THE RURAL
Maintaining for the future COURT FARM
LASHINGCOTT FARM
Maximising value
SWANLEA FARM
Optimising value
NORMANS FARM
Preserving tradition, embracing the future
BUILD A STRONGER FUTURE FOR YOUR FARM VIEW
Court Farm: Maintaining for the future
Services used: Lettings | Professional Services | Auctions
Following the death of one of the owners, our Professional Services team were instructed to complete a Red Book valuation for inheritance tax purposes to assist in the grant of probate. During this work, the clients noted that they were planning on letting the farm and subsequently instructed Stags.
We inspected the land and buildings and advised on appropriate lotting before drafting the lettings particulars. During the marketing process, viewing days were held and after the tender deadline, we reviewed and provided recommendations to our clients. We were then instructed to draft the relevant Farm Business Tenancy agreements and also complete pre-tenancy Records of Conditions.
Due to stopping farming, the family also had an extensive range of machinery to sell and so our Auctions team were instructed to hold a full onsite farm dispersal sale which included a wide range of items from livestock equipment and cubicles in sheds, through to high value tractors owned by both the farm and nearby farmers.
The team helped the farms workforce in preparing equipment, laying out the sale field as well as loading and assisting with the clearance of sold items. Advice was given about machine values, the timing of the sale and the order in which the items would be best to be sold.
Stags continue to manage the tenancy of this farm on behalf of the family.
5 tractors and a JCB Loading Shovel were the highlights of the sale with over 400 lots having been auctioned on the day. Advertised nationally and locally, the sale attracted over 100 people who all attended on the day. Alongside this, a live online bidding system was used which incorporated a video stream of the sale, allowing bidders that were unable to make it in person to bid and experience the auction in real-time. Items were sold both locally and nationally.
Lashingcott Farm: Maximising value
Services used: Auctions | Farm Agency | Residential Sales | Planning
In 2021 Stags Farm Agency were called out to Lashingcott Farm to carry out a market appraisal. We advised on a guide price, lotting strategy and discussed the potential to convert a former grain store to a dwelling using either Class Q or a full planning application.
Later the same year Farm Agency, alongside our Bideford Residential Sales team, commenced the marketing of the farm, both as a whole and in 5 lots, with a total guide price of £1,120,000. The grain store and about 1 acre of land was excluded from this sale allowing our Planning & Design team to apply for planning consent to convert it, which was granted.
Stags went on to agree a sale on the farm as a whole, with contracts exchanging and subsequently completing in early 2022.
Whilst the marketing of the farm was taking place, our Auctions team provided advice on the best method for selling the machinery, along with the potential value of the assets present. The Stags team assisted the family with preparations, washing, organising and presenting the machinery before the equipment was advertised on one of our regular online auctions. This included an allocated viewing day and collection day which was overseen and run by our dedicated Auctions team at Stags.
Our Bideford office, alongside the Farm Agency team, then went on to agree a sale on ‘Lashingcott Barn’ off a guide price of £275,000, exchanging contracts on the sale and completing in March of 2024. The Planning team were then contacted by the purchaser to provide advice on the best strategy to achieve several design changes that they wanted to secure. The Stags team considered a full application but ultimately it was decided to pursue a fresh Class Q with a revised design, which was subsequently approved.
Normans Farm: Preserving tradition, embracing the future
Services used: Professional Services | Farm Agency | Planning | Residential Sales
Stags has assisted with adding value to Normans Farm for over 5 years now. Originally instructed to market 33.5 acres of the farm’s land, back in 2018, where our Farm Agency department advised on lotting up the land available. They went on to negotiate offers and agree sales.
Sadly, in 2019 the owner of the land at the time passed away. After which Stags’ Professional Services department were instructed to undertake a probate valuation before negotiating the sale of grass keep and drafting up grazing licenses for the parties involved, whilst the sales were on hold waiting for probate. Both sales completed in 2020.
In 2020 the same team provided advice relating to the Basic Payment Scheme (BPS) on the original farm. This involved both mapping changes, including the registration of permanent ineligible features, along with the preparation and submission of the 2020 BPS claim. Whilst this was happening, our Farm Agency department, alongside the Wellington Residential Sales team, provided a market appraisal on the whole farm, advising on guide price and lotting, working alongside the planning team to review opportunities to convert some of the farm buildings to increase the sale price that could be achieved.
The Planning & Design department then conducted a planning appraisal, assessing the change of use potential of the farm buildings on site. Possible highways issues were identified which meant that a
Highways Assessment has to be undertaken to confirm the suitability of the primary access. After which, a full planning application was prepared and submitted to secure consent for construction of a second access to the farmyard to aid future lotting. A large number of objections were received, which meant that the application was then referred to a committee where Stags had to present their findings and have a case officer provide recommendation for the work.
Following this, consent was obtained for second access, granted subject to conditions. In 2021 Stags assisted in submitting an application to discharge these conditions, which was approved to allow development to commence, finishing by the end of the summer the same year. Whilst this went on, our Professional Services team transferred the BPS entitlements to the purchasers of the land on the eastern side of the farm.
In late 2021/early 2022 ecological and structural surveys were commissioned to support a Class Q application (agricultural to residential use) for a change of use to
various buildings within the main farmyard. This resulted in bats being found, which meant that further surveys had to be commissioned with appropriate mitigation then needing to be incorporated within the proposed scheme. Class Q Prior Notifications was then submitted on 4 modern and traditional farm buildings within the farmyard to create 4 detached dwellings.
In late 2022, 4 Prior Notifications were approved with consent for a change of use to provide 4 detached dwellings. After which, the planning team assisted in completing and submitting Community Infrastructure Levy Forms.
In summer of 2023, the planning team went on to resubmit Class Q Prior Notifications for 3 of the 4 barns to extend the deadline for completion. All of which were approved.
The planning team assisted in completing and submitting Community Infrastructure Levy Forms. In summer of 2023, the planning team went on to resubmit Class Q Prior Notifications for three of the 4 barns to extend the deadline for completion. All of which were approved.
The Stags Farm Agency team then went on to agree a full strategy for marketing the farm and the land surrounding it, which involved advertising the farm as a whole as well as in 6 lots. This resulted in agreed sales on (Lot 1) the Farmhouse & Land, Lot 4 (Barn for conversion) and Lot 6 (Agricultural Land), all of which have since completed.
The team then advised on ‘re-packaging’ the remaining lots, subsequently agreeing sales on Lots 2a (Barn for Conversion), Lot 2b (Barn for Conversion), Lot 3 (Barn for Conversion) and Lot 5 (Agricultural Land). Sales were agreed on all lots, bar Lot 5 which is being held back until the sales of Lot 2a and 2b have completed. Once the 2 remaining lots have completed, Lot 5 will be marketed for sale.
Swanlea Farm: Optimising value
In October 2023 the Stags Farm Agency department inspected the farm to provide a market appraisal of the bungalow and 39 acres, along with an additional 11 acres of off-lying land. As part of this appraisal, advice was given about planning opportunities for the existing farm buildings, along with a recommended guide price and lotting strategy.
The Planning team subsequently met with the clients on site to provide a planning appraisal to outline the options to add value through converting the buildings to dwellings and replacing them with new dwellings (fall-back).
In 2024, Stags were instructed to market the 11 acres of land which was done so as a whole, as well as in 3 lots (totalling a guide price of £145,000). Marketing commenced, offers were negotiated and a sale was agreed with the purchase going on to complete the summer of that year.
Later the same year, Stags Farm Agency, alongside the Stags Bideford Office, were instructed to market the bungalow and adjoining 39 acres. Offers were negotiated on the whole farm with a sale being agreed later that year. The sale completed in March 2025.
Services used: Farm Agency | Development Land | Planning | Residential Sales
Don’t just take our word for it...
Here at Stags we pride ourselves on our reputation throughout the West Country.
We would like to thank Stags for their professional, knowledgeable and friendly team which advised and helped us through our online retirement farm sale. Harvey and his colleagues made the retirement sale of our farm equipment much less stressful than we had anticipated and we would recommend them very highly indeed.
- Mr & Mrs Davies
We were very grateful to Stags for their professionalism and empathy in dealing with the valuation for probate for us and then organising rental of land and buildings and the sale of machinery. To be honest, we were not aware of all the individual departments involved as they just dealt with everything and allowed us the space and time we needed to come to terms with our loss.
- Ms Waldron
I have been very pleased with the way Stags have handled the sale of Norman’s Farm. At the initial meeting at the farm we discussed the best way forward and the various options available to us.
I was pleased with the way Guy Wilson from the planning department liaised with the council and ended up with 4 barns suitable for conversion all of which now are nearly sold. The farm agency team handled the lotting, advertising and sale of the land, farm house and barn conversions with competence and no hassle to me and my co-executor. In all, I was pleased with the service Stags have provided to the estate and I would not hesitate to use them again.
- Mr Hayes
Planning & Design
Farm & Land Sales
Valuations
Renewable Energy
Grants & Subsidies
Property Surveys
OUR SERVICES
Onsite & Online Auctions
Expert Witness
Natural Capital
Telecoms
Livestock Markets
Wayleaves, Easements & Compulsory Purchase
Farms, Land & Rural Lettings
Landlord & Tenant Matters
Property & Land Auctions
Development Land
Estate Management
Grass Keep Fodder & Standing Crops
CONTACT US
For the best advice on all your rural matters, get in touch with the team who understand your needs:
Farm Agency
01392 680059 farms@stags.co.uk
Onsite & Online Auctions
01769 572042 auctions@stags.co.uk
Estate Management
01803 862002 rural@stags.co.uk Planning 01392 439046 planning@stags.co.uk
Professional Services
01566 771808 (Cornwall)
01884 235701 (Devon) 01823 653424 (Somerset, Dorset) professional@stags.co.uk