Well-prepared and presentable land sells faster and better

"BUYERS for your land will want to be able to start working it immediately", is the advice to farmers thinking of selling, from Real Estate Alliance auctioneers.

They say that having well-prepared and presentable land ensures a quicker sale and a better price. "Start with clearing the ditches, and clear up scrub and brushes. If necessary, get in a digger to level ground and clear mounds of earth or any overgrown scrub", is the advice.

Grass: "Rich, green grass lets buyers know that they are looking at high quality, productive land. Don't over-graze it, keep the grassland clean, and top off weeds early. An abundant sward of grass sells the land for you. If you are selling in early spring, close off early the previous winter", sellers are advised.

Looking well: Farmland that provides a good living for its owners should look the part. That's why sellers are advised to hang gates, tidy up fences and fix water troughs.

"Get rid of old machinery that will never be used again, and power wash the sheds."

Timing: Alliance auctioneers say spring is traditionally the best time for selling, because grass growth is lush and the land looks at its most fertile and productive. However, prices are often at their highest in autumn, because prospective purchasers do not want to wait until the following year, when land prices could rise again.

Documentation: "Have your statement of entitlements, area aid maps, soil test results, milk quota documents etc., ready and give them to your auctioneer who can pass them on to interested purchasers", says the Alliance.

Demo farm: "Demonstrate that you have employed good agricultural practice over the years. Use enough bedding to keep livestock clean. Make sure the concrete areas around farm buildings are free of manure and slurry. Ensure drinking systems are managed to avoid overflow and spillage."

How to sell: Agricultural land can be sold by private treaty, auction or, occasionally, by tender. The best option is almost always auction. The largest number of interested parties will be there, and other farmers expect good quality land to be sold this way. Consider dividing the farm in lots. Small lots command the highest prices per acre, but of course, it is not always feasible to divide a farm, as road frontage may be limited.

Rights: Avoid creating new rights of way where access is concerned, as these can be highly problematic and are liable to put off buyers.

Safety: Take any bulls or dangerous animals off the lands; prospective purchasers will generally take a look at the property themselves, and neither you nor the selling agent may be aware they are on the farm.

Future plans: Check the zoning of the land, particularly where agricultural land is close to a village or town. Ask your agent to find out the County Council's medium to long term plans for the area. Don't assume that only farmers may be interested. Developers, for example, may be also be interested.

Water works: Let prospective buyers know if you have mains water or a natural water supply close to your land. This is one of the major issues for any farmer, and a highly attractive selling point.

Build in value: Ability to build on land increases its worth immensely. It is always worthwhile - well in advance of selling - to make a planning application or enquire about permission.