding typically becomes available on a recurring basis.

Countryside Stewardship operates at a more targeted level, funding environmental improvements through multi-year

The breadth of what is now available represents an

agreements and capital grants. The Capital Scheme is a

opportunity for farming businesses. With schemes

three-year scheme funding specific physical improvements

operating across different timelines, eligibility criteria

- boundary works, water quality measures, natural flood

and application windows, taking note of which options

management - with £225 million available in 2026 and

align with a particular farm’s land, ambitions and existing

an application window opening in July. The Higher Tier is

agreements is a worthwhile exercise; and one that is best

reserved for the most environmentally ambitious proposals

approached sooner rather than later, given the budget

and requires an invitation to receive pre-application advice

constraints and closing windows that characterise several

before a formal application can be made. The Mid-Tier,

of the current offers.

which funded five-year land management agreements combining ongoing options with capital projects, this is no longer open to new applicants, though many existing agreements remain active.

Written By Holly Wybergh in May 2026 Rural Surveyor in our Carlisle office

Commercial Property in 2026 OPPORTUNITIES IN A CHANGING MARKET

Written By Hugh Hodgson in June 2026 Senior Chartered Surveyor in our Carlisle office

Nearly 6 months into 2026, industrial demand remains high,

by 2030. Landlords with properties below a B rating will

office requirements tighten under rising ESG standards, and

therefore need to plan ahead, with demand being strongest

retail shows renewed energy. While investors grow more

for modern and compliant space.

selective, well‑priced and well‑located assets continue to draw interest across the market.

There have been positive signs in the retail sector, creating cautious optimism in 2026. Several deals have

The industrial/warehouse market has been the strongest

seen successful, local occupiers take strong English Street

performing sector in recent years, and it is showing that

and Scotch Street pitches in Carlisle alongside national

2026 will be no exception. The high demand and low supply

occupiers strategically repositioning. We have also seen an

of industrial stock has created a competitive environment

increase in national and local leisure occupiers take on city

for both leasehold and freehold opportunities, and as a

centre pitches, demonstrating an ever-evolving high street.

result, deals have tended to be agreed within a short period

The local appetite for secondary pitches in locations such as

of going to the market. Notably, the lack of speculative

Fisher Street and Devonshire Street in Carlisle has continued

development has resulted in national operators taking

into the beginning of the year, making for a positive start.

space in secondary commercial locations to meet their requirements and facilitate their immediate operational

Investor appetite in the local investment market noticeably

need.

dipped towards the end of 2025 for all but the strongest performing investments, with some key investment

Occupational demands within the office market are

sales completing in Q4 of 2025. However, affordable

seemingly playing a key role in 2026 take up. Occupiers

opportunities generally pitched below the £250,000 mark

need to meet the increasing Environmental, Social, and

continued to do well locally. Mixed use offerings in strong

Governance requirements, meaning, amongst other things,

and emerging secondary locations have been appealing to

the energy performance of the offices they occupy will need

emerging local investors entering the market or those with

to comply with the new standards. Commercial properties

owner occupier demand, being able to take advantage of

currently require an Energy Performance Certificate of E or

local knowledge and on hand management cost savings.

above; however, this is anticipated to increase to a B rating

A Tale of Two Markets BUYER AND SELLER DEMAND ACROSS THE BORDER Written By Rosie Spours in June 2026 Residential Sales in our Berwick office

As an estate agent based in Berwick-upon-Tweed, we are in

We are seeing:

a unique position to monitor property trends on both sides

•

Higher enquiry levels on newly listed homes

of the border.

•

Faster booking of viewings

•

Greater urgency from proceedable buyers

•

More consistent seller confidence bringing stock to

Unlike many agencies whom focus solely on one region, our market spans Northumberland, the Scottish Borders,

market

and further into Scotland, giving us a valuable real-time view of where buyer and seller activity is strongest.

This appears to be driven by several factors.

While national headlines often group the UK housing

Firstly, English buyers remain highly active in our region

market together, the reality on the ground is far more

due to lifestyle-driven moves. Berwick continues to

localised - and at present, we are seeing a noticeable

attract purchasers relocating from larger cities including

difference in activity levels between England and Scotland.

Newcastle upon Tyne, Edinburgh and further south, drawn

Recent data from the Royal Institution of Chartered

by coastline, rail connectivity, schooling and comparatively

Surveyors (RICS) shows that while the wider UK housing

better value.

market remains subdued, Northern England, Scotland and Northern Ireland continue to outperform many southern

Secondly, there is currently a stronger sense of decisiveness

regions, with affordability and stock levels helping to

among English vendors. Sellers appear more realistic on

support demand.

pricing, which is helping properties transact more smoothly. In practical terms, the English side of our patch currently

However, our day-to-day experience in the Berwick market

feels like a market with momentum.

tells a more subtle story. Scotland and the Borders: More Cautious, More England: More Urgency, More Movement!

Considered.

Across Berwick-upon-Tweed, North Northumberland and

By contrast, activity across the Scottish Borders feels

surrounding English villages, buyer demand currently feels

steadier but less urgent.

more immediate and transactional.

This is not to say demand is absent - far from it. Scotland

As a result, Berwick often behaves differently from both the

continues to receive positive national forecasts.

wider Northumberland and Scottish markets.

Yet locally, we are seeing a more cautious buyer profile.

Currently, this is working in England’s favour.

Common patterns include:

We are seeing buyers who may previously have searched

•

Longer decision-making periods

north of the border now broadening or shifting their search

•

More conditional offers

into Berwick and surrounding English villages, where they

•

Increased sensitivity around Home Reports and pricing

feel there is slightly more market fluidity.

•

Slightly lower viewing volumes compared with equivalent English stock levels.

Outlook for the Rest of 2026

The Scottish system itself can also influence pace. The

The wider housing market remains sensitive to mortgage

Home Report process, offers over pricing strategy and

pricing, inflation expectations and consumer confidence.

differing legal structure creating a more measured buying

However, well-priced homes in desirable locations continue

environment, which can sometimes make the market feel

to attract strong interest.

slower even where underlying demand remains healthy. Our expectation is: In the Borders particularly, some buyers appear to be taking

•

a “wait and watch” approach rather than moving quickly.

England, particularly Northumberland and Berwick, will remain the more active transactional market in the short term

Why Berwick Sits in a Unique Position

•

Scotland and the Borders should remain stable, but with a more measured pace of movement

Berwick has always benefited from sitting between two markets.

For buyers and sellers, local knowledge matters more than ever.

For many buyers, it offers the best of both worlds:

•

English property process and taxation structure

National averages rarely tell the full story - particularly in

•

Proximity to Scotland and the Borders

border towns like Berwick, where crossing a single bridge

•

Excellent rail links north and south

can mean entering a very different market dynamic.

•

Coastal lifestyle with relative affordability

Team Spotlight: Kate Armstrong APPRENTICE RURAL SURVEYOR KATE ARMSTRONG SHARES HER EXPERIENCE BALANCING UNIVERSITY, FARM LIFE, AND HANDS-ON RURAL SURVEYING AT EDWIN THOMPSON

Kate Armstrong Apprentice Rural Surveyor in our Carlisle office

For many people pursuing a career in rural surveying, understanding the realities of farming and rural business is invaluable. For Apprentice Rural Surveyor Kate Armstrong, that connection to the countryside has always been part of everyday life. Currently studying Rural Enterprise and Land Management at Harper Adams University, Kate is now approaching the final stages of her five-year degree apprenticeship while gaining practical experience with Edwin Thompson LLP alongside her studies. Having recently completed year three of the course, Kate divides her time between university, working within the rural team, and helping on her family’s beef and sheep farm - giving her a unique perspective on the challenges and opportunities facing the rural sector today. We caught up with Kate to hear more about her journey so far and her ambitions for the future. What first attracted you to a career in rural surveying? Growing up on a beef and sheep farm definitely played a huge part. I’ve always been interested in farming, land,

and rural businesses, and I liked the idea of having a career that combines working with people, property, and the countryside. Rural surveying also offers such a wide variety of work, which really appealed to me. You’re currently studying at Harper Adams University while working at Edwin Thompson. How does the apprenticeship route work? I’m studying Rural Enterprise and Land Management as part of a five-year degree apprenticeship. The course allows me to combine university study with practical work experience, so I spend part of my time studying and part working within the office and out on site. I’ve just completed my third year, and one of the biggest benefits has been being able to apply what I learn at university directly into real-life situations through work. How valuable is it having practical farming experience alongside your studies? It’s really valuable because you naturally understand many

How supportive has Edwin Thompson been during your apprenticeship? The support has been brilliant. Everyone has been really approachable and willing to help, and there’s a genuine focus on helping people develop professionally. Balancing work and university can be demanding at times, but the team is very supportive and encourages learning and development throughout the apprenticeship. What’s the working environment like within the rural team? It’s a really positive environment to work in. The team is very friendly and understanding, and there’s a lot of shared knowledge and experience across the business. Even as someone still early in their career, you feel included and trusted, which helps build confidence and experience. What advice would you give to someone considering a career in rural surveying? of the issues farmers and landowners face day to day. Living and working on a farm gives me practical insight into the realities of rural businesses, which helps when speaking with clients and understanding the wider industry. It also means I genuinely enjoy the work because it’s something I’ve always been around.

I’d definitely recommend it, especially for anyone who enjoys working with people and has an interest in the countryside, farming, or property. It’s such a varied profession and no two days are ever the same. The apprenticeship route has been a great way for me to gain experience while studying, and it really helps bridge the gap between university and professional work.

Your family also has a connection with Edwin Thompson, doesn’t it? Yes - my mum actually worked for Edwin Thompson many years ago, so I’d always known of the firm growing up. It’s nice to now be part of the business myself and continue that connection in a different way. What areas of rural surveying interest you most? I’m particularly interested in rural valuations and sales, and that’s the area I’d like to specialise in as my career develops. I enjoy the mix of property, land, and client interaction involved, and every farm or rural property is different, which keeps things interesting.

Building Investment: Inside Penrith’s Industrial Growth JOHN RAVEN DISCUSSES EDWIN THOMPSON’S LONG-STANDING EXPERTISE IN PROPERTY INVESTMENT AND THE FIRM’S SPECIALIST INVESTMENT VEHICLES

Written By John Raven in June 2026 Managing Partner

Property investment has formed a core part of Edwin

investment underpinned by long-term occupational

Thompson for more than five decades, evolving alongside

demand and real-world value.

changing markets, economic cycles, and client priorities while remaining firmly focused on long-term performance

While many investments are acquired and held directly

and carefully considered investment strategy.

for individual clients, Edwin Thompson has also become widely recognised for its specialist commercial property

From rural estates and residential property to large-scale

investment vehicles. These bespoke structures bring

commercial investments, the firm has developed a highly

together groups of investors to acquire larger, high-quality

specialist investment department advising a broad range

assets that may otherwise be inaccessible to individual

of clients - from private individuals and family trusts

purchasers acting alone.

to institutional investors and bespoke investor groups operating throughout the UK.

Developed steadily over the last forty years, this area of the business has grown significantly and now includes more

At the heart of this work is a clear and consistent philosophy:

than thirty separate investment vehicles involving property

identifying high-quality property investments capable

throughout the UK and further afield.

of delivering sustainable income returns alongside long-

term capital growth, while carefully managing risk through

The commercial property sector in particular continues to

experience, market knowledge, and detailed asset analysis.

present attractive opportunities for both income return

Within an increasingly uncertain and volatile financial

and capital appreciation across industrial, retail, office, and

environment, property continues to offer investors

trade counter markets. Much of this demand is being driven

something few asset classes can replicate - a tangible

by strong occupational fundamentals, covenant strength,

and the continued importance of strategically located business space. One of the latest examples is the second phase of Eden Business Park in Penrith - a development which was fully subscribed almost immediately following launch, reflecting both investor confidence and the continued strength of the industrial and logistics sector. Located within Penrith’s principal commercial area, with direct access to the M6 motorway and strategic A66 corridor, Eden Business Park highlights the growing commercial importance of the town within the wider North of England. Penrith has increasingly established itself as a key regional hub, benefiting from its position as the northern gateway to the Lake District alongside excellent connectivity between Scotland, the North East, and the North West. The Government’s recent commitment to the dualling of the A66 is expected to further strengthen the town’s position as an important commercial, logistics, and distribution location.

The second phase of Eden Business Park - the first phase

The scheme also reflects changing occupier priorities,

having previously been acquired through another Edwin

with increasing emphasis on energy efficiency, flexible

Thompson investment vehicle - will deliver a carefully

and quality working environments, accessibility, and

planned mix of office, industrial, warehouse, trade counter,

sustainable business space capable of adapting to future

lifestyle, and nursery accommodation designed specifically

market demands.

around modern occupier requirements. For Edwin Thompson, property investment continues to Two buildings have already been completed and occupied

centre around specialist advice, detailed market analysis,

following successful pre-letting agreements, with a further

and a disciplined long-term approach to asset performance

seven units proposed as part of the wider scheme.

across all sectors - whether rural, forestry, commercial, or residential.

Importantly, the development has been designed with longterm sustainability, flexibility, and quality at its core. The

In a world where economic uncertainty and financial

buildings will achieve high energy performance standards

volatility remain ongoing considerations, professionally

while combining modern specification, attractive visual

selected property investments continue to provide investors

appearance, and landscaped surroundings overlooking

with confidence, stability, and tangible long-term value

open countryside.

built upon expertise, experience, and carefully considered strategy.

Navigating Change Along the A66 Written By Matthew Bell in June 2026 Chartered Surveyor and Partner in our Carlisle and Keswick offices

SUPPORTING LANDOWNERS, FARMERS, AND RURAL BUSINESSES THROUGH ONE OF THE NORTH’S LARGEST INFRASTRUCTURE PROJECTS

The A66 Northern Trans-Pennine Project is one of the most

diversions, accommodation works, drainage changes,

significant infrastructure investments currently underway

fencing, and construction traffic can all have a direct impact

in the North of England, aiming to improve connectivity

on day-to-day farming operations and rural enterprises.

between Cumbria and the North East while enhancing safety and reliability along this vital transport route.

Where compulsory purchase powers are exercised, affected parties may also face complex negotiations surrounding

Stretching across key sections of the A66 between the M6

compensation,

at Penrith and the A1(M) at Scotch Corner, the project will

reinstatement obligations.

valuation,

disturbance

claims,

and

see substantial upgrades to the route, including dualling single carriageway sections, improving junctions, widening

Matthew Bell MRICS FAAV, has been working closely

bridges, and enhancing safety measures along what is

with clients impacted by the scheme to help navigate

recognised as one of the country’s most important east-

these challenges and ensure their interests are properly

west transport corridors.

represented throughout the process.

The £1 billion-plus investment aims to reduce congestion,

With extensive experience in compulsory purchase and

improve journey reliability, support economic growth, and

compensation matters, Matthew advises on issues

create safer travel conditions for both commercial and

including claim negotiations, temporary possession

private road users. The route plays a vital role in connecting

agreements, accommodation works, loss and disturbance

rural

claims, reinstatement obligations, and long-term impacts

communities,

agricultural

businesses,

freight

operators, and tourism destinations across the North.

on rural holdings.

Following several years of consultation, planning, and

Early professional advice can often make a significant

environmental assessment, the Development Consent

difference, particularly on large infrastructure projects

Order for the scheme was granted in 2024, with preparatory

where negotiations with acquiring authorities and

works and construction activity now progressing across

contractors may continue over a number of years. Careful

various sections of the route. Major works are expected

planning and experienced representation can help minimise

to continue throughout the remainder of the decade,

disruption, protect business operations, and secure fair

with phased construction and ongoing land requirements

financial outcomes for affected landowners.

affecting a significant number of rural landowners and businesses along the corridor.

As work along the A66 continues to reshape parts of the rural landscape, the project represents both a major regional

For many farmers and landowners, the scale of the project

investment and a period of significant transition for many

brings major operational and financial considerations.

farming and landowning businesses across the North.

Temporary access restrictions, land acquisition, utility

Residential Surveys and Home Reports: What the Paperwork Doesn’t Tell You Written By Alan Young in June 2026 Surveyor in our Galashiels office

Buying a property is often one of the biggest financial decisions a person will ever make, yet many buyers still rely heavily on first impressions, polished marketing photographs and emotional instinct when deciding whether to proceed. What buyers do not always see, however, are the hidden defects, structural concerns and long-term maintenance issues that may only become apparent once a professional survey is carried out. The process of assessing property condition differs significantly depending on which side of the border a purchase takes place. In Scotland, buyers are usually provided with a Home Report before viewing a property. This includes a Mortgage Valuation, Energy Performance Certificate (EPC), Condition Survey and Property Questionnaire, giving purchasers early access to key information about the property’s condition and value. In England, the process works very differently. Buyers will typically only commission a survey once an offer has been accepted, meaning important issues may not come to light until much later in the transaction. Both systems are designed to provide clarity, but they approach risk in very different ways. The Scottish system often allows buyers to move forward with greater confidence from the outset, reducing uncertainty and in many cases, helping minimise transaction fall-throughs. Having condition information and a valuation available before offering can create a smoother and more transparent process for all parties involved. By contrast, buyers in England frequently discover issues later in the process, sometimes after emotional and

financial commitments have already been made. Problems uncovered during a Level 2 Survey can lead to renegotiations, delays, or occasionally a purchase collapsing altogether. In some situations, buyers may also realise they have agreed a price that no longer reflects the true condition or value of the property once professional advice has been received. Despite the importance of surveys, many purchasers still choose not to commission detailed inspections at all. Across England, Wales and Northern Ireland, only a relatively small percentage of buyers arrange a full home condition survey during the buying process which is a surprising statistic considering how often significant defects are uncovered during professional inspections. At first glance, many properties can appear well maintained and structurally sound. Behind freshly painted walls or modern interiors, surveyors regularly identify issues including damp, timber decay, roof defects, structural movement, poor alterations, insulation concerns and drainage problems that were not obvious during viewings. This is particularly relevant across the Scottish Borders, Northumberland, Cumbria and rural areas where older stone-built properties, period homes and converted buildings are common. Character properties often come with unique construction methods and maintenance considerations that buyers may not fully appreciate until a detailed inspection takes place. In a property market where decisions are often made quickly and emotionally, having access to clear, professional advice can provide reassurance at one of the most important stages of the buying process. When it comes to what is often the largest investment of a lifetime, understanding the detail behind the paperwork can make all the difference.

Under the Spotlight: The Value of Expert Property Advice Written By Ruth Richardson FRICS Chartered Surveyor, RICS Registered Valuer and Partner in our Carlisle office

The property sector faced structural challenges following

and relevant assumptions. The supporting rationale is

recent Budget changes, particularly around Inheritance Tax

fully documented, creating a clear audit trail that can be

and the treatment of business and agricultural assets, with

reviewed if required.

potential long-term implications for succession planning and asset management.

This distinction is particularly important in taxation matters. When HMRC reviews an Inheritance Tax valuation,

Against that backdrop, HMRC appears to be taking a closer

the focus is not only on whether the figure appears

look at the figures being submitted within estate and

reasonable, but whether it is properly evidenced and

probate matters, especially where property valuations are

capable of being substantiated.

concerned. A formal RICS valuation therefore provides trustees, Recent figures show the number of cases referred to the

executors and beneficiaries with greater confidence that the

Valuation Office Agency (VOA) rose by 23.5% in the year to

valuation has been prepared independently, consistently

30 September 2025, increasing from 11,845 to 14,631 referrals.

and in a format capable of withstanding external scrutiny

While this does not necessarily indicate that errors are more

where required.

common, it does reflect a broader trend towards increased scrutiny and more detailed review of property valuations

There are also a range of other situations where a Red Book

submitted in support of Inheritance Tax calculations.

compliant valuation may be appropriate, including: •

Capital Gains Tax calculations

Where a valuation is considered inaccurate, unsupported

•

Divorce and matrimonial proceedings

or insufficiently evidenced, HMRC may request further

•

Secured lending

information and, where additional tax is found to be due,

•

Partnership disputes

interest and potential penalties may apply. In some cases,

•

Estate planning and succession matters

executors could also face personal exposure where errors

•

Agency instructions, particularly when advising a

arise from incorrect or insufficiently supported reporting.

purchaser on an acquisition

As a result, obtaining a properly evidenced valuation at an early stage is becoming increasingly important in estate

In an increasingly scrutinised regulatory and taxation

administration matters.

environment, ensuring the right level of valuation advice is obtained at the outset can help reduce risk and avoid

A key area of confusion remains the distinction between

unnecessary complications later in the process.

a market appraisal and a formal valuation prepared by a Chartered Surveyor and RICS Registered Valuer. While

At Edwin Thompson, our Chartered Surveyors provide

both involve an opinion of value, they serve very different

professional property advice across a wide range of sectors

purposes.

including rural, residential, commercial and development property matters.

A market appraisal is typically intended to support a marketing strategy and likely sale price. It is informal in

Working with private clients, landowners and rural estates,

nature and based on current market sentiment, comparable

solicitors, accountants, lenders, developers, institutional

asking prices and local demand technically known as an

investors and businesses, we advise on valuation, estate

exception report.

management, taxation matters, landlord and tenant issues, development, compulsory purchase and strategic property

By contrast, a RICS compliant valuation report is a formal, independent,

evidence-based

assessment

planning.

prepared

in accordance with the Royal Institution of Chartered

Our RICS Registered Valuers prepare formal valuation

Surveyors (RICS) Red Book Global Standards.

reports that are clear, independent and fully evidenced, providing advice capable of standing up to external scrutiny

A RICS Registered Valuer must provide a reasoned and

and supporting clients where a formal valuation is required

supportable opinion of value, underpinned by appropriate

or appropriate.

methodology, comparable evidence, market conditions

Mud, Miles and Fundraising for Doddie EDWIN THOMPSON’S CHARITY OF THE YEAR Written By Georgina Stevens in June 2026 Marketing Coordinator

At Edwin Thompson, we believe in doing more than just

It is a cause worthy of every effort, and one the Edwin

looking after our clients’ interests. This year, we are proud

Thompson team has embraced wholeheartedly.

to have chosen My Name’5 Doddie Foundation as our Charity of the Year, a cause that sits close to the hearts of

Our fundraising started in the office with a tartan dress

many across our rural and agricultural communities.

down day, a nod to the Foundation’s iconic tartan branding, alongside a bake sale that gave everyone the chance to

My Name’5 Doddie Foundation was established in 2017

present their showstopper in the name of a great cause. The

by rugby legend Doddie Wier OBE following his own

response from staff was fantastic. Perhaps it is because we

diagnosis with Motor Neuron Disease (MND). Frustrated

are a naturally competitive bunch, but the enthusiasm has

by the lack of treatment options available to those living

only grown from here.

with the condition, and the limited access to meaningful clinical trials, Doddie responded by setting up a foundation

One of our most ambitious challenges saw 23 team

dedicated to helping others and driving forward research

members take on the Ullswater Way, with six of those going

into this, as yet, incurable disease.

to extra mile (literally) and running the entire route. While sore legs and blisters began to make themselves known

The Foundation’s vision is simple: a world free of MND. It

around mile 15, spirits remained high thanks to the promise

works to raise funds for research into the causes of MND

of dinner at the finish line. The 22-mile loop is a significant

and to investigate potential cures, while also providing

undertaking, and a real testament to the commitment

grants to help sufferers live as full and fulfilled a life as

shown by colleagues across the firm.

possible. To date, the Foundation has committed £19.5

million to vital MND research, plus a further £2 million to

Beyond the walking and running, the team has also

support people living with the condition.

rolled up their sleeves for not only one, but two, tree

summer. We are also delighted to be featuring the Doddie tartan tractor at Skelton Show, which is sure to be a real talking point and a fitting tribute for a much-loved figure. From dress-down days and bake sales to long walks and weekends spent in the mud, the team have gone above and beyond for My Name’5 Doddie foundation. We are incredibly proud to have so many team members getting involved and are excited to see what the rest of the year brings for this partnership.

planting sessions. The first saw a group of staff, myself included, give up part of their weekend to plant 4,700 trees at Gowbarrow on the shores of Ullswater. When the Ullswater Way challenge came around, we had the rather special experience of walking past the trees we had planted ourselves. Clearly enjoying the first tree planting so much, or perhaps having learned absolutely nothing, I also joined the second session near Hawick, where we planted a further 350 trees. Thank you to David Atkinson, for leading both planting days and for his patience with us as we figured out what we were doing. Between the two session, 5,050 trees will now stand as a lasting legacy of Edwin Thompson’s support for this important cause. Our fundraising efforts have also been warmly supported by generous local businesses right across the region. Donors from Cumbria, Northumberland and the Borders have contributed prizes to our raffles, which we will be running at all agricultural shows we attend throughout the

Buying in the Lakes? Why a Survey Matters More Than Ever Written By Martin Cullip Chartered Building Surveyor in our Keswick office

FROM TRADITIONAL STONE COTTAGES TO CONVERTED BARNS AND PERIOD HOMES, UNDERSTANDING THE CONDITION OF A CUMBRIAN PROPERTY IS ESSENTIAL BEFORE YOU BUY. The Lake District and wider Cumbrian property market

problems, or defects caused by years of exposure to

continues to attract buyers from across the UK, drawn by its

Cumbria’s challenging weather conditions.

landscapes, character homes, and rural lifestyle. But while many properties in the region offer charm and history, they

Older rural properties, in particular, can come with ongoing

can also present unique challenges that are not always

maintenance considerations that buyers may not fully

obvious during a viewing.

anticipate. Traditional building materials and historic construction methods often require specialist repair

From centuries-old farmhouses and listed buildings to

approaches, making early professional advice especially

barn conversions and traditional stone cottages, properties

important.

across Cumbria often require specialist consideration when it comes to condition and maintenance. Age, weather

A survey not only highlights potential concerns but also

exposure, historic alterations, damp, roofing issues, and

helps buyers make informed decisions, budget for future

outdated construction methods can all become significant

works, and avoid unexpected costs after completion. In

factors for buyers.

some cases, findings can even support renegotiations where significant defects are identified.

That is why a residential building survey is one of the most valuable steps buyers can take before committing to a

With demand for homes across the Lake District remaining

purchase.

strong, buyers can sometimes feel pressure to move quickly. However, taking the time to fully understand a property’s

At Edwin Thompson, the Building Surveying team regularly

condition can prove invaluable in protecting what is often

works with buyers across the Lake District and Cumbria,

one of life’s largest investments.

helping them understand the true condition of properties before contracts are exchanged.

Whether purchasing a countryside cottage, farmhouse with agricultural buildings, family home, holiday property, or

While homes may appear picture-perfect on the surface,

rural retreat, a professional survey provides reassurance,

surveys can often uncover hidden issues such as structural

clarity, and confidence before taking the next step.

movement, timber decay, insulation concerns, drainage

Historic Border Estate With Prime Salmon Fishing For Sale FOR ONLY THE SECOND TIME IN OVER A CENTURY - WARK ESTATE AND TWEED FISHINGS COMES TO THE MARKET

Selling Agent Neal Thompson Written May 2026

WARK ESTATE AND TWEED FISHINGS, WARK, NORTHUMBERLAND - APPROXIMATELY 967.8 ACRES OFFERED FOR SALE BY PRIVATE TREATY FOR OFFERS OVER £13,500,000. Edwin Thompson and Savills are jointly bringing to market one of the most significant rural estates in the North of England: Wark Estate and Tweed Fishings, a celebrated 967.8-acre agricultural, residential and sporting estate set in the heart of the Tweed Valley on the Northumberland Scottish Border. The Estate is being offered for sale for only the second time in over one hundred years, having been in the ownership of the Lovett family since 1960. It is available for purchase as a whole or in three separate lots. A Rare Opportunity in a Landmark Setting Situated in and around the historic hamlet of Wark on the banks of the River Tweed, the Estate combines exceptional arable farmland, a beautifully modernised country house, three estate cottages, a substantial farm steading and two of the most productive salmon beats on the River Tweed,

widely regarded as one of Europe’s premier salmon rivers. At its heart is Wark House, a fine two-storey traditional country house comprehensively refurbished in 2022 and offering six en-suite double bedrooms, two principal reception rooms and elegant formal gardens. World-Class Salmon Fishing The Estate’s two salmon beats, South Wark (2.3 miles, right bank) and Lower North Wark (1.4 miles, left bank), sit on the Lower Tweed, historically the most productive stretch of the entire Tweed system, accounting for over 50% of total catch returns. The five-year combined average catch across both beats is 369 salmon and 38 sea trout, with the 2026 season on Lower North Wark fully booked out by early March. South Wark holds a particularly distinguished place in British angling history: on 15 February 1935, Lady Joicey landed 28 salmon in a single day from the beat, a record that stood for many years as the highest single-day rodand-line catch on any UK river.

Premier Arable Farmland The Estate’s 731.7 acres of arable and temporary grassland are farmed to an exceptional standard on a contract farming basis by McGregor Farms, with the principal crops being winter wheat, winter oilseed rape, vining peas and potatoes. Most of the farm is irrigable, and five-year average dry yields of 4.29 tonnes per acre for wheat and 1.89 tonnes per acre for rape reflect the quality of the land. The majority of the agricultural land is classified Grade 2. Historic Pedigree The history of Wark stretches back to the early 12th century, when Henry I granted the Barony of Wark to Walter L’Espec, Lord of Helmsley. Wark Castle, the ruins of which remain on the Estate as a scheduled monument, served for centuries as a key English defensive fortress on the Scottish border. It was at a ball in the castle hall that Edward III is said to have originated the Order of the Garter in 1348. Lotting The Estate is offered for sale as a whole or in three lots: •

Lot 1 — Wark Estate (906 acres): Wark House, two cottages, farm steading, workshop units, arable land, woodland and sporting rights

•

Lot 2 — South Wark Salmon Fishings (61 acres): 2.3 miles of right bank fishing, the Boathouse and Fishermen’s Quarters

•

Lot 3 — Lower North Wark Salmon Fishings: 1.4 miles of left bank fishing and fishing hut

Four additional dwellings, including Kaim House and Kaim Lodge, are available by separate negotiation. Location The Estate is located 2 miles from Cornhill-on-Tweed, 8 miles from Kelso and 15 miles from Berwick-upon-Tweed. Edinburgh and Newcastle are each reachable within approximately an hour, with mainline rail services from Berwick reaching London in under 4 hours.

Expanding Into Edinburgh: Strengthening Our Presence Across Scotland Written By Simon Sanderson Partner & MRICS Registered Valuer in our Galashiels and Edinburgh offices

SIMON SANDERSON DISCUSSES EDWIN THOMPSON’S CONTINUED GROWTH AND THE OPENING OF THE FIRM’S NEW EDINBURGH OFFICE

The property market across Eastern and Southern Scotland continues to evolve at pace, with strong activity across residential sales, valuations, lettings, and professional services. Increasing demand from private clients and lenders throughout Edinburgh, the Lothians, Fife, and the South of Scotland made it a natural next step for Edwin Thompson to deepen its presence in the region and this year, we were delighted to open our satellite office at Hill Street, in the heart of Edinburgh’s New Town. While we have worked across Scotland for many years, a dedicated Edinburgh base marks an important milestone. It reflects our long-term commitment to investing where our clients and professional networks are growing, and strengthens the support we can offer across a wide range of property matters, from residential, rural, and commercial valuations to Home Reports and wider consultancy work. A key driver behind the expansion has been the continued growth of our valuation department. Demand for professional valuation services has risen considerably in recent years, particularly in the residential sector, and we

have expanded our panel coverage accordingly. Edinburgh and the surrounding area remain one of the UK’s most active and diverse property markets, encompassing traditional homes, new-build developments, rural properties, and investment assets, and our new base enhances both our regional coverage and our ability to provide responsive, locally informed advice. The move is not simply about geography. It is about accessibility, service, and ensuring clients can reach experienced professionals in an increasingly fast-moving market. Alongside valuation work, the office will support the continued growth of our residential sales and lettings services, helping clients navigate the market with practical advice and local insight. As a business, we remain focused on long-term investment, in offices and regional presence, but equally in people, specialist expertise, and lasting client relationships. The Edinburgh office is another positive step in that journey, and a reflection of our confidence in the strength of the Scottish property market.

Sales & EPCs in Scotland: Market Trends and the Road Ahead THE RESIDENTIAL MARKET: SCOTTISH BORDERS, EDINBURGH & THE LOTHIANS

Written By Molly Murphy Graduate Surveyor in our Galashiels and Edinburgh offices

The residential property market across the Scottish Borders,

In the Scottish Borders, average residential property prices

Edinburgh and the Lothians has moved into 2026 with

have reached around £187,000, with annual growth of

cautious confidence. While wider economic conditions

approximately 6.6%, outperforming the wider Scottish

such as sensitivity around mortgage rates have tempered

average. This reflects sustained interest, particularly from

activity - underlying demand remains resilient.

buyers seeking better value or a lifestyle shift.

In Edinburgh and the Lothians, values continue to show

Demand in the Scottish Borders is being shaped by value-

measured growth, underpinned by the capital’s enduring

driven decisions, with many buyers moving from more

appeal. Average property prices sit at around £295,000,

expensive urban areas, alongside a growing preference for

reflecting annual growth of just over 3%, while the wider

rural and semi-rural living. Improved connectivity and the

region has seen increases of approximately 4-4.5%,

continued rise of hybrid working have further strengthened

supported by consistent demand and a limited supply of

this trend, making the Borders an increasingly practical and

homes.

attractive alternative. The sales market within the Scottish Borders remains steady, albeit less urgent and progressing

This continued strength is driven by a combination of

at a noticeably slower pace.

factors, including a strong employment base, as well as an established university sector. At the same time, the market is more balanced than in recent years. Buyers are

Energy Performance Certificates: Why They Matter

taking longer to make decisions, scrutinising Home Reports more closely and placing a greater emphasis on value. It

Energy Performance Certificates, more commonly referred

has become what many describe as a “selective market”,

to as EPCs, have become a central part of the residential

where getting presentation and pricing right is essential to

property market in Scotland. They are no longer simply a

achieving a successful outcome.

compliance requirement, but an increasingly influential factor in how homes are viewed and compared. By law, an

EPC must be in place whenever a property is sold, let or

of the system as part of its broader net-zero ambitions.

newly built with the rating clearly displayed in marketing

While originally expected in 2026, implementation has

material.

been delayed to align with wider UK changes and ensure consistency.

An EPC provides a snapshot of a property’s energy performance, grading it on a scale from A to G, with A

Despite this, the direction of travel is clear. The existing

representing the highest level of efficiency and G the lowest.

model, based on a single headline rating, is being replaced

Alongside this rating, energy costs, carbon emissions and

with a more detailed and informative approach that better

recommendations for improvement are included.

reflects how a property performs in practice. The revised system will introduce multiple performance indicators,

In my experience, EPCs have become a valuable comparison

including a Heat Retention Rating to assess how well a

tool for buyers and tenants. In a market where energy costs

property retains heat, a Heating System Rating to evaluate

remain a concern, the ability to quickly assess running costs

efficiency and environmental impact and an updated

can influence decisions. Two otherwise similar properties

energy cost indicator to give a clearer sense of likely

can feel significantly different depending on their efficiency

running expenses. Alongside this, EPCs will be redesigned to

and as a result, EPCs are playing an increasing role in

improve clarity and usability, making them more accessible

shaping first impressions and demand.

and informative for homeowners, buyers and tenants alike. A further proposed change is the reduction of the EPC

EPC Reform in Scotland: 2026 and Beyond

validity period from ten years to five, ensuring that information remains up to date at the point of sale or

Alongside

their

growing

importance

property

letting. Improvements to digital systems and registers are

transactions, EPCs are set for significant reform. The

also expected, making EPC data easier to access and share.

Scottish Government has committed to a wide overhaul

Team Spotlight: Erika Norman FROM UNIVERSITY TO APC TRAINING, GRADUATE COMMERCIAL SURVEYOR ERIKA NORMAN SHARES HER EXPERIENCE OF BUILDING A CAREER IN COMMERCIAL PROPERTY WITH EDWIN THOMPSON

Erika Norman Graduate Commercial Surveyor in our Carlisle office

Starting a career in the commercial property industry can be both exciting and challenging, particularly when balancing day-to-day professional work alongside the commitment of studying for the APC. Erika studied Real Estate BSc (Hons), a RICS accredited degree, which enabled her to enrol for the 24-month structured training with the goal of becoming a MRICS Chartered Surveyor. Edwin Thompson has provided the opportunity to develop hands-on industry experience whilst providing key mentorship for the APC qualification. Working across a varied commercial workload, Erika is gaining valuable experience in property management, valuations, agency, and the wider commercial property sector - all while building professional connections. We caught up with Erika to find out more about her role, her APC journey, and life at Edwin Thompson.

What attracted you to a career in commercial surveying? I’ve always been interested in property and duality of the industry. It’s a very sociable profession, whilst also being highly technical and covering a wide variety of professional services. I particularly enjoy the balance between office-

based work, client interaction, and on-site inspections and valuations. We work with a broad range of different professionals including solicitors, accountants, local authorities, utility consultants and contractors, which is really interesting. You joined Edwin Thompson straight from university what was that transition like? It was definitely a big step, but the team was really welcoming and supportive which made the transition very easy. I was given responsibility early on, but always felt I have a wealth of knowledge around me in my colleagues to guide me. What does your role involve day to day? A lot of my work focuses on commercial property management, everything from taking phone calls from utility suppliers to attending investors meetings. Alongside that I’ve also been involved in Valuations and Agency work which has given me experience across different areas of the commercial property sector. Every day is completely different, and helps build on the key skills required, such as communication, negotiation and problem solving.

Edwin Thompson is supporting you through your APC training. How important has that been? The support has been hugely important. Studying towards the APC alongside full-time work is challenging, so having experienced colleagues around me for guidance and mentorship makes a massive difference. That being said, the APC is a personal qualification and you have to be self-motivated to achieve Chartered status. Having peers also working towards their APC has been very helpful, and the fact Edwin Thompson is investing in multiple graduates to become MRICS Chartered is really beneficial.

What have you enjoyed most about your career so far? I’ve enjoyed being challenged daily, there’s always a learning opportunity. Being trusted with responsibility early in my career has been really rewarding, and I’ve particularly enjoyed building relationships with colleagues, clients, tenants and contractors. It has been exciting to see how much experience I’ve gained already in a relatively short time, and I already look at property completely differently - although it has slightly ruined walking through town casually because I’m always analysing shopfronts and looking for new to let boards! What advice would you give to someone considering a career in surveying?

What is the working environment like at Edwin Thompson? Everyone is approachable, supportive, and encouraging, which creates a very positive working environment. Although the business continues to grow, it still feels very personal and team focused. The office is a very collaborative space; we often share what we’re working on for advice and a different viewpoint.

I’d encourage people to get their foot in the door by doing work experience or an apprenticeship at a Surveying Firm. If you’re considering becoming Chartered, I’d suggest looking at the different pathways available and the criteria for each, for example if you’re wanting to study at university, then choosing a RICS accredited degree is important. There’s a lot of different areas of specialism within Surveying and even in Commercial Property, so it’s good to build your technical knowledge in a variety of areas before choosing your focus. Finding a supportive firm is crucial, especially early in your career, and having that support has been incredibly valuable for me at Edwin Thompson.

Accounts & Compliance Update KEEPING PACE WITH CHANGE ACROSS PROPERTY, TAXATION AND PROFESSIONAL REGULATION Written By Rebecca Howes Accounts Manager and Partner in our Keswick office

The regulatory landscape surrounding property, taxation

represents a considerable shift away from traditional year-

and professional practice continues to evolve, with 2026

end accounting processes towards real-time digital record

bringing a number of important developments for surveying

keeping.

firms, property professionals and their clients alike. As a result, professional firms are increasingly supporting Whilst many changes appear administrative on the surface,

clients with cloud-based accounting systems, digital

the wider direction of travel is clear: increased transparency,

bookkeeping and improved financial reporting processes to

stronger compliance requirements, and greater scrutiny

help ensure ongoing compliance and reduce administrative

around financial reporting, professional standards and

risk.

record keeping. Greater Emphasis on Record Keeping and Audit Trails For firms operating across rural, residential and commercial sectors, staying informed is becoming increasingly

Alongside wider tax reform, there is also an increasing focus

important, not only from a compliance perspective, but also

from both HMRC and professional bodies on maintaining

in maintaining efficiency, managing risk and continuing to

clear audit trails and properly evidenced financial records.

deliver trusted professional advice.

Whether handling client money, service charge accounts, estate matters or professional valuations, accurate

Making Tax Digital Continues to Expand

documentation and transparent reporting procedures are becoming more important than ever.

HMRC’s Making Tax Digital (MTD) programme remains one of the most significant long-term changes affecting

Digital accounting platforms are now widely embedded

businesses and individuals across the UK.

across the property sector, helping firms improve efficiency, strengthen oversight and maintain consistency across

The phased introduction of digital tax reporting is

financial processes.

continuing to expand - with more landlords, sole traders and self-employed individuals now falling within the scope

For many practices, investment in internal systems

of quarterly digital reporting requirements.

and compliance procedures is no longer simply good administration - it forms an essential part of wider

For many property owners and rural businesses, this

professional risk management.

RICS Compliance and Professional Standards

Client Money and Financial Governance

The Royal Institution of Chartered Surveyors continues

Firms operating client accounts continue to face

to place significant emphasis on professional standards,

heightened scrutiny surrounding financial governance and

ethics and consumer confidence across the surveying

transparency.

profession. Maintaining accurate reconciliations, ensuring appropriate Recent guidance has reinforced the importance of robust

segregation of client funds and demonstrating strong

compliance procedures, clear terms of engagement,

internal financial controls remain central to RICS compliance

ongoing staff training and effective file management

requirements.

systems. In an increasingly regulated environment, clear financial Areas receiving continued attention include:

procedures not only protect clients, but also help safeguard

•

Anti-Money Laundering (AML) compliance

firms against operational and reputational risk.

•

Client money handling procedures

•

Professional indemnity insurance requirements

•

Continuing Professional Development (CPD)

•

Complaint handling processes

While many of the current developments represent

•

Record retention and audit procedures

gradual change rather than immediate transformation,

Looking Ahead

the property and professional services sectors continue to For regulated firms, regular internal reviews and consistent

move towards a more regulated, digital and compliance-

compliance

focused environment.

monitoring

are

becoming

increasingly

important in meeting professional obligations and reducing exposure to regulatory risk.

For surveying firms and their clients, early preparation, clear financial processes and proactive professional advice will remain essential in navigating the years ahead.

Sporting Rights: The Hidden Value Beneath Your Land Written By Chris Slinger Rural Surveyor and Partner in our Carlisle office

FROM SHOOTING AND FISHING RIGHTS TO WIDER ESTATE INTERESTS, SPORTING RIGHTS CAN REPRESENT A VALUABLE, AND OFTEN OVERLOOKED, RURAL ASSET When considering the value of rural land and estates,

influence property transactions, land values, environmental

attention is often focused on farmland, property, woodland,

management, and relationships between neighbouring

or development potential. However, for many landowners,

landowners and occupiers.

some of the most important assets can lie beneath the surface in the form of sporting rights.

For purchasers in particular, carrying out proper due diligence is essential. Rights may not always be immediately

Whether attached to a country estate, farmland,

obvious from viewing or sale particulars, yet they can have

moorland, woodland, or riverbank, sporting rights can

a significant impact on how land can be used or managed

carry significant financial and strategic value. Yet they are

in the future.

often misunderstood and overlooked. At Edwin Thompson, the rural team regularly advises landowners, estates, and

Historic agreements, title reservations, lease arrangements,

purchasers on the complexities surrounding sporting rights

and access rights can all affect ownership and control,

and how they can impact ownership, value, and long-term

making

estate management.

important.

In simple terms, sporting rights relate to the ability to hunt,

The growing interest in natural capital, conservation, and

shoot, fish, or otherwise take game or fish from land. In

rural diversification has also placed greater focus on how

some cases, these rights remain with the landowner, while

sporting rights fit within modern estate management

in others they may have been leased, sold, retained by

strategies. In many cases, landowners are now considering

previous owners, or separated from the land title entirely

sporting interests alongside environmental schemes,

many years ago.

woodland creation, tourism, and wider rural investment

specialist

professional

advice

increasingly

opportunities. As a result, understanding exactly who owns or controls sporting rights is not always straightforward.

As rural estates continue to evolve, sporting rights remain an important, and sometimes underestimated, component

For rural estates, sporting rights can form an important part

of land ownership.

of wider diversification and income generation strategies. Shooting lets, fishing rights, stalking agreements, and

With specialist expertise across rural property, estate

sporting leases can all provide valuable additional revenue

management, valuations, and land transactions, Edwin

streams, while also contributing to the wider management

Thompson continues to advise clients on how best to

and enjoyment of rural land.

understand, protect, and maximise the value of these unique rural assets.

Beyond their financial value, sporting rights can also

The Case for Professional Commercial Property Management Commercial property ownership in the UK has never been

experienced teams handle rent collection, service charge

a passive endeavour. Whether the asset is a multi-let

management, and financial reporting, while also advising

industrial estate, a high street retail unit, or a city-centre

on market rental values and lease negotiations. The result,

office block, the demands placed on landlords have grown

for many landlords, is a clearer picture of how their assets

considerably in recent years - and so has the argument for

are actually performing, and where improvements can be

bringing in specialist management.

made.

The regulatory environment alone presents a formidable

Tenant retention is another area where professional

challenge. Legislation governing health and safety,

management tends to pay dividends. Commercial

fire compliance, environmental standards, and lease

occupiers expect responsiveness. Maintenance requests

obligations shift regularly, and the consequences of falling

left unresolved, communication that goes unanswered,

behind can be severe. For many owners, keeping pace with

inspections that never happen; these are the conditions

these changes while simultaneously managing tenant

under which tenants begin looking elsewhere. A well-

relationships, overseeing maintenance, and monitoring

managed building, by contrast, builds the kind of

financial performance is simply not feasible.

operational trust that keeps occupiers in place and vacancy periods short.

Professional property managers step into this gap. Their role extends well beyond day-to-day administration:

There is also the question of long-term asset value. Buildings

that are well maintained hold their worth; those that are

is fast becoming a material consideration for commercial

neglected rarely recover it fully. Planned preventative

tenants, and by extension, for the landlords who compete

maintenance programmes - coordinating contractors,

for them.

scheduling inspections, catching problems early - are a core part of what professional management provides, and their

Ultimately, the shift towards professional management

financial logic is straightforward.

reflects a broader change in how commercial property is understood - less as a static asset to be held, and more

For investors managing multiple properties, or those

as something that requires active stewardship to perform

based overseas, the case becomes still more compelling.

well. In a market where tenant expectations are rising and

Strategic oversight, market knowledge, and the capacity to

regulatory pressures show no sign of easing, the expertise

recommend improvements or sustainability initiatives are

of a dedicated management team is less a luxury than a

increasingly what distinguishes a well-performing portfolio

considered business decision.

from a merely adequate one. Energy efficiency, in particular,

Written By Paul Evans Chartered Surveyor and Partner in our Kendal office

From Market Towns to Modern Moves: RESIDENTIAL PROPERTY IN KESWICK

Keswick has long been one of the Lake District’s most

Closer to the town centre, demand remains steady for

desirable places to live, and it is easy to see why. Surrounded

family homes within easy reach of schools, shops and local

by stunning fell views and sitting within the heart of the

amenities. Many buyers are drawn to the balance Keswick

National Park, the town continues to attract buyers looking

offers between practicality and outdoor living, with the

for a mix of lifestyle, scenery and community.

surrounding landscape never far from the doorstep.

Character properties remain especially popular across the

Buyer priorities have changed noticeably in recent years,

area. Traditional Lakeland cottages, stone-built terraces,

with more people looking for flexible living, outdoor

and rural homes with countryside views regularly generate

space and locations that offer a slower pace of life. This

strong interest from buyers. In areas such as the Newlands

has increased interest not only in Keswick itself, but also

Valley, the setting often becomes just as important as

in nearby villages including Braithwaite, Portinscale and

the property itself, with buyers placing real value on open

Threlkeld, where buyers can enjoy quieter rural settings

views, access to walking routes and peaceful surroundings.

whilst remaining close to the town.

Despite wider economic uncertainty, the Keswick market

bigger role in helping buyers connect with homes online,

has remained relatively resilient. The area’s popularity,

particularly those relocating from outside the area. In a

combined with the limited supply of property within the

location like Keswick, where the surroundings are such a

National Park, continues to support demand across many

major part of the appeal, showcasing both the property and

parts of the market.

its setting has become increasingly important.

Marketing has also evolved alongside changing buyer behaviour. High quality photography, video content and lifestyle-focused property details now play a much

Written By Jo Brand Residential Sales Manager in our Keswick office

Renewable Energy and the New Rules of the Grid Written By Oliver Howard-Vyse Graduate Rural Surveyor in our Galashiels office

For several years, driven primarily by widespread volatility in global energy markets, renewable developers have been securing huge tracts of land through exclusivity agreements based on offered grid connections that may be eight years or more in the future. It was a system that favoured early applications regardless of whether their projects were genuinely viable. That has now changed. Recent reforms by the National Energy System Operator (NESO) represent the most significant change in the sector since the removal of subsidies. The new Gate 2 To Whole Queue (G2TWQ) system, which came into effect at the end of last year, replaces the old first-come, first-served model with one that demands developers demonstrate they are genuinely ready to build. For farmers and landowners considering diversification into renewable energy, the implications are considerable with a heavily increased importance of progressing any scheme with the right developer. G2TWQ aims to prevent speculative projects, often referred to as zombie schemes, from occupying grid capacity without realistic hope and sometimes even attempt of progressing. Ofgem noted in 2024 that roughly two thirds of projects in the previous queue were not progressing, yet they continued to occupy grid capacity, blocking viable schemes from obtaining realistic connection dates. These projects had become a structural drag on the sector and NESO’s response has been to significantly increase the requirements of a developer to obtain a grid connection.

no longer sufficient for a scheme to gain a grid connection. Developers must now hold legal land rights across an entire scheme through option agreements before they can submit a Readiness Declaration. Without one, a project is relegated to Gate 1 status which is effectively a waiting list with no confirmed connection date. A submitted planning application is also required with schemes that already have consent or are well advanced through the process, given priority. The geographic focus area for new projects has shifted too. NESO has imposed regional capacity limits and Scotland’s allocations of 14,300 MW for onshore wind, 700 MW for solar and 5,800 MW for battery storage through to 2030 are largely already accounted for. Combined with recent policy changes, this has prompted many developers to redirect their attention towards English Regions where capacity remains more accessible, with the exception of battery storage which is currently oversupplied across the board. The practical effect for landowners is a market in transition. Following the initial Gate 2 announcement, many developers paused activity or stopped pursuing new sites altogether. However, the position has begun to shift again, with a number of developers reactivating stalled projects and actively seeking sites ahead of the next NESO submission window. The message for Landowners is that the opportunity has not disappeared, but the importance of identifying the right developer that has the financial capacity and planning experience to meet the new criteria, has never been greater.

Under the new readiness criteria, exclusivity agreements are

The Quiet Complexity of Rural Buildings AND WHY THEY DEPEND ON BUILDING SURVEYING

Written By Alistair Tod Chartered Building Surveyor in our Keswick office

Rural buildings are rarely straightforward. Constructed

full planning application - provided strict criteria are

over centuries using local materials, adapted and extended

met and prior approval is granted by the local planning

by successive owners, and exposed to weather that

authority. The route is frequently misunderstood; it is not

can be punishing, they present a set of challenges that

a guaranteed right, and local authorities regularly refuse

standard property practice is often ill-equipped to handle.

applications where buildings are structurally weak, poorly

Understanding what you own, and what it demands,

documented or otherwise fail to meet the required criteria.

requires a different kind of expertise.

The difference between a successful application and a failed one often comes down to the quality of technical evidence

One of the most pressing concerns for rural estates is simply

and the rigour of the feasibility work done beforehand.

keeping pace with maintenance. A working farm or country estate typically contains a wide mix of structures, each

Rural projects also bring their own logistical challenges;

ageing differently and carrying their own risks. Without a

remote locations, older buildings, specialist materials,

coordinated approach, repairs tend to become reactive, with

and contractors who may be unfamiliar with traditional

problems addressed only once they have become expensive.

construction methods. Managing a project through from

Planned preventative maintenance (PPM) surveys offer an

technical design and specification, to tendering, contractor

alternative: a structured assessment that prioritises works,

selection and on-site administration requires careful

forecasts costs and helps ensure buildings remain safe and

oversight at every stage. Progress monitoring, valuation

functional over the long term rather than lurching from one

management and close attention to whether works are

crisis to the next.

being delivered to specification are what stand between a well-executed rural project and one that costs more than

For owners looking beyond maintenance toward genuine

it should, takes longer than planned, or compromises the

development, redundant agricultural buildings have

character of the building in question.

become a focus of considerable interest. Class Q permitted

development rights, introduced under the Town and

Insurance is another area where rural properties are

Country Planning (General Permitted Development)

routinely underserved. Reinstatement Cost Assessments,

(England) Order 2015, allow certain agricultural structures

which calculate the full cost of rebuilding every structure on

to be converted into residential dwellings without a

an estate in the event of total loss, are often either absent

or out of date. For a working estate that may include barns,

Listed buildings and properties within Conservation Areas

outbuildings and specialist agricultural infrastructure,

add a further layer of complexity. Alterations require

an inaccurate figure can leave significant gaps in cover.

consent, materials must be appropriate, and any works

Detailed on-site assessment, accounting for construction

need to be developed in close dialogue with Conservation

type, specialist materials and access constraints, is the

Officers. The process demands measured surveys, heritage

only reliable way to arrive at a figure that genuinely reflects

statements and a working knowledge of what is likely to be

what it would cost to start again and allows for insurance

considered acceptable, and what is not.

premiums to be calculated. Underpinning all of this is a legal and regulatory landscape Traditional buildings also demand a different diagnostic

that is easy to underestimate. The Construction (Design and

approach when problems arise. Damp, movement, timber

Management) Regulations 2015 apply to all construction

decay, and the damage caused by inappropriate past

work regardless of scale, placing clear duties on clients

repairs are common across older rural stock, and they are

to ensure projects are properly planned and managed,

frequently misread. Across Cumbria and southern Scotland

ensuring competent professionals are appointed. The

in particular, many buildings are constructed from local

Building Safety Act 2022 adds further obligations for certain

limestone, sandstone and slate, using lime mortars that

projects.

allow the structure to breathe and manage moisture naturally. When modern cement renders or impermeable

Overall, rural property ownership carries rewards that are

coatings are applied, that balance is disrupted - moisture

difficult to quantify but also, protecting them requires

becomes trapped, and what began as a cosmetic

taking the complexity seriously.

intervention can cause lasting structural harm. Getting the diagnosis right, before specifying any repair, is essential.

Cumbria’s Development Land Market RESILIENCE, REFORM AND A REGION ON THE MOVE For landowners who sat on the sidelines through years of

of the region, it has been a deeply frustrating period of

nutrient neutrality uncertainty and planning delays, the

uncertainty.

mood across Cumbria’s development land market has shifted considerably. In the 2025–2026 period alone, 370

That picture has now begun to change. Natural England

acres of residential development land has been sold or gone

has reassessed planned upgrades to wastewater treatment

under offer through Edwin Thompson across the region - a

works across the region, concluding that the improvements

figure that reflects a market holding its nerve despite the

will deliver sufficient reductions in phosphorus levels to

turbulence characterising the wider economy.

meet target nutrient levels in specific sub-catchments. The practical effect has been considerable: nutrient neutrality

The Nutrient Neutrality Turning Point

requirements have been reduced, and in some cases removed entirely, for many development sites, allowing

Nutrient Neutrality has been one of the most frustrating

transactions that had been stuck in limbo to finally move

factors for development in recent years. The requirement,

forward.

rooted in environmental obligations to protect sensitive river catchments from excess phosphorus, effectively froze

Housing Targets Redrawn

a significant number of planning permissions and stalled

site sales that would otherwise have proceeded. For the

At the same time, a shift in national housing policy

landowners and developers we work with in the north

has fundamentally altered the planning landscape in

Westmorland & Furness. The Labour Government’s revised

- where development opportunities are, by their nature,

housing number targets have increased the Council’s

more constrained - has also been notable. We have agreed

allocation to approximately 26,000 new homes over the

sales on an 8.5-acre site in Keswick and a site of similar

next 20 years - roughly 1,331 annually. That represents

scale near Stainton, Penrith. A 20-acre parcel of allocated

an increase of around 400% on the previous figure, a

land just beyond the southern boundary of the National

transformation that has created increased development

Park has recently changed hands, and we have assisted a

opportunities in the land market.

landowner in achieving consent for a smaller scheme in the Burneside area, likely to deliver around 20 homes.

The Council’s response has been pragmatic. Alongside work on a new Local Plan to consolidate the former local authority

Further south, the North Lancashire market is equally

areas now unified under Westmorland & Furness, two ‘call

active. We are currently advising landowners on an option

for sites’ exercises have been launched to identify land

agreement covering approximately 35 acres for residential

capable of meeting these significantly expanded targets. It

development in the Carnforth area, and later in the summer

is a substantial undertaking, and one that will shape the

will be bringing a prime allocated site of around eight acres

region’s built environment for several generations.

in Lancaster to the open market.

In the interim, there is a practical consequence already

To the north, the picture is similarly busy. We are working

creating opportunity. Westmorland & Furness currently

with landowners on conditional contracts and option

holds only around 3.5 years of deliverable housing land

agreements covering around 240 acres across the North

supply against the standard five-year requirement. Under

Cumbria region - a significant portfolio of land moving

national planning policy, that shortfall tilts the balance in

steadily through the pipeline.

favour of development, and we are seeing developers bring forward sites not formally allocated in the current plan.

We have also recently been involved in several sites in and

A number of these applications are gaining consent, and

around Carlisle totalling 75 acres, alongside a 10-acre site at

that pattern is likely to continue until the new Local Plan is

Scotby, a 7-acre parcel at Brampton, and a 35-acre site near

adopted and the supply position improves.

Penrith. Taken together, these deals represent a significant transfer of land into the development pipeline and a strong

Where the Activity Is

vote of confidence in the long-term prospects of the market.

The range of transactions we have been involved in reflects

Looking Ahead

just how broad the market has become. Interest has come from developers pursuing small sites of between one and

The convergence of regulatory relief, revised housing

ten plots through to major schemes delivering in excess

targets, and a constrained land supply position has created

of a hundred units. At the larger end, we have advised on

conditions in which the Cumbrian development land market

a substantial land sale in South Lakes where a planning

is likely to remain active for some time. For landowners, the

application for close to 500 units has recently been

question of how best to position and time any potential

submitted, and have completed on several sites in Kendal

sale has rarely been more consequential, or more nuanced.

delivering schemes in the 30 to 50 house range.

On the evidence of the past twelve months, there is plenty to look forward to.

Activity within and around the Lake District National Park

Written By John Haley & Matthew Bell Partners in our South Lakes and Carlisle offices

From Field To Finance, We Have Got You Covered RURAL FINANCE: SUPPORTING INVESTMENT, GROWTH AND LONG-TERM RESILIENCE

The rural economy continues to evolve, with farming businesses and landowners facing both opportunities and challenges. Whether investing in land, improving infrastructure, diversifying income streams or supporting succession plans, access to the right finance can play a crucial role in achieving long-term business objectives. The lending market has developed significantly in recent years, with specialist agricultural lenders offering products tailored to the unique needs of rural businesses. Unlike many commercial sectors, farming businesses often require lenders who understand seasonal cashflows, long-term investment horizons and the value of land-based assets. In addition to highstreet banks there are other specialist providers who offer finance solutions designed specifically for agriculture and rural enterprises, supporting everything from land purchases and farm improvements to business growth and diversification projects. While there are more funding options available than ever before, identifying the most suitable solution can be challenging. This is where professional advice can add real value. As Chartered Surveyors and Rural Property Consultants, Edwin Thompson works closely with farmers, landowners and rural businesses to understand their objectives and help present a strong case to lenders.

With our connections and extensive experience working alongside agricultural lenders, we assist clients throughout the finance process, including: • Assessing borrowing requirements and business objectives • Preparing supporting information and financial appraisals • Advising on land, property and diversification projects • Liaising with lenders and professional advisers • Helping clients secure funding that best suits their circumstances Our understanding of both rural property and agricultural finance enables us to provide practical, informed advice tailored to each client’s individual needs. Looking Ahead As the rural sector continues to adapt to changing markets, environmental priorities and evolving business models, access to suitable finance will remain essential in supporting investment, innovation and resilience. Whether planning for growth, succession, diversification or infrastructure improvements, understanding the available lending options and seeking appropriate professional advice can help ensure that investment decisions support long-term business success.

EDWIN THOMPSON Chartered Surveyors, Valuers and Rural Property Consultants Supporting farmers, landowners and rural businesses across the North of England and Scotland

Our Offices BERWICK 01289 304432

44-48 Hide Hill, B e r w i c k- u p o n -Twe e d TD15 1AB

CARLISLE 01228 548385

Montgomer y Way, Fifteen Rosehill, Carlisle CA1 2RW

EDINBURGH 0131 370 1444

3 Hill St, Edinburgh, EH2 3JP

GALASHIELS 01896 751300

76 Overhaugh Street, Galashiels, Selkirkshire, TD1 1DP

KENDAL 01539 769790

97 Stricklandgate, Kendal LA9 4RA

KESWICK 017687 72988

28 St John’s St, Keswick CA12 5AF

NEWCASTLE 0191 255 7777

Central Lofts, 21 Waterloo Street, Newcastle, NE1 4AL

WINDERMERE 015394 48811

23 Church St, Windermere LA23 1AQ

E D W I N T H O M P S O N .CO.U K