Buying a home in the countryside can seem idyllic—until you discover it’s subject to an agricultural occupancy condition (commonly known as an “agricultural tie”). These ties restrict who can live in the property, and in 2025, that restriction still has major implications for mortgage lending.

Whether you’re a buyer, landowner, or family member looking to refinance a rural home, understanding the impact of agricultural ties is essential.

What Is an Agricultural Tie?

An agricultural tie is a planning condition attached to certain rural properties. It usually states that the home can only be occupied by:

• Someone employed in agriculture or forestry
• A retired agricultural worker
• A widow or widower of someone previously employed in agriculture

This is designed to preserve affordable housing for farm workers and limit non-agricultural use of rural land.

Why Agricultural Ties Affect Mortgages

Lenders view agricultural-tied properties as restricted use assets. That means:

• They’re harder to sell, which increases risk to the lender
• The property’s value is typically reduced, sometimes by 25–40%
• The pool of potential buyers is smaller, which can limit exit strategy
• Not all lenders will accept them at all

As a result, mortgage options are limited—especially at higher loan-to-value (LTV) levels or for borrowers who don’t meet the occupancy condition themselves.

Who Can Get a Mortgage on These Properties?

In 2025, there are usually two routes:

1. If You Meet the Tie

Some specialist lenders—and a few high street names—will consider applications if:

• You or your spouse work in agriculture or forestry
• You can demonstrate income from eligible agricultural work
• The tie is still considered relevant and enforceable

Lenders will want evidence of your employment and may ask for a letter from your employer or farm accounts if self-employed.

2. If You Don’t Meet the Tie

Financing becomes more complicated. In this case, your options may include:

• Applying to lift or vary the tie through planning
• Securing a mortgage with a heavily reduced LTV (e.g. 50–60%)
• Working with a specialist lender who understands tied properties
• Demonstrating that the tie is no longer enforced or relevant (this requires legal input)

Can You Remove an Agricultural Tie?

Sometimes. The process involves:

• Submitting a Certificate of Lawfulness if the tie has been breached for 10+ years
• Applying to the local authority to vary or discharge the condition
• Providing valuation evidence and expert reports

Even if successful, the value of the property may increase significantly—so bridging finance or short-term funding can be useful while planning is in progress.

Real-World Scenario

Willow recently advised a client buying a farmhouse with an agricultural tie. The buyer was not employed in agriculture, but:

• Had a 50% deposit
• Was willing to apply for a Certificate of Lawfulness
• Had solicitor support confirming 12 years of non-compliant occupancy

We sourced bridging finance to secure the purchase, with a plan to refinance conventionally once the tie was removed. Without this flexibility, the sale would have fallen through.

How Willow Private Finance Helps

We support clients dealing with:

• Purchases or remortgages of tied properties
• Bridging loans while planning applications are in progress
• Development finance for barns or annexes with restrictions
• Specialist lender navigation and legal coordination

Because we’re whole-of-market, we can identify lenders with rural expertise—and build a case that addresses the complexity of tied property.

📞 Want Help Navigating Today’s Market?

Book a free strategy call with one of our mortgage specialists.

We’ll help you find the smartest way forward—whatever rates do next.