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Garden plot option agreements in Penwortham

Some garden plots in Penwortham need more than one owner’s land to work well. If your garden is a little narrow, or the best access runs across a neighbour’s drive, an option on your plot holds it while the rest is pieced together. Each owner can grant a separate option, linked so that the scheme moves forward as one.

That takes patience and careful drafting, and every owner needs independent advice. It can also produce a scheme South Ribble Borough Council is far more likely to approve than one squeezed onto a single garden, with one shared access instead of several awkward ones.

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Legal agreement, pen and a title plan with a garden plot outlined in red on a desk
Planning authority
South Ribble Borough Council
Postcodes
PR1
Noon sun, 21 March
About 36°
Shadow from a 5 m eaves line
About 6.8 m
Planning plan
Local Plan
County
Lancashire

Before you decide in Penwortham

During an option on a Penwortham plot, most of the work happens with South Ribble Borough Council, testing the scheme against the council’s Local Plan. We usually start with pre-application advice where it is offered, then commission surveys, prepare the drawings and submit the application, keeping you informed at each step.

The new home must meet the Building Regulations as well as planning, so the design allows from the start for bin collection distances and for fire engine access (or other measures, often sprinklers, agreed with building control and the fire service where a fire engine can’t get close enough). If the council refuses, the agreement says whether we revise, reapply or appeal within the option period.

Section showing noon sun and shadows in Penwortham: about 36 degrees on 21 March and 13 degrees on 21 December21 m21 Mar, noon: sun 36°, shadow 6.8 m21 Dec, noon: sun 13°, shadow 22.0 mExistingNew home
Noon sun in Penwortham on 21 March sits about 36° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.8 m. In December the sun is only about 13° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

From first call to decision

To explore an option on your Penwortham garden, send us your address and a few details. We check the title, access and planning background, then call you with an honest view. If an option looks right, heads of terms set out the period, the price formula, the minimum price and the cap on your legal fees, which we cover.

  1. 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.

  2. 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.

  3. 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.

  4. 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.

Worth checking early

  • We have the right to buy, not a duty, so a sale isn’t certain even after a long wait.
  • With a market value formula, the final price isn’t known until the option is exercised.
  • Options have their own Capital Gains Tax treatment, so take advice from a tax adviser before signing.

Your questions, answered for Penwortham

Do I still own my garden in Penwortham during an option?

Yes. An option is a right to buy, not a sale, so the land stays yours until we exercise the option and the sale completes. You carry on using the garden, and the option is noted on your title so the plot can’t be sold elsewhere while it runs.

Who decides planning on an option plot in Penwortham?

The decision belongs to South Ribble Borough Council, which will weigh the scheme against the council’s Local Plan and the National Planning Policy Framework (NPPF). Our job during the option period is to put in the strongest application the plot allows and answer the council’s questions. The agreement sets out what happens if permission is refused.

Do I pay Stamp Duty Land Tax (SDLT) if you exercise an option over my Penwortham plot?

No. Stamp Duty Land Tax (SDLT) is paid by the buyer of land, so any amount due on completion falls to us. As the seller, you may have Capital Gains Tax to consider, and options have their own rules on timing, so take advice from a tax adviser before signing.

Will you cover my legal fees on an option in Penwortham?

Yes. We cover reasonable legal fees for your own solicitor on an option agreement, up to a cap agreed in heads of terms. Choose a solicitor experienced with development land, and agree the cap with us before they begin, so their fees stay within it.

Other options in Penwortham

Option agreement near Penwortham

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