- Nation
- Wales
- National planning policy
- Planning Policy Wales
- Planning authorities
- 4
- County town
- Carmarthen
Before you start in Dyfed
On a larger garden, the planning outcome can range from one home to several, and fixing a single price in advance would be a guess. Councils in Dyfed weigh density against the character of the street, garden sizes, parking and the Welsh requirement to deliver a net benefit for biodiversity, and the answer often emerges only through pre-application advice or the application itself. A price formula linked to the permission actually granted, with a minimum underneath, shares that uncertainty fairly. It is the main reason options suit bigger plots more than small ones.
Planning authorities covering Dyfed include Carmarthenshire County Council, Ceredigion County Council, Pembrokeshire County Council, Pembrokeshire Coast National Park Authority.
How it works
Free plot appraisal
We look at your title, the access, the planning history and the policies that apply, then tell you honestly whether an option, an outright sale or a conditional contract fits your plot best. It costs you nothing.
Heads of terms
We set out the option period, the price formula and minimum price, any option fee, our planning obligations and the cap on your reasonable legal fees, which we cover. Nothing is binding at this stage.
Sign the option
Your solicitor and ours agree the option agreement and the plan of the plot. Once it is signed, the option is noted on your title, and you carry on living in your house and using the garden as normal.
Planning work
We commission surveys, design the scheme and apply for planning, keeping you updated and showing you the drawings before submission. The council decides; if it refuses, the agreement sets out whether we revise, reapply or appeal.
Exercise or lapse
If an acceptable permission is granted, we serve notice, the price is fixed by the formula and the sale completes in the agreed time. If not, the option lapses, the entry comes off your title and the land stays yours.
Option agreement in towns across Dyfed
- Llanelli
- Ammanford
- Aberystwyth
- Carmarthen
- Haverfordwest
- Milford Haven
- Pembroke Dock
- Burry Port
- Cardigan
- St Davids
Questions about option agreement in Dyfed
How is the price set under a garden plot option in Dyfed?
Usually by a formula based on the market value of the plot with the permission actually granted, less deductions agreed at the start, with a minimum price underneath. Some options use a fixed price instead. Either way, the method is written into heads of terms before anything is signed.
Are my legal fees covered on an option in Dyfed?
Yes. We cover reasonable legal fees for your solicitor on an option agreement, up to a cap agreed in heads of terms. That lets you take proper independent advice on the agreement, which you should always do before granting an option over any part of your land.
What is the difference between an option and a conditional contract in Dyfed?
Under a conditional contract, both sides are bound from exchange and the sale completes if a satisfactory permission is granted. Under an option, you are bound to sell if we choose to buy, but we aren’t obliged to. Options suit less certain plots; conditional contracts suit clearer ones.
How much is a garden plot in Dyfed worth?
It depends on location, size, access, title and, above all, planning. Two similar gardens in the same street can be worth very different amounts if one has easy access and the other doesn’t. We don’t quote figures before we’ve looked at a plot properly; the free appraisal is the way to find out.