Rural Services

RURAL SERVICES

A GUIDE FOR LAND OWNERS AND RURAL BUSINESSES

WHY GFW?

Robyn Peat Chairman

GFW was founded over 40 years ago in the rural sector. We have now grown into a multidisciplinary firm with rural roots that are stronger than ever.

In a time where the rural economy is facing its biggest change in a generation, our highly skilled Rural Chartered Surveyors and Farm Business Consultants are able to provide and deliver expert advice to navigate through the challenges and opportunities ahead.

Our team are, nationally recognised as experts in the field with a reputation for being tenacious in achieving client’s objectives. With the ability to draw on considerable in-house expertise from other disciplines, our team deliver property and business consultancy advice across the North of England, Yorkshire, Scottish Borders and further afield.

YOUR TRUSTED RURAL CONSULTANT

The agricultural industry is currently going through one of the largest and most significant periods of change in decades.

Changes to the marketplace, economic restructuring and an increased emphasis on environmentally friendly and sustainable practices provides not only significant challenges for those within the agricultural industry but also opportunity for those who can embrace the future and adapt their businesses accordingly.

Our Rural Team brings together a collaboration of skilled, knowledgeable and experienced individuals to provide a vast range of professional services tailored specifically to farmers, landowners and rural businesses.

It is clear that the gap between an average rural enterprise and a well structured and regularly reviewed agricultural business is widening with each passing year.

The key to not only the success but also the survival of a rural business is the setting of clear objectives and the effective management to attain those goals.

Our teams of Farm Business Consultants and Chartered Surveyors thrive on meeting the challenge of providing assistance to a wide range of rural clients and their respective businesses.

We pride ourselves in providing a high quality service, taking the time to learn your business, understanding your aims and setting out the available options and where appropriate guiding you through the decisions required to ensure your business is successful.

In addition the wider business allows us to draw on experts from our planning, development, commercial and residential teams to ensure that our clients have access to our full complement of services.

“Never

ROBYN

BUSINESS PLANNING AND SUCCESSION

We work closely with clients to help them to fulfil their business and personal objectives. We provide expert and bespoke advice on areas such as implementing a new enterprise, developing diversification projects, succession and retirement planning as well as whole business reviews and restructuring. We work with clients to develop a successful business strategy, by reducing risk and making the most of the opportunities available.

Accessing Capital Funding

We provide expert advice for clients in order to access competitive funding for areas such as farm purchases, restructuring finance, infrastructure projects and diversification opportunities. We work closely with the main agricultural banks, funders and AMC that allows us to provide an insight into their individual criteria of the available lenders to access capital funding.

We guide clients throughout the process and illustrate the impact new funding will have on the existing farming business by the provision of a detailed Funding Brief report.

Financial Planning and Budgeting

Budgeting is not a pointless exercise. It is a vital business planning tool to any business. We are highly experienced in the preparation and interpretation of farm budgets, cash flow forecasts and accounts analysis.

We are able to provide clients with a thorough understanding of future profitability and cash availability as well as monitoring performance during the year. A key step in understanding farm performance is undertaking comparative analysis using benchmarking tools and industry standard data. Any business decision must be compared against the current performance of the present system. The budget is a key tool in business decision making and can be used in a number of scenarios.

Farm Business Tenancy Opportunities

The UK agricultural industry is going through a period of significant change. This will mean more land will be available to rent.

We are skilled in preparing and submitting tender applications by offering a valuable and bespoke service including attending farm viewing days, advising

on rent levels, preparation of forecast budgets for inclusion in a detailed tender application. We can also provide practical advice and help prepare clients for the interview process and, if successful, support them going forward as a tenant.

Diversification Feasibility

Farming businesses will likely see their profitability decrease due to the removal of direct support payments. Diversification has been a ‘buzz word’ for many years, however, it has never been as important to understand the opportunities on your holding for additional income streams.

The GFW Rural Team can assist in providing an understanding of how your assets can be maximised for diversification opportunities. We can help with the development and implementation of new projects providing support throughout the process from inception to completion.

We will give an understanding of how a diversification project will financially impact the current farming business, which will form the basis to secure capital or grant funding. We are highly experienced and have a breadth of practical knowledge of different diversification enterprises including tourism, food processing, adding value, recreational activities, retail, and commercial units.

Family Succession

The average age of the farmer coupled with the new agricultural policy offering opportunities for farmers to exit the industry as well as encouraging new entrants in farming. The GFW team have extensive experience working with both family and tenancy succession.

We are highly experienced in helping farming businesses develop their long-term succession plans, where appropriate, to enable the next generation to continue farming.

FARMING OPTIONS

Joint Venture Management

It is estimated that approximately 30% of farmers will change their business structure in the next five years, due to the lack of succession and the need to remain a farmer. The Contract Farming Agreement is an ideal tool to help with the transitional process of the retiring farmer or those who wish to focus on other diversified projects.

The GFW Rural Team are highly experienced in the preparation and management of contract farming agreements, for both arable and livestock farmers.

The Contract Farming Agreement is a proven method in retaining trading farmer status. Increasingly these agreements are being scrutinised by HMRC and their success relies heavily on their annual management and precise administration of the agreement. There are other joint venture management tools such as Crop Contracts which are an annual approach to land management with a third party.

It is important to fully understand the impact of these schemes on your farming business and the management necessary to fulfil the requirements.

RURAL PAYMENTS AND GRANTS

We are now in an agricultural transition period and the current of system of direct support to farmers is changing.

The GFW Rural Team can offer guidance at a practical level on all rural schemes and grants including advice relating to farm compliance.

It is important to fully understand the impact of these schemes on your farming business and the management necessary to fulfil the requirements. We are skilled in assessing the viability of these schemes and can guide clients throughout the application process and in delivery of their aims.

Basic Payment Scheme

Our team of trained consultants offer expert advice in the process of making the annual Basic Payment application to the Rural Payments Agency. We fully understand the scheme requirements, cross compliance and other farming regulations and work with clients to make sure their application is correct. As the Basic Payment Scheme is phased out during the transition period we can assist in reviewing the vulnerability of the farming business from the loss of direct subsidy.

Rural Grants

GFW can provide tailored advice in the application process and delivery of rural grants. As a highly experienced team can help develop project ideas, secure funding and aid the successful implementation of a project. The funding available to support farm and rural businesses is focused on cutting carbon emissions, creating more space for biodiversity and wildlife, and improve animal welfare, whilst maintaining a profitable farming industry. There are a number of grants for equipment, technology and infrastructure that improves farm productivity, profitability, and environmental sustainability.

Lump Sum Exit Scheme

The Lump Sum Exit Scheme or the “golden handshake” as some people are calling it, has gone through consultation. The key points we can take from the consultation document are as follows.

The scheme will start in 2022 for those who wish to retire or leave farming. Farmers who enter the scheme will need to give up their land and not claim any further BPS. This will mean a tenant will be required to give up their tenancy and an owner occupier will need to either sell their farm or rent all their land out on a Farm Business Tenancy for at least five years.

One proposal suggested is to use a reference period amount to calculate a lump sum based on what farmers would have received from their BPS until the end of the transitional period with a proposed payment cap of £100,000. An example of a lump sum calculation could be £40,000 (reference amount) x 2.35 = £94,000 total lump sum. It is also important to note that the treatment of the lump sum in the eyes of the HMRC is still being discussed.

THE ENVIRONMENT

The Rural Team at GFW understand fully the current environmental schemes available to protect and enhance biodiversity on farms.

The Team can fully advise on farming in a sustainable way whilst taking advantage of the Countryside Stewardship schemes that are available. As the new Environmental Land Management scheme is rolled out alongside opportunities from Biodiversity Net Gain and carbon offsetting our dedicated team of environmental specialists can advise clients on the best way to use and enhance natural capital on their farms.

Environmental Schemes

The Rural Team can provide an in-depth knowledge of the environmental schemes available for farmers and land managers. We help clients choose the right scheme for their farm and guide them through the application process until the agreement is in place.

As many Environmental Stewardship agreements approach their end date our team can advise on the viability of extending the current agreement or transferring into a new agreement through the Countryside Stewardship Scheme.

The Countryside Stewardship scheme provides financial incentives for farmers and land managers to look after and improve the environment. The scheme is delivered through Higher Tier, Mid-Tier, Wildlife Offers and Capital Grant agreements. We help clients understand which element of the Countryside Stewardship, is right for them and what the requirements of the scheme are, and what benefits it provides, balancing annual land management revenue and capital grants.

Our Rural team can also help clients explore the opportunities within the new Environmental Land Management Schemes, specifically the Sustainable Farming Incentive (SFI). The SFI is currently at the pilot stage and will be rolled out in 2022 and then fully launched from 2024. The SFI includes a set of land management actions or standards, and farmers are paid for completing each standard at a particular level. Capital items will remain accessible through the Capital Grants Scheme.

Environmental schemes may not fit all farming businesses, however, the assessment of the viability and financial returns of a scheme should be fully investigated by all farmers and land managers.

Natural Capital

When we think of farming assets we think of land, machinery and stock. However, it is also important to consider the natural assets or the natural capital farmers and landowners have available on their farms. Natural capital is the elements of a farm that benefits people and provides ‘public good’. Natural capital can include, providing clean water, growing carbon capturing plants, delivering healthy soils, or benefiting and enhancing the wider landscape.

The GFW Rural Team can help farmers understand the value of these assets both to their farming businesses and to the wider public. We can help clients determine what natural assets they have, what benefits they produce, what they are worth and what they cost to maintain. This will help give a true value of all assets at their disposal. If the value is low in some of these areas, the Rural team are skilled in investigating ways to improve the value going forward.

Biodiversity Net Gain

Under the Environment Act 2021 the Government has created a new planning policy known as Biodiversity Net Gain following the national push to build more new homes in the years to come. Biodiversity Net Gain will require a 10% increase in biodiversity after a development takes place. When a developer is seeking planning permission, they will need to demonstrate how they will increase biodiversity and wildlife habitats following construction. Developers will have a choice to offset this responsibility on land they already have access to or form agreements with other landowners. The GFW Rural Team can work with landowners and developers to help fulfil these requirements. We can fully assess the level of financial benefit that could be achieved on land that is offset and analyse the advantages and disadvantages of entering into a long-term agreement.

Woodland and forestry

The GFW Rural Team are able to advise on all aspects of woodland and forestry management including valuations, marketing, maintenance, and establishments. If you own woodland or would like to plant trees on your farm we can advise on the grants and funding schemes available. Grants for woodland management and woodland creation are currently administered through the Countryside Stewardship Scheme and the Forestry Commission. Grants can cover funding for tree planning, fencing, woodland infrastructure, species control and woodland improvements. There are also opportunities to sell carbon credits against the woodland grown for additional farm income which the Rural Team can advise on. We are skilled in unlocking the potential of your woodland and helping to develop planting projects to meet your long-term objectives.

FARM MANAGEMENT

It has never been more important to understand the efficiencies of your farming business both at a practical level and at a business level.

The GFW Rural Team work closely with landowners in managing their farming businesses with a clear understanding of their aims and objectives.

Our skilled team can fully understand the issues affecting farming and the necessary day to day requirements both in the office and out in the field.

We deliver a practical but professional approach and are focused on improving business performance and profitability whilst delivering the business strategy set by the client. We can offer a bespoke service to meet individual requirements from day-to-day farm management to the level of support necessary to allow your business to become more efficient and thrive.

Farm Management

Our team of consultants offer clients a bespoke day to day farm management service providing advice tailored to individual situations and needs. We are highly skilled in the purchase of inputs, the sale of commodities and understanding markets.

Farm Secretarial Services

We offer a full book-keeping and office paperwork management service. Our Team is skilled in livestock movements management, claiming and recording VAT, data management and the provision of year end accounts.

It has never been more important to understand the efficiencies of your farming business both at a practical level and at a business level.

LOCAL EXPERTS, NATIONAL COVERAGE

From our network of regional offices we provide an extensive range of services to the rural sector and indeed the wider property industry.

Whilst our roots are in Northern England our team regularly work with clients across England, Scotland and Wales taking on a variety of roles to assist them in maximising the opportunities for their rural businesses.

Many of our team of experienced professionals were born and raised within the region, come from farming backgrounds, and can truely claim to not only understand the industry but also the region.

We understand that the rural industry is ever changing and we strive to meet the future needs of our clients by embracing new technology and new approaches helping us provide all the expertise and services to help you manage a modern rural business.

Our use of technology helps us serve both regional and national clients. Access to the latest software and data ensures our team are able to provide efficient and effective assistance regardless of the location of the rural business and without compromising on the quality of service to our clients.

Alnwick

Newcastle

Bedale Durham

Bar nard Castle

Hexham

“Easy to get along with, lots of knowledge - we simply could not do without you!”

P & T RAINE

VALUATION

Understanding Value is key to making any important business decision. Our team of RICS Registered Valuers are “best in field” reflected through our appointment to the valuation panels of all the major high-street banks as well as acting for an array of specialist and corporate lenders.

We use our in-depth market knowledge and reasoned analysis in providing specialist and intelligent valuation services to clients. Having built long lasting professional relationships with firms of solicitors and accountants, the team understand the need and purpose behind valuation assignments, delivering structured advice that greatly assists in delivering change.

Whatever the valuation purpose, we will work with you to understand the value of your assets to provide coherent advice to deliver your objectives.

Our valuation services cover a full range of situations, including:

▪ Asset valuation for business or succession planning

▪ Taxation, including Inheritance Tax, Capital Gains Tax, Stamp Duty Land Tax and Rating

▪ Valuations for Charity Act purposes

▪ Pension fund valuations

▪ Valuations for loan security

▪ Acquisitions, disposals, and negotiations

▪ Expert Witness

▪ Compulsory Purchase

▪ Financial reporting

UTILITIES

& INFRASTRUCTURE /

COMPULSORY PURCHASE AND COMPENSATION

Following the impact of a global pandemic and Brexit many industries have suffered hugely and still are. However as the UK’s plan for growth is ”Build Back Better”, we are seeing a lot of large-scale schemes now pushing forward, especially in the North with the Government’s ambition on levelling up the country whether this is roads, pipelines, wires, or flood alleviation schemes.

We engage early with clients to maximise compensation and mitigate the effects of any scheme. Utilising their in-depth knowledge and technical skills the team have a reputation for fighting the corner for both Landowners and Tenants when it comes to dealing with compensation claims

Our team are very capable to act on your behalf on all infrastructure matters, including:

▪ Compensation claims on entry to land for water, electricity, gas, and telecoms

▪ Wayleave and easement work

▪ All types of CPO schemes, including road, rail, or utilities

▪ National Infrastructure Projects

▪ Part 1 compensation claims

▪ Telecoms and other Digital Economy Act matters

PROPERTY SALES, LETTINGS AND ACQUISITIONS

As leaders in the field, we utilise our market knowledge and specialist skills to deliver agency services for rural property.

We understand that all client’s needs are different, therefore our marketing strategies are comprehensive and tailored to each client and their objectives.

Acting both off and on market we use every available asset and technology, coupled with exceptional negotiation skills to secure the best result.

Where many others see the job done on accepting an offer we will not rest until completion, assisting legal teams and driving the process on constantly.

Acting both off and on market we use every available asset and technology coupled with exceptional negotiation skills to secure the best result.

Our activities include:

▪ Bespoke on and off market agency

▪ Strategic sales / purchase advice

▪ Letting of rural property

▪ Acting for prospective tenants in securing agricultural tenancies

▪ Full property finding and acquisition service

▪ Due diligence investigation

▪ Assistance / strategy in securing funding

▪ Complex agricultural Share Purchase / farming company sales

DISPERSAL SALES

GFW have an experienced team of auctioneers who are experienced and well versed in providing a full service of live and deadstock dispersal sales both on and off farm.

Our specialist sale team have also held numerous collective and dispersal sales of vintage farm machinery, workshop and commercial plant and equipment throughout the north of England. With a full team of auctioneers and office staff the entire sale process can be handled internally from start to finish.

This is a valuable asset to our clients as we are able to provide the complete farm agency package. The sales team work closely with the farm agency team to ensure the dispersal sales timing matches with leaving the farm on completion of any sales contracts or the end of tenancy negotiations.

▪ On and off farm live and deadstock retirement and dispersal sales

▪ Vintage, plant and small tool sales

▪ Machinery and livestock valuations including Annual Stock taking valuations

▪ Over 50 years auctioneering experience across the team

ESTATE AND PROPERTY MANAGEMENT

Good estate and property management applies the client’s requirements to the resource, legislative position, and the individual circumstances. Whatever the requirement for your Estate, we deliver long term strategies to get the best return in a compliant way, handling the difficult matters so you don’t have to worry.

The key to managing your rural and property assets is to analyse, optimise and maximise the asset. Our team thoroughly appraise the asset, identifying opportunities and liabilities, then enhance performance by managing income and outgoings. Increasing returns arise from strategic reviews, identifying investment opportunities and mitigating liabilities.

Our range of Estate Management and Property Services includes:

▪ Creating and maintaining up-to-date estate records or terriers

▪ Rent, rent reviews and arrears collection

▪ Estate accounting

▪ Arranging insurance

▪ Ensuring statutory obligations are met

▪ Maintenance and compliance surveys

▪ Undertaking strategic review for portfolio improvement

▪ Advice on agricultural let property and sporting assets

▪ Management of in-hand farming enterprises

EXPERT WITNESS AND DISPUTE RESOLUTION

Change is not always easy and inevitably there will be some matters that will be subject to litigation. The team at GFW have a wealth of experience and technical knowledge in providing Expert Witness and Advocacy skills from Arbitration up to High Court level.

Business Recovery

The Rural Team is highly experienced in working closely with insolvency practitioners and specialist solicitors to assist clients in business recovery from day-today management to strategic support.

Agricultural Justification Appraisals and Statements

We liaise closely with our dedicated planning consultants in providing the expert agricultural opinion on the physical and financial justification of the applications to gain planning permission for residential dwellings and agricultural statement for rural buildings and diversification projects.

Business Viability Reports

There are a number of situations that require expert reports providing opinion on business viability going forward in such circumstances as divorce, partnership matters and family disputes. We carry out a practical and financial assessment of the future sustainability of the farming business as a consequence of increased borrowing or a division of assets which is sometimes the outcome of divorce and family disputes.

Our services include:

▪ Rent review determination and advocacy

▪ Other matters under agricultural tenancies –repairs, notices to quit

▪ Contentious succession applications under the Agricultural Holdings Act 1986

▪ Provision of Expert reports on matters relating to property and business

▪ Acting as single joint experts or as Arbitrator

▪ Providing litigation support in terms of evidence research, tactical / strategic advice, and shadow reporting.

LANDLORD & TENANT MATTERS

It is inevitable that following the introduction of the Agricultural Act 2020 and changing legislation will have a significant impact on the Landlords & Tenants of agricultural land. This may come to be reflected in pressure on rents, a greater turnover of rented land, or increased levels of diversification. The team at George F. White have an unparalleled reputation and experience in dealing with Landlord and Tenant matters with detailed technical knowledge on:

▪ Agricultural Holdings Act 1986

▪ Agricultural Tenancies Act 1995

▪ Grazing licences and cropping agreements

▪ Rent Reviews

▪ Notices to Repair and Quit

▪ Tenancy succession applications

▪ Diversification issues on tenanted land

▪ Retirement advice

▪ New entrant advice

PUBLIC RIGHTS OF WAY

During the pandemic rights of way received increased focus for public recreation. Although the 2026 cut off to claim rights of way through historic evidence has been abandoned there is still a flurry of applications for new rights of way being processed by local authorities.

Our team can assist in dealing with rights of way issues and mitigate / halt the prospects of new rights being confirmed over land.

Our services include:

▪ Section 31 declarations to refute user evidence

▪ Detailed historical mapping research and analysis of historic deeds / documents

There is a flurry of applications for new rights of way being processed by local authorities

▪ Rebuttal statements

▪ Rights of way diversion applications

GEOGRAPHIC INFORMATION SYSTEMS (GIS) & MAPPING

We’ve adopted the most advanced mapping software that exists, enabling us to communicate geographic information in ways not possible before.

At GFW, measurement is everything and the tools within GIS achieves the greatest level of accuracy from any other mapping software. It minimises ambiguity and ensures our area calculations and valuations are as representative as can be.

Our GIS and mapping services include:

▪ Bespoke farm plans including cropping and environmental scheme data

▪ Bespoke estate and sporting plans

▪ Production of land registry compliant plans

▪ Site surveys using the latest data and GPS positioned measurement down to 1cm

▪ Title and other historic plan analysis

▪ Site finding using physical data algorithms and land registry data

▪ Online map-based terriers and estate records

PLANNING & DEVELOPMENT

With our colleagues in our planning and development service we are adept at delivering advice on rural planning matters and dealing with restrictions in land and property. More than often development occurs on greenfield sites and sound planning / valuation advice is required for any diversification project.

With recognised experts in specialist areas our team can assist on the following:

▪ Planning for conversions / diversification

▪ New development on agricultural land

▪ Large scale planning opportunities including option / promotion agreement negotiations

▪ Planning for new farmhouses and steadings

▪ Removal of onerous planning conditions including agricultural occupancy restrictions

▪ Negotiation of overage agreements

▪ Negotiation or removal of Restrictive Covenants

TELECOMS AND COMMUNICATIONS

The introduction of the Electronic Communications Code 2017 continues to lead to confusion and dispute within the telecoms market.

The introduction of the code was to move telecoms forward as the reliance on them has grown far above and beyond the last legislation, asking for cooperation between landowners and mobile operators.

The legislation has brought changes which are favourable and advantageous to the mobile operators and a big step away from the existing legislation. This is leading to disputes between landowners and operators, particularly around lease renewals and new site acquisitions.

Having acted for years on telecoms sites the GFW team are experienced in the ‘old code’ leases along with being able to provide specialist advice on ‘new code’ leases and site acquisitions.

Our activities include:

▪ Rent reviews including strategic direction on old / new code matters

▪ Site sales / acquisition

▪ New code lease negotiations

▪ Advice on ancillary wayleave / easement matters

▪ Compensation

SOLAR, WIND AND OTHER RENEWABLE ENERGY INFRASTRUCTURE

A key talking point across all industries is, how will the modern-day world go green and ensure it does what it can to becoming Carbon Neutral by 2050?

At GFW we have been involved in the energy markets for over 25 years, installing and project managing numerous wind turbines, combined heat, and power plants, and latterly in the negotiation of land for solar farms, battery storage and grid stabilisation projects.

Our services include:

▪ Negotiation of option terms for energy infrastructure projects including large scale solar, battery storage, grid stabilisation (synchronous condensers etc.)

▪ Advice and project management on “in house” projects such as solar panels, biomass, combined heat, and power installations.

▪ Management of renewable energy assets

▪ Valuation of all types of renewable assets (e.g. hydro, solar, wind) for statutory and loan security purposes.

AGRICULTURAL MORTGAGE CORPORATION

GFW are proud to be appointed AMC agents and Valuers. AMC specialise in long term mortgages and loans for farms and rural businesses and have done so for more than 90 years.

As an alternative to other funders AMC offers:

▪ Ability to borrow amounts from £25,001 or more

▪ Long-term lending from 5 to 30 years

▪ Finance secured against land as well as property to help you increase the capital you can raise

▪ Competitive mortgage rates, with interest-only and repayment options available, or a blend of both, on a variable or fixed rate basis

▪ Rates that can be set for the life of the agreement, unlike many other secured loans or overdraft agreements

▪ No early repayment charges for variable rate loans

▪ Agreements that can be transferred to the next generation

▪ Access to AMC’s experienced and knowledgeable support teams and nine regionally based Agricultural Managers who understand the sector’s unique funding needs

▪ Funding decisions that can be approved in principle before you make a sealed bid or go to auction

OUR OFFICES AND TEAM

Click or scan the adjacent QR code to see our full range of rural services and information on our rural team

Alnwick

Newcastle

Bedale

Durham

Bar nard Castle

Hexham