How to accurately measure the size of land

[Delivery]

I have mapped out larger plots of land we were looking to buy and definitely can get very close if you use Google Earth polygon measuring tool like @Frank Homes already suggested BUT you need to remember that the satellite that took the photos is unlikely to be directly overhead that plot so look at the closest buildings and see which way they are sloping and by how much so you can draw the polygon line in the right place (e.g. on the right side of the trees to be where the boundary is).

That said I would definitely recommend spending the money on a GPS survey by a reputable company - you may even be able to share the costs with the seller or your mate - the value in terms of peace of mind is priceless!!

I also absolutely agree with the other comments about regretting the sale of part to your mate - you might want to have your solicitor add something about if your mate (and any future owner) decides to sell it they must offer it to you or the future owner of your property, at a fair market rate of course, and most sales like that have some kind of covenant that say they can't use it for intrusive things.

Also think very carefully about your and your mate's access rights - that is something that if it becomes a problem can cause a lot of grief. When we bought a previous property we had no intention of applying for planning to extend but other external unforeseen factors meant we needed to apply for planning permission - so just think very carefully about what could become something you might do in the future - like if to get to your mate's property they have to come over your land make sure you have thought about what that might prevent you doing in the future - our neighbours are going through a nightmare to get secondary access to their plot because the original access they are using is causing friction with the landowner for no faualt of theirs because the landowner changed - so think what someone else might do if its not your mate and specifically if your mate does sell it on before you have the funds how that could affect you. Even a boundary dispute is something that should be declared on sale these days.

 

[VSS]

I’m sorry, but mapping out a boundary on tree covered ground by means of Google maps is not going to be ’just as accurate’ as a professionally conducted land survey. If it ever were to be disputed, and the OP’s mate may decide to sell his plot, I think I know which method of measurement I would prefer to be in possession of.

No need to do it on Google maps. That's just one option that may be convenient in some circumstances. Agreed it's a pain when there's overhanging trees. But it really isn't difficult to get out there on the ground with a map, a tape measure and a compass.

 

[VSS]

My guess is that in a few year's time, you will regret selling off a piece of your plot.

That is very true. Unfortunately I've negotiated a price package for a house and two fields. I can't afford it all. I can afford it all but about 3/4 of one of the fields, which my mate wants to buy just so he can own a field!

In a year's time your "mate" will sell his piece with planning permission for 18 homes, making an absolute killing and ruining your view into the bargain.



(I suggest you put a covenant on the land prohibiting development).

 

[Bo Diddley]

That is very true. Unfortunately I've negotiated a price package for a house and two fields. I can't afford it all. I can afford it all but about 3/4 of one of the fields, which my mate wants to buy just so he can own a field!

Find a way to afford it all... even if you have to sell your soul to the devil

 

[Cyres]

Be very careful and one day your mate may not be your mate anymore. Money spent in legal bits will be essential. Also where is the water supply and other utilities. What if he erects a wind generator or solar unit? A restrictive covanent may be needed re re sale and future development uses. Are you retaining the sporting rights?
Advise use an agricultural focused law firm.
D

 

[WH308]

DEFRAS Magic maps is very good and free to use.

https://magic.defra.gov.uk/magicmap.aspx

 

[Donkey Basher]

In the depths of my memory I have a recollection that there is a function for this on the ordnance survey website somewhere?

Also, as others have indicated, make sure there’s a suitable clawback clause for the bit you’re selling for when your mate gets bored or needs the money from sale of the land for Uni fees etc. First thing would be that he sells back to you at fair market value for same land use you sold it to him for. Second get an uplift clause added such that if the land subsequently gets planning permission you are entitled to an uplift on the land value from its previous (agricultural?) use to residential (C3) or whatever land use class it secures.

Or, as others have said, try by every means you can to purchase the whole lot yourself.

 

[VSS]

In the depths of my memory I have a recollection that there is a function for this on the ordnance survey website somewhere?

Also, as others have indicated, make sure there’s a suitable clawback clause for the bit you’re selling for when your mate gets bored or needs the money from sale of the land for Uni fees etc. First thing would be that he sells back to you at fair market value for same land use you sold it to him for. Second get an uplift clause added such that if the land subsequently gets planning permission you are entitled to an uplift on the land value from its previous (agricultural?) use to residential (C3) or whatever land use class it secures.

Or, as others have said, try by every means you can to purchase the whole lot yourself.

Yes, an uplift clause is definitely a good idea.

 

[old 30-06]

As a rough guide an acre is 70 yards by 70 yards.

 

[reiver]

If your buying agricultural land I would recommend using a land agent might cost more but work out cheaper if things go wrong.
I just bought a small parcel of land of a bigger field and used the services of a land agent as the vendor was using his own . Makes it a lot simpler especially if there are any grants being claimed on the land by the present owner.
Also if you want to get a holding number for the land ? It has a few little perks ie red diesel can be bought with it .Also if the land is registered as agricultural there is no capital gains to pay if you want to sell on or stamp duty if buying .
Magic maps is a good place to start for agriculture land so my tame land agent tells me .

 

[johndeere]

MARIO maps use the measuring tool

 

[Kalahari]

My guess is that in a few year's time, you will regret selling off a piece of your plot.

^^^^^^^^^^^^^^^^^^^^^^^^ This in spades. Don't sell land, they aren't making it anymore.

David.

 

[njc110381]

Lots of thoughtful replies and good points made, thanks guys.

The position I'm in is that I'm pushing myself as hard as I can to buy the house and the field out the back that is in view, and a strip of it down the side after a conversation with my wife's family who are helping us out. There is no (and I mean no) extra money available to buy it all.

The layout of the land (edge of town rather than rural) means that even if my mate does get planning, build a load of houses and clear off, it will make absolutely zero difference to me. No extra traffic, no visible houses. There's already a chunky uplift on it from the previous owner which will last about until I retire. That doesn't bother me - the last thing I want to do is build on my bit and the piece behind the house that's in view is AONB anyway.

Access has been covered. The access track is wide so we're splitting it down the middle. There's more than enough space to get two tractors side by side. We can get water into our bit from the house - not sure about his bit but it's not far from current dwellings, it should be simple enough.

Last of all, it's his financial input for some of the land that's allowing us to buy the house that we want. If he doesn't get his bit, we won't be there to worry about it anyway.

 

[Deermanagement]

As said, polygon measuring tool on google and check out historical images were you may find a clearer picture of what you need to measure, maybe a winter one or where trees are smaller etc

 

[Ratel]

In my early days of surveying, a chain, steel tapes, a measuring wheel. Using these and Simpsons rule it worked well.A theodolite was very useful if you had access to one.

 

[BRYAN]

Get a planimeter.

 

[Mike L]

^^^^^^^^^^^^^^^^^^^^^^^^ This in spades. Don't sell land, they aren't making it anymore.

David.

The Dutch are

 

[John Gryphon]

could you use a good rangefinder to measure?.. have a mate hold a reflective surface to aim precisely (big rubbish bin lid or whatever?) it will save lots of walking lol.