Initial Conversation
We discuss your land, its location, and your circumstances. No obligation, no cost, no pressure. If both parties wish to proceed, we move to a formal option agreement.
Who we are
A straightforward approach to land acquisition
Woodhead Land is a private land acquisition partnership operating across Rutland and South Kesteven. We work directly with landowners — without agents or intermediaries — and are committed to a transparent process at every stage. We cover all costs, absorb all planning risk, and agree the purchase price with you in writing before any work begins.
How it works
From conversation to completion
Option Agreement
We agree a purchase price in writing and sign a legally binding option agreement. You receive an option fee on signing.
Once signed, the agreed price is fixed and registered at Land Registry. You cannot sell to a third party during the option period. If we exercise the option after planning is granted, you are legally obligated to complete the sale at that price. In return, we take on all cost and risk from this point forward.
We Apply for Planning
At our sole cost and risk, we instruct architects, surveyors, and planning consultants and apply for residential planning permission — typically for 3 to 5 homes. If planning is refused, the option lapses. Your land returns to you unchanged and you keep the option fee.
Sale Completes
If planning is granted and we exercise the option, the sale proceeds at the price agreed at signing. Completion typically occurs 12 to 18 months after the option was signed.
What we're looking for
Land with development potential
- Garden plots, paddocks, or orchards
- Land within or adjoining a settlement boundary
- Sites with potential for 3 to 6 homes
- Land not currently on the open market
- Any size — from part-garden to small paddock
Target parishes
Not listed? We will consider any village within Rutland or South Kesteven where a site falls within or adjacent to the settlement development boundary.
Common questions
Frequently asked questions
Yes — and this is intentional protection for both parties. Once signed, the purchase price is fixed and registered against your title at Land Registry. If we exercise the option after planning is granted, you are legally obligated to sell at the agreed price. You cannot sell to anyone else during the option period. In return, we commit to covering all costs from that point forward. We strongly recommend taking independent legal advice before signing anything.
The option lapses automatically. We absorb all costs — architects, surveys, planning fees — which typically run to £30,000–45,000. You pay nothing, your land returns to you without encumbrance, and you keep the option fee paid to you at signing.
The purchase price is agreed and fixed in writing before the option is signed. It is calculated transparently, explained to you in full, and will always reflect a meaningful premium above the land's current use value. We encourage you to obtain an independent valuation before agreeing to any figure.
From signing the option to sale completing is typically 12 to 24 months. Planning applications for small residential schemes are usually determined within 8 to 16 weeks, with further time for post-approval conditions.
Not from us. Our initial conversations are conducted entirely in private. If a planning application is submitted, it becomes a public document and adjoining owners are formally notified — this is a statutory requirement. We will explain the timeline clearly before anything is submitted.
Yes, and we strongly recommend it. An option agreement is a legally binding contract. The cost of independent legal advice is modest relative to the value of the transaction, and it is in everyone's interests that you fully understand what you are agreeing to.
Get in touch
Tell us about your land
Complete the form and we will respond within two working days. All enquiries are treated in strict confidence and your details are never passed to third parties.
Rutland & South Kesteven villages
Thank you for your enquiry
We will respond within two working days. All enquiries are treated in strict confidence.