- Planning authority
- Bridgend County Borough Council
- Postcodes
- CF33
- Noon sun, 21 March
- About 38°
- Shadow from a 5 m eaves line
- About 6.3 m
- Planning plan
- LDP
- County
- Mid Glamorgan
The local picture in Pyle
Light can decide the size of the scheme an option leads to. Take the figures for Pyle: a midday sun of about 38° in late March means a wall rising 5 m to the eaves shades roughly 6.3 m of ground behind it, and with the December sun near 15°, that shade grows considerably.
Those figures help explain why a plot that could take two homes in one layout might take only one in another. Under a price formula, that difference flows through to the price, which is one reason options suit plots where the outcome is open.
How we’d take it forward in Pyle
To explore an option on your Pyle 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.
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.
Worth checking early
- Options have their own Capital Gains Tax treatment, so take advice from a tax adviser before signing.
- Your plot is tied up for the option period and can’t be sold to anyone else meanwhile.
- We have the right to buy, not a duty, so a sale isn’t certain even after a long wait.
Your questions, answered for Pyle
Who decides planning on an option plot in Pyle?
The decision belongs to Bridgend County Borough Council, which will weigh the scheme against the council’s Local Development Plan (LDP) and Planning Policy Wales (PPW). 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 Land Transaction Tax (LTT) if you exercise an option over my Pyle plot?
No. Land Transaction Tax (LTT) 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 Pyle?
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.
Do I still own my garden in Pyle 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.
Other options in Pyle
- Planning promotion for your garden plot
- Build a new home in your garden
- Garage courts and yards
- Sell part of your garden
- Planning permission for a garden plot
- Joint venture on your garden plot