As an estimated third of people who move abroad return to the UK within three years, our Partner in the North Home Counties, Jemma Scott, talks to Alexandra Goss at The Telegraph about the realities of readjusting to British life again.
In this feature which talks about ‘reverse culture shock’, Jemma – who specialises in international relocations – discusses the emotional shift associated with such a move. She also talks about why the perks that often come with an expat lifestyle can be one of the most difficult things to leave behind when returning to the UK.
According to a new study, downsizers are now moving 40% further than average buyers. Our Cotswolds Partner Harry Gladwin talks to Alexandra Goss at The Telegraph about why research is critical before downsizing to an unknown area.
Sarah Frances Kelley for The Buying Solution
Downsizing later in life inevitably means that the once crucial factors of school catchment areas and commuting times are no longer important. As such, growing numbers of downsizers are seeking a completely new way of life in a new area, often influenced by where their children and grandchildren are located. Yet it pays to ensure that a potential new neighbourhood is thoroughly researched before taking the leap, says Harry Gladwin in The Telegraph.
Read the article here and read more on The Joy of Downsizing: Why Planning Ahead Matters in our Insights blog here.
As the Treasury is said to be considering major stamp duty reforms that could see it replaced by a new levy on homes sold for more than £500k, our Cotswolds Partner Harry Gladwin shares his reaction in PrimeResi.
Sarah Frances Kelley for The Buying Solution
While a new ‘proportional’ national property tax would aim to provide a steadier revenue stream, it’s thought that it could have a significant impact on liquidity, pricing and transactions across the UK market. Talking to the luxury property journal PrimeResi, our Head of the Cotswolds, Harry Gladwin, comments on how it could reinforce the value gap in the market.
Public rights of way can affect property owners in all manner of unforeseen ways, which is why it pays to have clarity on exactly how you can manage them on your land. Our Partners, Jemma Scott and Mark Lawson, share their expertise on how to ensure that the rights of way for which you are responsible feel less of a nuisance and more of an asset
There are over 140,000 miles of footpaths, bridleways and byways in England and Wales, many of which date back hundreds, even thousands of years. Carved into the landscape naturally by animal and human migration, they were later used for trade, farming, pilgrimage and recreation, and form an integral part of our heritage.
Yet for many rural homeowners or buyers of country properties, discovering a public right of way on your land, particularly if it runs in close proximity to the house, can be an unwelcome surprise. The idea of walkers, riders or even vehicles passing through your property can feel like an added complication to purchasing a dream home, and even an infringement on privacy and security. But with clarity, understanding and good management, living with a right of way can be harmonious – and sometimes even add value.
The Types of Rights of Way
Public rights of way are legally protected routes that the public can use to cross private land. There are several different categories in England, each with its own rules on usage.
Public footpaths These are the most common type and may cross fields, meadows, or the edges of private gardens. They are only for walkers and people using mobility aids, such as wheelchairs or prams. Cycling or riding on a public footpath is not permitted unless the landowner gives permission.
Bridleways Bridleways can be used by walkers, horse riders and cyclists. While cyclists have a right to use them, they must give way to other users. Motor vehicles are not allowed.
Restricted byways These routes are open to walkers, cyclists, horse riders and horse-drawn vehicles, but not motor vehicles. They often follow old carriageways or drovers’ roads, which were routes to move livestock on foot.
Byways open to all traffic (BOATs) Despite the name, BOATs are mainly used by walkers and riders, but motorised vehicles also have a legal right of access. Their presence can be more contentious, particularly where 4x4s or motorbikes use them recreationally.
Permissive paths These are routes that a landowner has voluntarily allowed the public to use. They’re not legal rights of way, and the landowner retains the right to close or reroute them. Signage often indicates that they are permissive rather than statutory.
Open access land – The Countryside and Rights of Way Act 2000 (CROW) The CROW Act gives the public a right to roam across designated open country, which includes mountain, moor, heath, downland and registered common land. This is a right of access on foot only and doesn’t necessarily follow marked paths. It doesn’t include gardens or land close to a house, and certain restrictions may apply during particular times, such as during lambing season or due to risk of fire.
Landowner’s responsibilities
Before buying a rural or semi-rural property, it’s essential to check whether public rights of way cross the land. “When we look at properties, of course we look at the house but – equally importantly – we look at what’s around it, what’s on it, what’s next to it and what’s adjacent to it. And a major part of that is rights of way,” says Jemma Scott, our North Home Counties Partner.
To identify these, we first look at an Ordnance Survey map. We then undertake a Highways Search which flags up what the local authority recognises are the definitive rights of way – some of which may not appear on a map.
Owning land with a public right of way brings legal responsibilities which are important to observe. You must keep the route open and unobstructed, which means gates must open freely, stiles must be safe and usable, paths must not be ploughed and vegetation should be kept trimmed.
It is also an offence to display misleading signs that might deter legal users – for instance, putting up ‘Private’ or ‘Keep Out’ on a public footpath. However, clear signage that distinguishes public paths from private driveways or gardens is entirely permissible and often helpful for everyone.
Where animals are grazed, additional precautions are required, such as keeping aggressive livestock away from paths, particularly during calving or lambing season. Or if there is an old listed wall that’s prone to collapse running alongside a footpath on your property, it needs to be carefully managed to avoid injury. In these instances, we would advise clients to take out public liability insurance.
Navigating more informal agreements
Permissive paths, by definition, are not statutory, so extra care should be taken to establish if these affect a property. “As soon as clients have bought a property, I always advise them to submit a section 31(6) Notice with a map attached illustrating the public rights of way that they accept and acknowledge on their land. This gets lodged with the council and once it’s confirmed and on record, there can’t be any other claims for any other right of way across the land. And you should make sure you have signage saying that access is by permission only,” advises Mark Lawson, our High Value & Rural Estates Partner.
Grey areas can also arise when neighbours, friends or villagers have more informal historical arrangements regarding rights of way over your property, which aren’t clearly stated on the title deed. “For instance, the owner of a private driveway may give their neighbour in the house at the end of it the right to use it to access their property,” says Jemma. “Or a property may have a beautiful parcel of land, but you need to know that a lady up the road has the right to motor across it to drove her sheep.”
If you become aware of such an informal agreement, we would always try to get the seller to formalise it before exchange, as Mark explains: “That means getting everyone to agree and sign a legally-binding document with a plan attached which clearly states that they have no legal right of way, it is by permission only.”
He adds: “I’ve come across it with very old estates which have been in the same family for generations where local villagers use a path around a field on its land and have done so for years. In this instance I would suggest having a licensing system in place so you write to them every year with a license or numbered ticket and a map, saying you’re allowing them the right to walk around this field but they have no formal rights to it and it can be withdrawn at any time.”
Diverting a right of way
Attempting to divert a footpath away from your property can be a very difficult process, which can often involve lengthy consultations with several different official bodies at a sizeable financial cost.
Jemma says: “I had a situation where we lost out on a house in sealed bids because a very wealthy, high-profile couple outbid everyone else by a significant figure because their London agent had told them that they would be able to move the footpath that ran directly past the front door and through the middle of the garden. Unfortunately for them, there was no way they were going to be able to do that and it caused all sorts of complications That’s why the right advice is so important.”
There are, in fact, certain circumstances in which you are more likely to be successful in diverting a footpath.
“It may be that there’s a footpath on your land running through the countryside with beautiful views, but it happens to go right through one of your best woods where you want to shoot. If you offer an alternative route along an old track with no views, then you will – almost certainly – have no chance at all,” says Mark. “On the flip side, if there’s a footpath going right through a really noisy, dangerous farmyard where you have lots of animals and machinery, and you offer an alternative route that’s safer, with better views and nicer countryside, you have a strong case.”
To begin the process, you would need to consult a Rights of Way Officer within the Local Authority or an expert in footpath diversions to help you take the appropriate next steps. We often make those connections and manage this process on behalf of our clients.
Jemma says: “If you want to buy a house that has a footpath that runs very close to the front door that you’ve never seen anyone use, don’t assume that people won’t. Some will, because they can. And if you try to block it without going through the appropriate channels, you will meet stern opposition from people who say they have every right to walk it.”
How to minimise their impact
Part and parcel of living in the countryside is that there will be some form of right of way nearby. “Sometimes the best houses have footpaths,” says Jemma. “The question is what it looks like in the sum of its parts. Is it a peripheral footpath, or does it come directly off your front drive?
“While you may have the right to fence off the right of way to shield it from view, if people have been using it for years to walk their dogs with unobstructed views, and suddenly they are in a little 2m-wide shovel-through, you’re not going to make any friends in the village,” she warns.
Thoughtful fencing or hedge planting can provide a sense of privacy, while still respecting access. While improving signage and waymarking at entry points encourages users to stay on track and follow The Highway Code. Regular maintenance prevents paths from becoming overgrown or boggy – conditions which can encourage trespassing onto unintended areas.
Seeing them as an asset
It’s important to remember that a well-maintained footpath or bridleway offers instant access to a huge network of walking, cycling or riding opportunities; connecting people to the land in the best sense.
“I’m working with a client at the moment whose son is a very keen cyclist and so it would be a real bonus to have good access to a bridleway from their property, so he can easily set off onto this network of paths,” says Mark. “As long as it’s not too close to the house itself, having that access the other side of your garden gate can be highly desirable.”
Jemma adds: “Current clients of mine are actively looking for access to bridleways and any search for an equestrian property will require the same. A large proportion of my clients also want access to walks – and therefore footpaths – from their property. It’s all part of the lifestyle that they’re buying into, especially if they’re moving out of a city.”
It’s not just our clients that enjoy this extensive network of rights of way. “I live just west of Marlborough in Wiltshire close to beautiful chalk hills which are crossed by the White Horse Trail and The Ridgeway – said to be the oldest road in Europe – where I walk every weekend. It’s absolutely stunning,” says Mark. “There’s Milk Hill with Alton Barnes White Horse cut into the chalk hillside and you can walk over the top of the horse, which is fantastic.”
“I live and work in the Chilterns which is awash with a myriad network of beautiful footpaths and bridleways,” says Jemma. “I also love walking in the Hambleden Valley across the Hamble Brook chalk stream and up into the hills and woods between Henley-on-Thames and Marlow. The 180-mile Thames Path which follows the river from its source in Gloucestershire right into London, is another firm favourite.”
Jemma Scott is The Buying Solution’s Partner in the North Home Counties
Mark Lawson is The Buying Solution’s Partner specialising in High Value Residential and Rural Estates
For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.
Wealthy buyers in the Cotswolds are setting their sights beyond the typically popular socialite scene, according to a recent article in Bloomberg, featuring expert comment from our Partner Harry Gladwin.
Talking to journalist Sarah Rappaport, our Head of the Cotswolds region, Harry, says: “For those seeking true privacy, the celebrity ecosystem around Soho Farmhouse is starting to feel a bit crowded—or worse, performative.” He adds: “Areas around Snowshill, Cold Aston, Whichford or the Coln Valley offer more space, less scrutiny and just as much charm.”
Knowing your architectural styles, the signifiers you should look for and – most importantly – why they matter is incredibly useful when searching for a home. Head of The Buying Solution, Will Watson, shares his expert insight on what buyers should know about period homes in The View from Knight Frank.
“I remember a client telling me years ago that owning an old house is like owning a classic car – you’re always tinkering with it,” he says. “Do your research and carry out proper due diligence. If you fall in love with an older property – especially one that’s listed – be prepared: any work will likely take longer and cost more than you expect.”
Our Head of the Cotswolds, Harry Gladwin talks to Alexandra Goss for The London Magazine about the cult US interiors brand RH which is housed at Oxfordshire’s 400-year-old landmark estate Aynho Park – its first foray outside of North America.
As it prepares to launch in Mayfair next year, Harry comments on how RH has put the once sleepy village of Aynho and surrounding Cotswolds villages on the map.
Expansive family homes, generous gardens, green spaces and no shortage of luxury amenities; prime property in London’s south-west pocket is more desirable than ever. Our Partner, James Burridge, explains what’s driving the recent surge in activity, where to find the area’s most exceptional properties and how to seal success in this complex market
Once rather dismissively labelled ‘suburbia’ by our grandparents, who would have questioned our sanity in moving out of Kensington or Chelsea, south-west London has been experiencing a surge in activity in recent times – and for good reason.
A large part of the appeal of south-west London is that its housing stock is more in keeping with the way we want to live. Houses here are lower, wider and with larger gardens and there are less strict planning controls than in central London. A standard townhouse in Chelsea is around 16ft wide. Go to Richmond or Wimbledon and you’ll see 40ft wide houses with 100ft gardens and off-street parking. In central London you’d have to pay north of £20m for that amount of space; in Wimbledon it can be half that, or even less depending on where you’re looking.
The ‘villages’ in this corner of the capital retain a sense of community and character alongside an abundance of green, open spaces – all within easy reach of central London. And you’re not devoid of luxury here. Restaurants such as Scotts Richmond – sister restaurant to its Mayfair stalwart – Michelin-starred Trinity in Clapham and Chez Bruce in Wandsworth are perennially popular. Recent openings such as luxury health club Third Space in Wimbledon and family-friendly members’ club Jesse’s House in Parsons Green further elevate these already affluent areas.
Increasing numbers of buyers are now wising up to the area’s charm. According to the Coutts Prime Property Index for Q1 2025: “Much of the current activity is being driven by needs-based buyers, those looking in traditional family homes markets, in outer-prime markets such as Battersea, Clapham and Wandsworth and Wimbledon, Richmond, Putney and Barnes.”
The majority of my clients here are looking for large family homes to be their primary residence and the area’s renowned independent schools, such as Kings’ College School Wimbledon and St Paul’s School in Barnes, as well as several leading international schools, remain a key draw. The new co-educational Thomas’s College on Richmond Hill, opening in September, is further evidence of increasing demand. Securing a school place here now needs to be considered years in advance.
The good news is that there is more stock than there’s ever been, but the market is thin when it comes to best-in-class properties that require no work. Buyers who only want to be on Richmond Hill and spend between £4-6m, for example, will find that there’s very little to choose from. Encompass a wider area taking in Richmond, Barnes and St Margarets, and you suddenly have far more opportunities.
It is also becoming more of a global market. With its close proximity to Heathrow, the area is attracting growing interest from buyers from Western Europe, the Middle East, America, China and India. If we look a decade ahead, I think south-west London will be home to a far more international population – on a par with central London.
South-West London’s most Desirable Roads
Wimbledon’s most popular pockets are the roads off the Common, from where you can explore the heath and woodland on foot, bicycle or horseback and easily walk into the village. You can also walk down into the town to get the train into central London.
The streets between Wandsworth and Clapham Commons are also very popular, especially with young families. The area known as the ‘Toast Rack’ (named after its shape on a map) between Trinity Road and Wandsworth Common has substantial late 19th century houses, some of which back on to the Common, as well as fast connections into central London.
Richmond Hill remains the most desirable enclave of Richmond, noted for its celebrated view of the Thames [pictured at the top], as well as its famous residents over the years. Rockers Ronnie Wood and Pete Townsend have each owned the iconic Georgian mansion The Wick, while Mick Jagger and playwright Richard Sheriden are both previous owners of nearby Downe House. Across the river, houses backing on to the Trust Grounds of St Margarets have huge appeal. Owners have a key to the resident-only 12-acre gardens where there are lakes and tennis courts.
In Fulham, the Peterborough Estate conservation area – known for its distinctive red brick ‘Lion Houses’ – have long been popular. There’s also a perfect little pocket between Eel Brook Common and The White Horse and from Parsons Green down to New Kings Road. The Fulham market, in the mainstay, tops out at £4m-4.5m, but pricing is still very strong in these areas for good properties on the right roads. Houses that were £1,300 per sq ft, are now trading for £1,450 or even £1,500 per sq ft.
Further west in Barnes, properties close to the pond and large houses on Lonsdale Road with views of the river are among the most desirable. You will also find some exceptional classical villas on Castlenau. Once a very busy road, it now benefits from the indefinite closure of the Hammersmith Bridge to motor vehicles, making it much quieter.
Successful Purchases, Happy Clients
We recently secured a beautiful semi-detached house in Wimbledon Village for a couple who were downsizing. Initially set on something turnkey, they shifted their expectations due to limited stock — and with our support, are now working with an excellent team to renovate their new home in a prime, walkable location.
In Clapham, we acquired an almost 5,000 sq ft family house on one of the area’s best roads off the Common, off-market and through sealed bids. Properties of this scale and potential rarely come up – it’s a once-in-a-generation house and the kind of opportunity I see only once every couple of years.
And in Fulham, we have recently purchased an exceptional 4,000 sq ft house over looking green space for a family seeking a wide, low-built house with a large garden and off-street parking. We viewed it before it came to market and, with just a handful of such homes in the area, it’s a rare and exceptional find.
How to Stay Ahead in South-West London
It’s important to keep in mind that it takes longer than you think to find what you’re looking for in south-west London – a move could take up to 18 months. Without a high volume of stock, it takes a long time to get your eye in. You may need to see a dozen houses across a number of ‘villages’ to know if it’s where you want to be and it could take six months to see six good houses. There are even fewer houses available that don’t require any work.
That said, there are a lot of good buyers, so when the right thing comes along and the timing is right for our client, we have to act quickly – particularly as most of the stock that we see isn’t on the open market.
This means ensuring that our clients are exceptionally well informed, so that they have the knowledge and confidence to act swiftly when the opportunity arises.
James Burridge is The Buying Solution’s Partner in London
For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.
Vibrant, dynamic and at the cultural and creative heart of London, Soho and Covent Garden offer buyers a unique lifestyle. With significant investment in the area and real value to be found, our Partner in London, Toto Lambert, explains what makes them a compelling alternative to the Prime Central London stalwarts
For buyers drawn to a neighbourhood with energy, culture and personality, few areas of London rival the atmosphere of Soho and Covent Garden. From sweeping piazzas to cobbled courtyards, lively independent restaurants, some of the city’s finest shopping and, of course, the bright lights of the West End’s theatre district, it takes some beating.
Here you can find properties to be lived in – not merely hotel-style suites designed for occasional stays. You’ll find homes where you can entertain, host friends and family, and be within walking distance of the action. And for buyers searching for a pied-à-terre, it offers an exciting, distinctly different lifestyle from a primary home in the country.
The Elizabeth Line now links Tottenham Court Road directly with Paddington and into Berkshire, while Waterloo is a short and pleasant walk, making it easy to travel between central London and countryside homes in Surrey or Hampshire.
While the likes of Chelsea, Notting Hill and Kensington offer timeless appeal for family living, Soho and Covent Garden bring something altogether different: verve and variety. Ideal for couples, singles and – increasingly – empty nesters looking for a London base that feels invigorating, not isolating.
Many of my clients searching in this area fit this profile – still working, often with grown-up children and keen to enjoy the best of the city’s cultural life. One couple that I recently worked with chose to focus their search in this area because of their passion for the theatre. With 39 West End theatres concentrated within a walkable distance, not to mention galleries, museums and the Royal Opera House, this location is a dream for arts lovers. And London’s theatreland is thriving, with record ticket sales last year and fresh investment flooding in. Generous tax incentives here are said to be persuading producers to debut their shows in London rather than Broadway.
Industrial Lofts to Classical Terraces
There are two clear architectural identities in Soho and Covent Garden. In Covent Garden you’ll find elegant, boutique new developments such as Capco’s Floral Court Collection – 31 individually designed homes with balconies and private terraces in the historic Westminster Fire Office building, with incredible views towards the London Transport Museum. These one, two and three-bedroom apartments offer intimacy and charm that is rarely found in more expansive developments such as 190 Strand, on the south side of The Strand, with over 200 residences.
In Soho, you’ll find more industrial, loft-style living such as the prestigious Hat Factory Apartments on Hollen Street. This converted former factory building dating from the 1880s offers contemporary, open-plan, light-filled spaces, private terraces and plenty of history. Soho is also home to handsome Grade II-listed Georgian townhouses, like those on Betterton Street in the Seven Dials Conservation Area and on leafy Soho Square overlooking the central gardens.
Price-wise, there’s genuine breadth – from around £1,600 to £2,700 per square foot. Value is driven by factors such as the presence of concierge services, high specification finishes and private outdoor space, as well as architectural significance and building prestige.
A Sophisticated, Spirited Lifestyle
What truly distinguishes this part of London, though, is the lifestyle that it offers. The iconic home of the defining music and fashion movements of the 1960s and the centre of London’s LGBTQ+ community, Soho continues to pulse with creativity and diversity, edged with a certain flamboyance.
Historic Covent Garden offers a more classical atmosphere and sense of grandeur with its colonnaded Piazza – a market in some form since the mid 1600s – and the Royal Opera House with its beautiful glazed entrance pavilion. Colourful Neal’s Yard adds a splash of the bohemian, while pretty, cobbled Floral Street is renowned for shopping.
The area is also seeing robust commercial confidence. Diageo is investing £73 million in a new brewery, restaurant and training academy near Neal Street. Meanwhile, international fashion brands like TALA and Autry have recently made their UK debuts in and around Soho’s famous Carnaby Street – a vote of confidence in its continued relevance and appeal.
Of course, this means that the area is bustling, but there are discreet oases of calm to be found, if you know where to look. Akasha wellbeing club at Hotel Café Royal on Regent Street was awarded England’s Best Hotel Spa at the 2023 World Spa Awards, and the AIRE Ancient Baths in Covent Garden is wonderfully atmospheric.
Why Work with a Buying Agent Here
As with many desirable London neighbourhoods, best in class properties in Soho and Covent Garden are often under the radar and rarely reach the open market. Our experience and networks grant us access and, with the advantage of local insight, we know which pockets offer peace and discretion and who your neighbours might be.
In this market, it pays to look through a ten-year lens and consider a home here as a long-term investment. Whether as a pied-à-terre or as a main residence, considerations like lift access, on-site security and a peaceful position are important to factor in when looking to future-proof your property purchase.
Right now, Soho and Covent Garden offer invigorating appeal, variety and long-term value. For the right buyer, this is an area brimming with opportunity.
As reports suggest that chancellor Rachel Reeves is considering changes to the inheritance tax rules for non-doms, Head of The Buying Solution Will Watson shares his reaction with PrimeResi.
Sarah Frances Kelley for The Buying Solution
“The changes have had a hugely negative impact in the short to medium term with a significant exodus from the London market,” says Will. “Reeves announcement gives a renewed optimism to the prime London market. This coupled with the feeling of unrest elsewhere such as the Middle East, and feeling that many other cities just cannot offer what London has are likely to halt decisions to relocate entirely while they wait and see.
“There is no assurance which way this will go, but for us this signals a window of opportunity ahead of the Autumn budget as a great window to buy well. As if non-dom taxes are then reduced at the October budget the buyers will return back quickly and with confidence.”
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