9 questions you should ask when you’re buying land to build on

The merits and downsides of a plot for a self build might seem apparent compared to those of a house, but there are questions you should ask when you’re buying land to build on. Neglect to find out everything you can about it and you can end up with a project that’s far more costly and challenging than you expect.

If you’re buying a house, the questions you ask before putting in an offer are crucial to making the right choice and avoiding unnecessary expense and it’s no different when it comes to a plot of land. Everything from the plot’s boundaries to the presence or absence of utilities matters.

To help you assess the viability of land you’re planning to build on we’ve put together a list of the questions you should ask along with expert advice here.

1. Does the plot have planning permission?

It’s vital to ask about whether a plot has planning permission, and you should also ascertain whether this is outline planning permission or full planning permission.

If it’s full planning permission? “Check the details – there may be restrictions on design, height, or materials,” says Elli Kiely, design and innovation director, HJK Construction. You should also find out when planning permission runs out since it normally expires three years after the date full consent is granted.

Elli Kiely

Elli Kiely joined HJK Construction in 2021. As the company’s design and innovation lead, Elli focuses on enhancing the aesthetic and functional aspects of each project, ensuring every build meets the highest standards while incorporating modern, sustainable designs.

2. Has planning permission been granted or refused in the past?

If buying a plot without planning permission, ask whether there has been any planning permission granted or refused on the land in the past.

“Knowing the planning history helps you to avoid buying land that is unlikely to get planning permission for your desired build,” says Thomas Goodman, property and construction expert at MyJobQuote. “A history of refusals is a major red flag. Past applications and their outcomes can give you insights into potential issues such as local opposition, environmental concerns, or infrastructure limitations.”

Thomas Goodman

Thomas Goodman has worked in the construction industry for over 20 years. Thomas continues to work on building projects, while also providing expert construction and property advice to industry professionals and DIY enthusiasts via the MyJobQuote platform.

3. What’s the local planning authority’s policy?

Another question that’s important for land that doesn’t have planning permission is what is the local planning authority’s general policy regarding development in this area?

“Understanding the local planning authority’s policies and past decisions can help you to assess the likelihood of getting permission for your project,” says Thomas.

4. Are there restrictive covenants on the land?

There may be restrictive convenants attached to the land.

Why you should ask about them? “Covenants can severely limit what you can build. You need to know about these before you buy,” says Thomas.

5. Is it in a conservation or other designated area and are there listed buildings?

It’s important to find out if the land is in a conservation area or any other designated area such as an area of outstanding natural beauty (AONB) or national park. And ask, too, if there are any listed buildings on or near the land.

“Conservation areas and listed buildings come with strict rules and regulations that could significantly impact your building plans and costs,” explains Thomas.

6. What rights of access are there?

You should ask about access to the plot before you consider making an offer.

Thomas Goodman suggests the following: “Is there legal and practical access to the land from a public road? If access is via a private road, are there any rights of way in place? Are there any restrictions on the type of vehicles that can access the land? Are there any plans to change or improve access to the land?”

Not being aware of any ransom strip – a piece of land owned by someone else between your plot and the adopted highway – is a plot-buying mistake you need to avoid, so watch out for one of these.

7. Are there any rights of way?

You should check if anyone else has the right to walk, drive, or access part of your land, recommends Elli Kiely. “You’ll want to ask: does anyone else have access? A shared driveway or public footpath could affect privacy and security. Can it be changed or removed? Some rights of way are permanent, while others can be negotiated.”

Ascertain if it impacts your build. “If access runs through the middle of your plot, it might limit where you can build or even affect planning approval,” she says.

Note that both easements granting rights of access and wayleaves, typically granting utility providers the right to access, install and maintain their equipment, can attach to a plot, so ask now.

8. Where are the boundaries?

The exact legal boundaries of the property are important to know about, but there are additional questions to ask about boundaries, says Thomas Goodman.

Find out if there any disputes about the boundaries with neighbouring landowners, he suggests, along with who is responsible for maintaining fences, hedges, or walls along the boundaries.

9. Are utilities on site?

Find out about the location of water, electricity and gas. “Sorting utilities can be one of the biggest hidden costs in self-build projects,” says Elli Kiely.

Ask if they are already on site. “If not, connecting them could be costly and time-consuming,” she says. And if they aren’t, you need to know how far away the nearest connections are. “The further away, the more expensive it is to bring services to your plot,” she says.

Drainage and sewage are also crucial. “If there's no mains drainage, you may need a septic tank or treatment system, which adds to the budget,” she notes.

Asking all the necessary questions before you make an offer can save money and heartache. Bear in mind that different types of plot bring different issues, so never omit questions appropriate to the land. Infill plots can be subject to restrictive covenants, for example, and backland plots raise issues about access.