Compulsory Purchase Order For House?

[Berniecuddles2]

good morning all...we have received notice that by 2020 our property will come under a compulsory purchase order..there are 11 cottages who this will affect..we live right next to bluewater shopping centre and the highway agency wants to build new roads right through our properties to ease the traffic around here.
having looked online for any advice it looks like all we are entitled to is a market price for our house and a possible 10% on top for all the upheaval.
there is no way we are going to get like for like for a 2 bedroom house around this area be lucky to get a one bedroom flat..all this is so unfair why should we suffer because of all this.
we cant afford solicitors and all that stuff just haven't got the money!
anyone had dealings with a purchase order before or know anything about what to do?
thx for any advice

[Tilly2]

I don't understand how, if you get the market price and 10% more, you will not be able to buy another property in the area.

Maybe I have misunderstood.

[ummmm]

If there aren't any like for like properties in the area.

[Berniecuddles2]

tilly our property was bought for £60.000 its now worth £170,000 its a 2 bedroom house around this area now a one bedroom flat goes for £180,000..for a like to like property that we have now its £260,000 minimal so if we want same type of property we will be paying much more mortgage wise, i think its unfair making us move and have to pay for it in the long run! we do not want to move but are going to be forced too with minimum payout ie:market price value of house!

[bhg481]

I can't understand your logic Bernie. If a like-for-like property in your area is £260,000 then that is the market value of your house.

[Togo]

//for a like to like property that we have now its £260,000 minimal//

Then that is the market price, surely Bernie, and is what you should receive. Have you checked with an estate agent for a valuation of you property. I think I would.

[ummmm]

Like for like could just mean size. There might not be similar cottages in the area so Bernie might have to go for a more modern house with the bumped up price tag.

The houses in my area really vary in price.

[Togo]

Don't forget Bernie, newer houses that have more efficient insulation and energy efficient construction, larger garden areas and favourable access, better views etc etc are going to be more in demand and therefor more expensive.

[bhg481]

Perhaps the £170,000 you quote is the value that it's insurred for. That number is irrelevant; it's the cost of clearing the site and rebuilding the house if a disaster strikes. It doesn't take the cost of land into consideration, which represents a large proportion of the cost of the house, since the land it stands on wouldn't be destroyed.

[BAKERS DOZEN]

I would get at least three local estate agents to value your house now. Get the valuation in writing off all three and then you have something to show when your house is valued by the Highways Agency. You can bet your life their valuation will be as low as possible.

[Berniecuddles2]

apologies for not making this question clear
we live in 11 terraced cottages they all are worth between £170,000 next door bought theres 2 years ago at that price.
mrs c went online last night our property would sell at approx £175,000 she then looked at properties at around that price like for like ie:2 bedrooms,2 front rooms driveway and back garden as we have now..for £170,000 all that came up was one bedroom flats in a 5 mile radius if we want like for like we are talking minimum £250,000

[Berniecuddles2]

we are going to a highway agency meeting on Saturday we have loads of questions for them bakers dozen..Mrs c is really upset over all of this we have spent £15,000 in house improvements over the last 3 years if i knew then i wouldn't have bothered

[bednobs]

i am also finding this difficult to understand. It would probably be helpful to you to get an independent valuation from an estate agent

[ummmm]

There are no like for like houses within the price range in the same area.

[237SJ]

I would speak to your local MP and get some pressure put on the Highways Agency to pay higher than +10% The people at Heathrow (3rd runway) will be getting +25%

[Berniecuddles2]

thx for all your help a valuation is 1st on the list..and ummmm you're spot on we will have to move out of the area

[Togo]

So what you may be offered is £192,500 then Bernie. I again would price up similar properties and make a case for compensation, stating that you are entitled to the same standard off accommodation that you now enjoy, and will not settle for less. My first step would be to get the other owners involved as you will have much more clout as a unit rather than individuals. The sad fact is though, you will need to fight tooth and nail to get a fair deal, and the land grabbers will be banking on you rolling over without a fight.

[Berniecuddles2]

237sj we have thought of that will see what we can find out on Saturday after meeting..i have written to Bluewater management this morning letter is in post about our situation we really like it here and don't want to move

[Berniecuddles2]

Togo i agree with you 100% we are ready for a fight if need be

[BAKERS DOZEN]

I remember many years ago when the council wanted to build a shopping precinct near where we live and they wanted to bulldoze about six streets of terraced houses. The owners were all offered £800 each (I did say it was many years ago!) and quite a lot accepted it, some haggled and got £900 or £1000, One family stuck it out to the bitter end and their house was on the plot where the big new Woolworths store was going. This held up the whole build. They eventually got nearly £3000, which was a massive amount in those days. They were able to buy a semi in a nice area which is now worth over £300,000. Those were the days.

[Berniecuddles2]

do want to give you anything these days im afraid