mooring Mooring valuation

[Brizz]

Hi all,

 

I’m new here and would really appreciate some help...

 

I have a residential mooring, which I’m considering selling. I have no idea where to start with valuations. The local estate agents haven’t dealt with moorings before didn’t give me much confidence. I can’t find comparable plots on line for comparison. Does anyone know a specialist in this type of valuation?

 

thanks in advance. 

 

Brizz

[ditchcrawler]

Rive Canal EA CRT coastal. Rural, in town. Full planning consent etc. 

[Brizz]

Hi, it’s a 120 feet (approx) in the middle of a town in Gloucestershire. Has electric, water and post box. No planning consent. I can post more details if it’s useful. 

[jonathanA]

Does it have a documented history of being used for residential mooring ? Or planning  consent for a houseboat/ residential.

 

i recently had a plot of land valued (included      60M of canal frontage) and it was a nightmare but I needed an official surveyor type valuation (to satisfy HMRC) rather than a how much will I get if I sell it valuation. 

 

I would look for an estate agent that sells equestrian and agricultural property as a starting point 

 

sorry just saw your no planning consent post.  If it’s on a canal then the history will important. 

Edited January 20, 2019 by jonathanA

[Brizz]

It does have the residential history, etc - it’s actually a purpose built mooring. There are tenants on it at the moment, whose residence ideally I’d like to protect. There is a narrow strip on land which unfortunately doesn’t have planning permission (you couldn’t get much on it). Oh and it has a parking space. 

7 minutes ago, jonathanA said:

Does it have a documented history of being used for residential mooring ? Or planning  consent for a houseboat/ residential.

 

i recently had a plot of land valued (included      60M of canal frontage) and it was a nightmare but I needed an official surveyor type valuation (to satisfy HMRC) rather than a how much will I get if I sell it valuation. 

 

I would look for an estate agent that sells equestrian and agricultural property as a starting point 

Thank you. Don’t suppose you know any? ?

[jonathanA]

Not in your area I’m afraid ? armistead Barnett are who I was thinking of in the north west. Maybe one of the big national chains like frank knight or strut and parker ? 

 

Interesting that there are ‘sitting tenents’  in my case the valuer said an existing lease would knock £10k off the value of my plot. 

[David Mack]

1 hour ago, jonathanA said:

 

Interesting that there are ‘sitting tenents’  in my case the valuer said an existing lease would knock £10k off the value of my plot. 

 

But a mooring tenant has no security of tenure, so impact on mooring valuation should be minimal.

[Brizz]

1 minute ago, David Mack said:

 

But a mooring tenant has no security of tenure, so impact on mooring valuation should be minimal.

Thanks. I think it’s actually OK in my case. 

[Just Heaven]

15 hours ago, Brizz said:

It does have the residential history, etc - it’s actually a purpose built mooring. There are tenants on it at the moment, whose residence ideally I’d like to protect. There is a narrow strip on land which unfortunately doesn’t have planning permission (you couldn’t get much on it). Oh and it has a parking space. 

Thank you. Don’t suppose you know any? ?

David James are agricultural valuers and agents in Gloucestershire. They deal with all sorts of strange properties.

Their website : http://www.djandp.co.uk

 

Steve

 

[Brizz]

35 minutes ago, Just Heaven said:

David James are agricultural valuers and agents in Gloucestershire. They deal with all sorts of strange properties.

Their website : http://www.djandp.co.uk

 

Steve

 

Thank you Steve. 

 

That’s really helpful. I’ve just contacted them. 

[Alan de Enfield]

I'm confused - I know its easily done :

 

16 hours ago, Brizz said:

I have a residential mooring, which I’m considering selling.

 

16 hours ago, Brizz said:

Has electric, water and post box. No planning consent.

 

Unofficial 'residential use' may be 'got away with' but I would have thought that the process of selling and involvement of Solicitors, due diligence etc would highlight the fact it has no planning permission, and the Solicitors 'searches' with the Local Authority may bring the lack of PP to the fore.

 

Just be aware of poking the hornets nest.

 

 

 

 

Edited January 21, 2019 by Alan de Enfield

[Brizz]

53 minutes ago, Alan de Enfield said:

I'm confused - I know its easily done :

 

 

 

Unofficial 'residential use' may be 'got away with' but I would have thought that the process of selling and involvement of Solicitors, due diligence etc would highlight the fact it has no planning permission, and the Solicitors 'searches' with the Local Authority may bring the lack of PP to the fore.

 

Just be aware of poking the hornets nest.

 

 

 

 

Thanks for the advice. Sorry, I probably wasn’t too clear on this. There is no planning permission for additional buildings, etc. The residential bit is fine. I appreciate the advice though. 

[Richard T]

Offer it to your tenants - they may make a good offer for it to preserve their mooring.

 

[Brizz]

1 hour ago, Richard T said:

Offer it to your tenants - they may make a good offer for it to preserve their mooring.

 

I certainly will be. I just wanted to get a feel for value first.