Sarah is an Associate in the Rural land and business team.
Sarah’s work is divided into transactional and estate management covering agricultural, commercial and residential aspects dealing with significant, complex, and historic estates and farms, as well as country houses – with a particular interest in equestrian properties/racing yards.
She has experience acting for landowners in negotiating agreements for development and renewables projects, including small-scale through to larger-scale schemes, with a particular focus on natural capital and biodiversity net gain.
Clients include UHNW and HNW individuals, such as estate owners in England and Wales.
Sarah has also been a Northern Farming Conference Committee member since 2022.
Will is an Associate in the Rural Land and Business team.
He advises on all aspects of rural property, including purchases and sales, bank refinancing, landlord and tenant matters, renewable energy developments, promotion and option agreements and advisory work for estate management clients.
As a former rural surveyor, Will seeks to bring a pragmatic and commercial approach to his work. His experience as an estate manager allows him to empathise with their concerns and helps him to see the bigger picture – particularly vital when dealing with complex estates with interlocking stakeholders. Will’s clients include individuals, trusts, companies and large estates.
Selina is Paralegal in the Rural Land and Business team.
She assists on a range of landed estates matters with a focus on property. Selina provides support to the Partners and Associates with various tasks including the preparation and reviewing of legal documents, legal research and the creation and management of client extranets
Tatiana is an Associate in the Rural Land and Business team.
She acts on a wide range of rural property matters. This includes the sale, purchase, financing, and management of country houses, farms, and estates. She also has experience dealing with development land and advising landed clients on tax, trust and charity matters.
Tatiana has a particular interest in supporting clients on matters involving historic properties and vineyards.
Penny is a Consultant in the Rural Land and Business team. She specialises in advising clients with multiple business interests on legal and strategic issues and her client base encompasses overseas investors, institutional property owners, landed estates and high net worth individuals.
Penny has an established reputation as an advisor to the owner/operators of five star and boutique hotels. Her ability to advise across property and business matters is at the heart of the service she provides to her clients in this sector.
She provides clients with a comprehensive service, often drawing together a range of legal disciplines to deliver a commercial solution. Penny is able to draw upon her experience as a private client lawyer to identify opportunities and solutions that will benefit her client’s private and commercial interests. She coordinates the requirements of her clients across the full range of legal specialisms and is noted by commentators for her understanding of how taxation and legal aspects relate to the business interests of her client. She has an exceptional understanding of the people behind the businesses.
Penny began her legal career advising farmers and landowners, she retains a great interest in the agricultural sector.
Lily is Paralegal in the Rural Land and Business team.
She provides support to the Partners and Associates with various tasks including the preparation and reviewing of legal documents, legal research and the creation and management of client extranets.
Lizzie is an Associate in the Rural Land and Business team.
She advises on high value rural property and agricultural transactions, including the purchase, sale, re-financing and wider management of country estates, houses and farms with both residential and commercial elements.
Lizzie has experience in dealing with the bespoke issues that are found on rural estates such as unregistered land, planning considerations due to listings, private water supplies, public rights of way and title covenants and restrictions.
She has a particular interest in diversification of land, specifically, renewable developments.
Manhattan is an Associate in the Rural Land and Business team.
She advises on high value rural property and agricultural transactions, including the purchase, sale, refinancing and wider management of country estates, houses and farms with both residential and commercial elements.
Manhattan has experience in dealing with the bespoke issues that are found on rural estates such as unregistered land, planning considerations due to listings, private water supplies, public rights of way and title covenants and restrictions.
Jayne is a Licensed Conveyancer in the Rural Land and Business team
She is experienced in residential conveyancing, specialising in the sale and purchases of freehold and leasehold property within the rural property market.
She has extensive knowledge of dealing with property management matters, including Licence for Alterations and Licence to Assign. Jayne deals with refinancing of properties and has experience working with banks and clients located in Asia.
Justin is a Property Lawyer in the Rural Land and Business team.
He has a broad range of experience covering all aspects of rural property work with a particular focus on unregistered land and land registration.
He acts for rural landowners of unregistered and registered land providing advice on land registration, restrictive covenants, easements and boundary issues.
Harvey is an Associate in the Rural Land and Business team.
He acts on a variety of matters related to country houses, farms and estates. This includes the purchase and management of rural property, advising on farming and other tenancies, dealing with development land and assisting with other general estate matters such as easements and sporting rights.
Harvey also advises London based estates in relation to various estate management matters and residential property.
He has a particular interest in heritage and period properties.
Christopher is a key advisor to landowners, farmers and rural land-owning institutions. He prides himself on providing clear advice in simple terms, offering solutions to both complex and everyday problems encountered by farmers, landowners and their families. He guides farming families through issues relating to succession to key assets and tax planning and, over 40 plus years, continues to guide the 3rd and 4th generation on their affairs.
Christopher has a particular specialism in advising on strategic land projects. He advises landowners on a wide range of option and promotion agreements to bring forward land for development and is experienced in advising groups of owners on equalising development gains and the property and tax intricacies of selling land for development.
He also boasts expertise in relation to farms and landed estates transactions, offering over 40 years’ experience in agricultural landlord and tenant problems and tenants as well as freehold owners on business restructuring for inheritance tax planning purposes.
From land sale and purchase to agricultural tenancies, mineral rights to tidal river schemes, and multi-million pound development and renewable energy projects, we cover every aspect of Rural Land and Business. We build lasting relationships with traditional landowners, private investors, and commercial clients. Our deep knowledge of the field is complemented by the time we invest in understanding their unique needs and concerns.
Our modern, commercial, and efficient approach sets us apart from other firms in this sphere, it is what makes us one of the UK’s foremost Rural Land and Business practices.
Unlike others, we don’t wait for issues to arise. We pre-empt challenges and provide focused, commercial solutions. Our clients depend on us, and we value the respect we’ve earned over generations. Taking the long view, we prioritise trust and confidence in the advice and service we provide.
Forsters’ collaborative approach across Private Wealth and Real Estate ensures we understand our clients’ needs and stay ahead of industry developments. Our clients are ahead of the curve, and so are we.
We have specialist expertise in the following areas:
“Pragmatic, friendly, communicative and knowledgeable.” Legal 500, 2024 the team’s expertise is acknowledged in the leading legal directories, receiving top rankings in both the Legal 500 and Chambers and Partners guides.
You are represented by a team that specialises in advising landowners, developers, and land promoters involved in development projects. With particular experience in advising landowners with greenfield or brownfield land for development, we understand the unique needs and interests of each party involved.
We have a clear understanding of the relationship between the different interests of the parties involved and work collaboratively to drive projects forward, whilst upholding and preserving your interests. We pride ourselves in being not just lawyers, but strategic advisors with an interest in and awareness of the sector from a commercial and political perspective.
When acting for you as a landowner, we work closely with your retained advisers (including your retained lawyers) to progress, negotiate, and deliver the initial development agreement. We meet with you and your agents, inspect your potential sites, and assist with the process of interviewing and selecting a business partner, whether it be a land promoter or a major housebuilder.
Every project has its own commercial drivers and hurdles, and we ensure that all aspects are carefully considered, and your particular interests are prioritised. We offer a dedicated team who will see your project through all its stages, providing continued support and advice as it progresses.
What we advise on:
Strategic land acquisition and site assembly
Advising on title issues including restrictive covenants, easements, and wayleaves
Property holding structures
Conditional contracts, options, hybrid option/promotion agreements, and promotion agreements
Overage agreements
Equalisation of sale proceeds via land pool trusts and other collaboration agreements
The mechanics of the planning process, securing an allocation in the Local Plan, planning application, s106 agreements, community infrastructure levy, and compulsory purchase orders
The driving forces behind each rural development project vary, and can range from preserving and extracting value from present or future development, diversification of estate assets, to development with significant legacy considerations.
Whether it be proposals for new farm buildings, conversion of farm buildings to residential or office space, infill sites, or entirely new development on agricultural land for retails, residential, commercial and mixed-use sites – we have a team who can support you.
We advise our clients throughout their project, starting from the earliest stages to establish the most appropriate type of agreement for the relevant project, so as to maximise the chances of success and the potential value of the project both from a tax and development perspective.
We will work with our clients and advisers to negotiate the agreement for development, providing support through the planning process where clients will be required to be party to agreements for the purpose of obtaining a planning consent to handling the end sale of the site. This process also includes dealing with title issues, due diligence requirements and setting up the necessary steps to deal with tenancy issues to enable a sale with vacant possession.
Owning a landed estate, whether inherited or acquired, is simultaneously a responsibility and a privilege. Landed estates are not always about maximising profit; for the landowners it is often a matter of enhancing the landscape, protecting heritage assets, supporting communities and creating happy family homes as much as it is about the bottom line. Landed estates can comprise complicated businesses with diverse activities, usually focussed on long-term sustainability, rather than a short-term return. Forsters understands these intricacies; as a firm we have worked with landowners for generations.
We are one of very few practices offering specialist advice to landowners spanning tax and succession planning and urban and rural property matters, combined with expertise covering the protection of heritage assets, employment, planning, construction, corporate and litigation matters. We bring together these services to help landowners design and implement a coherent strategy for a thriving estate.
When it comes to land management, we know we have a team who can support you to achieve your objectives. Our team acts for over two hundred rural estates across the country of varying scale, use and composition, both for private and institutional landowners. Many of our clients have instructed Forsters (and our predecessor firm) for decades.
We take the long view and keep up to date on developments in the sector, as well as policy changes impacting rural business and planning. We advise on an ever-growing range of business activities, from traditional farming practices, both let and in hand, to tourism, rewilding and other means of diversification.
At Forsters, we are passionate about the opportunities that natural capital promises for the rural economy, the environment and for the wealth of social and economic benefits that will come with it. We know that the current structures for natural capital opportunities are bespoke and require careful structuring to implement long-term change and to mitigate the risks involved. In addition, our team has gained unique and balanced insights into the foundations of agreements for financing natural capital.
With such drastic change to the use and management of land comes opportunity but also risk. The Rural Land and Business Team works closely with colleagues across the firm, drawing on experts in planning, private wealth and tax planning, litigation, and corporate structuring to deliver the highest quality advice to landowners and land managers to be part of these new markets.
The team’s expertise in this area is reflected in their recent public appearances for the Agricultural Law Association speaking on the future role of Conservation Covenants, and for the Hong Kong Association speaking on the natural capital investment opportunities. Rural Land and Business Partner, Polly Montoneri, has been a figurehead for natural capital in recent years: she is the chairman of the Natural Capital and Forestry Committee for the Country Land and Business Association and works closely with the CLA at government policy level.
From small country houses and garden or parkland, farms, equestrian property and large landed estates comprising thousands of acres of land along with residential, commercial and agricultural buildings, we have the expertise to deal with all manner of freehold and leasehold properties.
The sale and purchase of property can be a stressful process, but our team have specialised in not only dealing with the legal issues but also supporting clients through the process. We manage all the issues before they become a problem, explaining everything in clear terms, and in most cases will inspect the property before our clients are committed. This leads to a streamlined, stress-free and satisfying experience for our clients.
It is not uncommon for there to be wide range of practical and commercial considerations that need to be factored into the process, particularly on the sale and acquisition of a working farm or estate. Consideration is given to the timing of the transaction and the need for farming and commercial holdover, valuation of tenant right and ingoing and outgoing valuations, as well as the transfer of environmental schemes, subsidies and environmental permits and the complexities that come with them.
How we can help:
Acquisitions
Reviewing sales particulars and heads of terms
Commissioning pre-contract searches
Full title investigation and review of registered and unregistered land
Raising supplemental enquiries
Investigating the planning and building control position of a property
Drafting a report on title for the benefit of our clients
Negotiating transaction documents
Advising on Stamp Duty Land Tax (SDLT) and the availability of reliefs, notably mixed use, MDR claims and blended use claims
Drafting and submitting SDLT returns and settling any liability
Facilitating completion and registration procedures
Working with lenders on property financing
Sales
Review of title information, registered and unregistered
Providing solutions to any defects on title in anticipation of a sale
Providing title documentation or epitome of title
Preparation and assisting with compiling all necessary information for replies to pre-contract enquiries
Responding to enquiries raised by a buyer’s solicitor
Owning a historic property involves a unique set of challenges and responsibilities. When purchasing such a property, buyers must consider not only the aesthetic and historical value but also the legal restrictions and obligations that come with it. Historic properties are often subject to preservation laws and regulations that can limit modifications to maintain their historical integrity. This means that any alterations, from minor repairs to major renovations, typically require approval from the Local Planning Authority and close correspondence with the local conservation officer.
From purchase to sale, legal advice is crucial throughout to navigate the complex web of regulations and ensure compliance with all legal requirements.
Forsters’ Historic Property and Planning team combine specialist expertise from across the firm to provide holistic advice in respect of all aspects of historic property. We appreciate that whilst it is a privilege to be the current custodian of a heritage property, it is also important that it be suitable for modern use as a home or otherwise. Our specialist planning lawyers are experts in advising on how best to alter and adapt a listed building, as well as many other considerations that may affect these types of properties, including where work has been carried out without or in breach of listed building consent.
Here is how we can support you:
We have extensive experience of buying, selling and refinancing listed buildings, scheduled monuments or otherwise historic property
Within the team we also have lawyers who have a particular skillset in the area of disputes, whose advice can either be strategic or, should the matter require it, contentious
We have acted on the sale, purchase and refinancing of some of the country’s most significant historic buildings
Our expertise covers all listing grades as well as scheduled monuments
We regularly advise on purchases where work has been carried out in breach of or without listed building consent, or where further works are planned by the buyer
On the planning front, advice ranges from the key considerations for purchasers at acquisition stage and strategic redevelopment advice to the implications and strategy for dealing with breaches of listed building control and other associated statutory regimes. We are specialists when it comes to advising landowners in associated matters such as public rights of way, environmental and compulsory purchase matters.
We provide tax and trust advice on ways to structure the ownership of historic property, and available tax reliefs and exemptions specific to historic properties
The growing climate change emergency places renewables at the top of the agenda for governments and energy companies, so there are plenty of opportunities for those with land in the right place and the willingness to make a long-term commitment.
We have extensive experience in guiding landowners through the tricky but potentially lucrative process of agreeing a renewable energy project with an energy company or developer. By renewables, we mean all types of renewable energy including solar parks, offshore and onshore wind turbines, hydro-electric schemes, and anaerobic digesters.
We have advised landowners in the UK on dozens of renewables agreements, from start to finish. Consequently, we can advise on the both the key commercial points and the more specialist concerns of landowners and farmers. For example, on the one hand we can ensure that they benefit from future advances in technology that could increase the generating capacity of the project, or push back against unreasonable demands not to negotiate with other developers on neighbouring land. On the other hand, we can create and unravel tenancy structures, so land is held efficiently, or ensure that ancient trees are protected.
When acting for landowners, we work closely with their existing advisers (including the retained lawyers, agents, and accountants) to bring complicated deals over the line. We meet landowners, inspect their potential sites, and help with the process of interviewing and selecting a business partner, whether it be a land promoter or an energy company. We offer a dedicated team who will see the project through all its stages, providing continued support and advice as it progresses.
What we advise on:
Acquiring strategic land and assembling suitable sites for renewable energy projects
Advising on approaches and initial approaches from developers
Pro-actively approaching energy companies and other interested parties
Coordinating with fellow landowners on joint renewable energy project
Advising on title issues including restrictive covenants, easements and wayleaves
Negotiating option agreements and leases that set out the renewable energy project terms
Surrendering and granting tenancy agreements to fit with the renewable energy project and ensure land is held most efficiently
Planning advice on the planning application and implementation of planning consent
Tax advice to manage the most efficient use of the proceeds from the renewable energy project
Ongoing monitoring of the agreement, implementation of its terms and handling disputes arising from it
Enforcing decommissioning provisions at the end of the term
Victoria is Counsel in the Rural Land and Business team and a Fellow of the Agricultural Law Association. Victoria is Head of the firm’s Historic Properties and Planning team and specialises in acting on matters relating to listed and otherwise historic properties.
In addition, she is head of the firm’s vineyards group, collaborating with colleagues across the firm in our Corporate and Commercial, Private Client, Tax, Employment and Partnerships, and Banking and Finance departments.
Victoria’s practice also includes acting on the sale and purchase of farm property, agricultural tenancies (including succession and termination of the same), diversification of an existing farm or estate, and development of land for housing or renewable projects. She also is regularly instructed in relation to the refinancing of residential property, farms and landed estates.
Her clients range from high net worth and ultra-high net worth individuals selling and purchasing historically significant homes, to owners of some of the most significant landed estates in England and Wales, to established farming families.
Adam acts for a range of clients typically ultra high net worth and high net worth individuals or owners of some of England and Wales’ most iconic landed estates and farms. Adam’s work is divided into transactional and estate management covering agricultural, commercial and residential aspects dealing with significant, complex and historic estates and farms as well as country houses.
Adam’s expertise extends to acting for landowners on natural capital, in option agreements, pre-emption agreements and contracts conditional on the grant of planning permission for development and renewable work as well as complicated overages on farms and estates.
He liaises with his colleagues across Forsters to bring in expertise where required from private wealth planning, tax advice, property litigation, planning, corporate, employment and banking.
As a senior member of the team, Adam assists with supervision of junior members of the team trainees and he is part of the firm’s Knowledge and Learning Forum and Faith Support Network.
Jayne is a Rural Property and Landed Estates Solicitor specialising in all aspects of agricultural property and estates, from sales and acquisitions to leases and easements and everything in between, incorporating mainly agricultural property, but also commercial and residential property where required.
Jayne also acts on refinancing of large estates (or property in general) acting for either the lender or the landowner, or both if the transaction allows.
In addition to the above, she is part of the firm’s Strategic Land group, and acts for landowners and promoters alike in the development of land. This can include drafting and negotiating option agreements, promotion agreements, collaboration agreements and development agreements to name a few (the list is not exhaustive).
She also acts for landowners in renewable energy arrangements to include solar and battery storage installations.
Jayne sits on a number of internal committees, including Equality, Diversity and Inclusion committee, Race Support network and LGBTQ+ network.
As a former farmer, Andrew has unique insights into the needs of agriculture clients. Ranked in ‘Hall of Fame’ Legal 500 for agricultural and estates work and Band 1 in Chambers UK, Agriculture and Rural affairs, Andrew is famed for his highly strategic approach, founded on his huge experience and knowledge.
Working with a range of individuals, families, landowners and trusts, he has handled some of the largest and multi-faceted land transactions in the market, many of which have complex tax elements. His expertise is frequently applied in multidimensional projects, where, if necessary, he is also able to draw together experts to solve complex legal and regulatory issues for clients. He frequently works alongside Forsters colleagues in the Family, Corporate Tax, Private Client and Landed Estates teams, among others.
His expertise is frequently applied in multidimensional projects (often with multi-jurisdictional considerations) where, if necessary, he is also able to draw together experts to solve complex legal and regulatory issues for clients.
Andrew acts as a trustee for a number of large family trusts and landowning families. He is also a Director of numerous family-owned businesses.
With a focus on advising landowners, Polly has extensive experience in negotiating agreements for development and renewables projects, including small scale through to larger scale schemes. She has a deep understanding of the sale and purchase of rural properties, ranging from commercial farms as investment assets to country estates, rural properties and heritage assets. Polly also specialises in natural capital, advising landowners on biodiversity net gain (BNG) agreements and contracts for natural capital projects.
Always ensuring that her client’s interests are protected and preserved, Polly is commercial and practical, anticipates potential roadblocks and meticulously negotiates fully operational agreements that mitigate risk and establish clarity at the outset of a project or transaction. Passionate about collaboration and team working, Polly liaises closely with peers and colleagues, including experts in private wealth planning, tax, corporate, planning and banking.
Recognised as a ‘Top Recommended Lawyer’ in the Spear’s 500 2023 directory, Polly is a committed member of the Country Land and Business Association (CLA), enabling her to keep abreast of rural policies and the constantly evolving rural economy.
Praised by clients for his ‘vast array of experience in high value acquisitions and disposals in the agricultural sector’ Chambers, 2024, Henry is a Partner and Head of Rural Land and Business.
A ‘Hall of Fame’ ranked partner, Legal 500, 2025, he is at the forefront of high value estate, farm and country house purchases and other related property issues. He is very closely involved with succession and estate planning, along with tax matters. Henry lives and breathes the countryside, with a deep understanding of the issues and opportunities that rural landowners face. He has an extensive network that he is constantly developing to support his clients.
Henry’s depth of knowledge, experience and skill is complemented by his enthusiasm for client care, communication and building long term relationships. Maintaining a positive mindset, he is pragmatic and efficient, an effective problem solver who always aims to expedite transactions.
Henry is a team player, who enjoys working alongside colleagues, other advisors and clients.