If you’re looking for how to buy land in Surrey, the most important thing to understand is that buying land is not the same as buying a house. You can’t just find a nice-looking plot and pay for it. There are checks you must do, rules you must follow, and people you need to speak to. Buying land in Surrey can lead to a great return or your dream home, but only if you avoid the common mistakes that others make. Many people buy land without knowing whether it can be built on, if it has planning permission, or if it’s in a flood zone. These are the kinds of problems that can cost you time, money, and a lot of stress.
To buy land in Surrey safely and with confidence, you need to ask the right questions first. Is there road access? Are there protected trees or wildlife that could stop you from building? Does the plot already have planning permission or will you have to apply for it yourself? These are not small things to ignore. Some people only find out after buying the land that they can’t do what they planned to do with it. That’s why it’s so important to get the facts first.
This guide will show you step by step how to buy land in Surrey the right way. From spotting a good deal to checking the legal side, and from avoiding the wrong plots to knowing who can help you through the process. Whether you’re a first-time buyer or someone who’s been through it before, this article will give you everything you need to buy land without regret. If you follow these steps, you’ll save yourself from mistakes and have a clear path to building your future.
Things You Must Check Before Buying Any Land In Surrey
Before you commit to buying land in Surrey, there are some key checks you need to make. These checks are not optional. They help you avoid wasting money on land that’s unsuitable, overpriced, or impossible to build on. You might think a plot looks perfect on the outside, but what matters is what you find when you look deeper.
- Is There Planning Permission?
This is the first thing to check. If the land already has outline or full planning permission, it means the local council has agreed that something can be built there. This makes your life easier. If there’s no permission yet, it doesn’t mean you can’t build, but you will need to apply and wait for approval. This could take weeks or even months, and there’s always a chance it will be refused.
- What Are The Land’s Boundaries?
Check the title deeds and get a proper plan showing where the plot starts and ends. Many people assume fences or hedges are the true boundaries, but this isn’t always the case. If you build across a boundary line, it can lead to legal problems and costly changes.
- Does The Land Have Access?
Every plot must have legal access to a public road. If it doesn’t, you might not be able to get planning permission. Also check if there’s enough room for vehicles, deliveries, or construction equipment to reach the site.
- Are There Any Restrictions Or Covenants?
Some land has legal conditions attached, called covenants. These can stop you from building certain types of properties, running a business, or even putting up fences. Always ask your solicitor to check for these.
- What Services Are Available?
Check if the land has easy access to water, electricity, gas, and sewage. If it doesn’t, getting connected could be expensive and delay your project. In some rural areas, connecting to the grid may not be possible at all.
- Is There Any Environmental Risk?
You must check for flood risks, protected trees, or wildlife habitats. These issues can stop or delay building work. A tree survey or ecological report may be needed before you apply for planning.
Getting these checks done early helps you avoid bad surprises. Don’t rely on guesswork. Bring in experts, ask the right questions, and get the facts in writing before making any decision. Buying land without proper checks is like buying a house without seeing the inside. It’s just not worth the risk.
Legal Steps To Follow When Buying Land In Surrey
When you’re ready to move forward, knowing the legal steps involved in buying land in Surrey can make the whole process smoother and safer. Land buying isn’t just about agreeing on a price and handing over the money. There are legal checks, official documents, and contracts that need to be done right—otherwise, you could end up with regrets, or worse, with land that isn’t legally yours.
- Appoint A Solicitor Who Knows Land Purchases
Start by choosing a solicitor or conveyancer who has experience dealing with land, not just houses. Land transactions can be more complex, especially if there’s no property on the plot yet. A good solicitor will carry out searches, check ownership, and make sure everything is in order before you sign anything.
- Conduct Land Registry And Title Checks
Your solicitor will check who legally owns the land and whether the seller has the right to sell it. This sounds basic, but it’s one of the most important steps. Title issues can lead to delays, legal battles, or loss of money if ignored.
- Request Local Authority Searches
These searches reveal things like planning history, road access, public rights of way, and whether the land is near any proposed developments that might affect its future value. If the land is near a protected area or has a footpath running through it, these things will come up here.
- Check For Legal Restrictions Or Disputes
This is where any covenants, boundaries, or disputes with neighbours show up. Some restrictions might stop you from building what you want. Others might require you to get permission from a third party before you can develop the land.
- Exchange Contracts And Pay The Deposit
Once you’re happy with the results of all checks, your solicitor will help you exchange contracts with the seller. At this point, you’ll usually pay a deposit, and the sale becomes legally binding. Backing out after this stage may result in losing your deposit.
- Complete The Sale And Register The Land
On completion day, the remaining money is paid, and the land is officially yours. Your solicitor will then register the land in your name with HM Land Registry, which makes your ownership legal and recognised.
These legal steps are the backbone of a safe land purchase. Rushing or skipping them is where most people go wrong. Take your time, follow the process, and work with people who know what they’re doing—you’ll thank yourself later.
How To Spot A Good Deal When Buying Land In Surrey
Finding land for sale is easy. Finding land that’s actually worth buying—that’s where things get tricky. If you’re wondering how to spot a good deal when buying land in Surrey, the answer lies in knowing what to look for and what to avoid. A plot may look perfect on paper or in pictures, but unless it ticks a few key boxes, it might not be a deal at all. Here’s how to tell the difference between a smart buy and a bad one.
- Look At The Price Compared To Local Plots
Start by comparing the asking price to similar plots in the area. If the price is much lower, ask why. It might be because the land has no planning permission, no road access, or sits on a floodplain. Cheap doesn’t always mean good value—it can mean problems no one else wants to deal with.
- Check If It Has Planning Permission Or Potential For It
Land with planning permission is usually more expensive, but it also means less risk. If the land doesn’t have planning permission yet, you’ll want to know whether the area supports development. Check the local plan and speak to the council’s planning department to get a sense of whether your plans would be allowed.
- Ask About Utilities And Road Access
Good land has access to basic services like water, electricity, and sewage. If a plot is completely off-grid and has no nearby road, it may take a lot of time and money to make it usable. A good deal is one where the basics are either in place or easy to sort.
- Look At The Surroundings And Neighbours
What’s around the land matters. Are there signs of future development nearby? Is it peaceful or noisy? Are the neighbours tidy or difficult? A good plot isn’t just about the land itself—it’s also about the setting. Think long term.
- Get A Survey Before You Commit
A professional land survey will tell you about the slope, soil, drainage, and boundaries. It’s a small cost that can save you from big mistakes. If the land has hidden problems, a survey will catch them before it’s too late.
A good deal is more than just a good price. It’s a mix of location, permission, potential, and peace of mind. The best land buys are the ones that let you move forward without surprises. If you’re ever unsure, get expert advice before you sign anything. It could save you thousands.
Common Mistakes People Make When Buying Land In Surrey
Buying land can feel like a big step forward, especially if you’ve found a plot that looks just right. But many buyers in Surrey end up making the same mistakes—ones that cost them time, money, or even the chance to build at all. If you want your land purchase to go smoothly, it helps to know what traps to avoid. Here are the most common mistakes people make when buying land in Surrey, steering clear of them and how to buy land In Surrey with confidence.
1. Not Checking Planning Permission Early Enough
One of the biggest errors is assuming that land can be built on without checking the planning status. Just because there’s open space doesn’t mean the council will allow a house on it. Always check whether the land has planning permission, or at least whether the council is likely to approve a future application. If in doubt, speak to a planning consultant before buying.
2. Ignoring Access And Infrastructure
Some plots look great but don’t have a proper road leading to them. Others have no nearby water or electricity supply. These problems can make building more expensive or, in some cases, impossible. A good plot needs proper access for vehicles and a way to get connected to basic services.
3. Skipping Legal Checks
Some buyers rush into the deal without a full legal review. They skip title checks, ignore possible covenants, and don’t ask their solicitor the right questions. This can lead to ownership disputes or restrictions that block development. Always get a solicitor with land experience, and never rely on verbal promises.
4. Trusting Online Listings Without Visiting The Site
Photos can hide a lot. What looks flat in a picture might be sloped. What looks peaceful might be next to a noisy road or industrial site. Always visit the land in person. Walk the boundaries, listen to the surroundings, and check if the plot really fits what you had in mind.
5. Underestimating Extra Costs
The price of the land is just the start. There may be fees for surveys, legal work, planning applications, and utilities. Some people budget for the land but not for what it takes to make it usable. Plan for the full picture, not just the upfront cost.
Buying land in Surrey is exciting, but it’s also serious. If you avoid these mistakes, you’re already ahead of most people. Take your time, do the checks, and treat it like the investment it truly is.
How To Buy Land In Surrey Without Mistakes: Let Canopy Consultancy Guide You
When it comes to something as serious as buying land, getting it right from the start makes all the difference. You now know how to buy land in the Surrey area with confidence, and the most important thing you can do is to act on what you’ve learned. The process doesn’t have to be stressful or risky, especially when you’ve got the right people by your side.
At Canopy Consultancy, we’ve worked with homeowners, developers, and investors across the South of England, helping them buy land and secure planning permission without delays or surprises. We know what to check, who to speak to, and how to avoid the problems that can hold you back. From tree surveys to risk assessments, from early land checks to full planning support—we’ve got you covered.
If you’ve found land and you’re not sure what to do next, or if you’re just starting your search and want help spotting the right plots, we can help. We look at the things others miss. We ask the questions that matter. And we give you the honest answers you need before you spend a penny.
Whether it’s a first home, a dream build, or a long-term investment, we treat every project like it matters—because it does. You deserve to buy land without regret, and we’re here to make sure that happens.
Call us today on 07775 686588 for advice you can trust, or get in touch through our website to book a consultation. At Canopy Consultancy, we don’t just help you buy land—we help you buy it the right way.
