Utility developments, infrastructure upgrades, and green energy projects are vast and growing throughout Northwest England.
Frustratingly in many cases, landowners and occupiers who face being served with a Compulsory Purchase Order (CPO) to have their land purchased for such works – have limited grounds to legally resist. However, landowners and occupiers can, and are entitled to, claim fair compensation for their losses. Fair compensation is the state of being left financially the same – neither better nor worse off.
The process of compulsory purchase and the complexity of compensation legislation is infamously tricky to disseminate and tough to work through. Selby Rural offers professional advice, support, and representation to effected landowners and occupiers; with the mission of obtaining fair compensation with minimal impact.
We strive to minimise the negative impacts
We start by comprehensively understanding every possible impact of the scheme on your business and property. Once we have a crystal clear picture, we provide the all-important case specific advice for maximising compensation whilst reducing the impacts of the scheme – both day-to-day and in the long term.
We are qualified to determine market value
There is no “one size fits all” approach. Compensation strategy depends on the process of acquisition and extent of impact. We are qualified to determine the market value of land or crops.
We understand the legislation pitfalls
We are familiar with the process, we understand the legal jargon, and we know what pitfalls to look out for. For example, existing ownership or occupation can impact the compensation claim amount. So before any notices are served, we ensure these structures or agreements are rightfully in place.
We work with you every step of the way
Some schemes – such as replacing a power pole or fixing a water pipe – can be completed in a day. However, many larger schemes can go through a number of amendments and delays and can go on for months into years. We ensure effected parties are consistently represented fully and fairly from the outset.
Testimonials
“Great team to work with – efficient, thorough and effective”
Mr J Allwood, Chester
United Utilities Water Pipe Scheme
Frequently Asked Questions
If an acquiring authority is set to compulsorily purchase your land and property through a Compulsory Purchase Order (CPO), Development Consent Order (DCO) or via Wayleaves and Easements.
Example 1 — Scottish Power pole replacement. Crop loss Reinstatement eg power harrowing, reseeding, rolling, fertiliser, sprays and fencing Time and inconvenience eg liaising with contractors or having to move stock Professional costs. If Scottish Power wish to move a pole, they would look to enter into a wayleave agreement which is a legal agreement where the occupier of the land is paid an annual sum to reflect the pole being in the field.
Example 2 — Hynet hydrogen pipe Depreciation in land because of the pipe (the land value based on the market value) Crop loss – during works Future crop loss – if the land is not retuned as it was before the future yields could be reduced Reinstatement – if the land requires additional work such as stone picking or top soil importing or a drainage scheme designing and laying Time and inconvenience – on a long term project keeping a diary or setting up a WhatsApp group to record all time and issues will help when justifying any time involved with the scheme. You may find land is severed and it takes longer to get to. Professional costs – this would include agents fees and solicitors fees. Hyent will look to enter into a voluntary easement with the landowner and pay a one-off sum to reflect the devaluation of the land, this is based on the width of the easement and length not just the width of the pipe.
An acquiring authority is a body that has Compulsory purchase powers; such as Scottish Power, Untied Utilities, Severn Trent Water, Network Rail, Highways England, Cadent and National Grid. If you are contacted we advise you seek professional advice and keep a record of all correspondence and time taken. The Royal Institution of Chartered Surveyors and Central Association of Agricultural Valuers can recommend suitably qualified professionals (Selby Rural is accredited by them both).
Those affected can employ a specialist surveyor to act on your behalf and the acquiring authority should cover these costs. They would not pay for objecting or petitioning against a scheme. At Selby Rural we would hold a claimants hand from start to finish on a scheme and are aim to take the stress and worry away from a scheme. We look to minimise the impact on the property and business but look to maximise compensation for claimants ensuring they get a fair deal.
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