Land Compensation Manual Section 5: Costs and fees

Appendix 5/1: Ryde's Scale 1996 - Surveyors fees for compulsory purchase work

The Valuation Office Agency`s technical manual covering all aspects of compulsory purchase and compensation.

1. General note

1.1 Ryde’s Scale (1996) has been prepared by the Valuation Office Agency having taken representations from and after consultations with interested professional bodies, acquiring authorities, practising surveyors and claimants’ representative bodies.

The term ‘Ryde’s Scale (1996)’ encompasses all the text that follows.

1.2 Ryde’s Scale (1996) is intended to provide a basis for the ascertainment of the appropriate reimbursement to a claimant, by an acquiring or compensating authority, for surveyors’ fees incurred in respect of a claim for compensation following the exercise of compulsory powers. An ad valorem basis of remuneration will seldom equate precisely with the time and effort put into a case by a surveyor, and there will inevitably be some element of under or over payment for any particular case. However, the ad valorem Scales have been designed generally to reflect a reasonable level of remuneration for surveyors.

It is therefore considered that there would not normally be a need to depart from the ad valorem basis. However, in such cases the reimbursement of fees on a quantum meruit basis would be appropriate. Acquiring authorities should consider any request to depart from the ad valorem basis on its merits.

In assessing a quantum meruit fee, the amount of the fee should in every case represent the level required to achieve adequate professional representation for the claimant, reflecting the amount of work and the level of expertise commensurate with the complexity and size of the claim. Accurate diary sheets may assist in the assessment of a fee on this basis.

1.3 Fees under Ryde’s Scale (1996) cover work done by a surveyor in preparing a claim for compensation and negotiating its settlement following the exercise of compulsory powers of acquisition or other statutory powers or a purchase by agreement with compulsory purchase powers in the background, by any authority, body or company having access to compulsory powers.

They cover all work directly arising out of the exercise of statutory powers and purchase by agreement including receiving instructions, inspections, obtaining and collating information necessary to formulate the claim and negotiating a settlement, and advising the client as to the basis and amount of compensation. In particular they cover work done in connection with giving permission to enter, or concluding a memorandum of agreement where compulsory powers are not being exercised. They also include work done in connection with an advance payment, ratification and negotiation of accommodation works but not direct supervision of the execution of such works (see note 3.11).

1.4 The extent of any liability of an acquiring authority for remuneration for work not covered by Ryde’s Scale (1996) or which may not be concluded (such as negotiations for proposed purchases by agreement and abortive transactions) should where possible be agreed beforehand. If an acquiring authority initiate an acquisition by agreement but with compulsory powers in the background, and subsequently withdraw unilaterally from the acquisition after the claimant has instructed a surveyor to represent him, a surveyor’s fee should be paid on a quantum meruit basis but not exceeding the ad valorem fee that otherwise would have been payable.

The fee payable under Ryde’s Scale does not cover: (a) work in connection with objections to compulsory purchase orders (see Note 3.9) (b) travelling and out-of-pocket expenses (see Note 3.12) (c) the preparation of schedules of condition (see Note 3.19).

2. The Scales

2.1 The Scale for non-agricultural property (table A)

Amount of compensation Fee
   
£0-£249 £150
£250-£499 £175
£500-£749 £200
£750-£999 £225
£1,000-£1,999 £250
£2,000-£2,999 £260
£3,000-£3,999 £265
£4,000-£4,999 £270
£5,000-£5,999 £275
£6,000-£6,999 £280
£7,000-£7,999 £285
£8,000-£8,999 £290
£9,000-£9,999 £295
£10,000 £300
Next £40,000 1%
Next £250,000 0.75%
Remainder 0.5%

2.2 The addition for Leasehold Interests (table B)

First £500 of the annual rent minimum fee £50
Next £500 of the annual rent 10%
Next £4,000 of the annual rent 2.5%
Next £5,000 of the annual rent 1.0%
Next £40,000 of the annual rent 0.5%
Remainder of the annual rent payable under the lease at the relevant date for valuation 0.25%  

2.3 The Scale for agricultural property (table C)

Amount of compensation Fee
   
£0-£99 £150
£100-£149 £175
£150-£199 £200
£200-£249 £225
£250-£299 £250
£300-£349 £275
£350-£399 £300
£400-£449 £325
£450-£499 £350
£500-£599 £375
£600-£699 £400
£700-£799 £425
£800-£899 £450
£900-£999 £475
£1,000-£1,499 £500
£1,500-£1,999 £513
£2,000-£2,499 £525
£2,500-£2,999 £538
£3,000-£3,499 £550

2.4 The scale for disturbance and for severance and injurious affection (excluding agricultural property and properties occupied solely as private dwellings) (table D)

Amount of compensation Fee
   
£0-£249 £225
£250-£499 £250
£500-£749 £275
£750-£999 £300
£1,000-£1,999 £310
£2,000-£2,999 £320
£3,000-£3,999 £330
£4,000-£4,999 £340
£5,000-£5,999 £350
£6,000-£6,999 £360
£7,000-£7,999 £370
£8,000-£8,999 £380
£9,000-£9,999 £390
£10,000 £400
Next £40,000 2.0%
Next £250,000 1.5%
Remainder 1.0%
Amount of compensation Fee

2.5 The scale for disturbance and for severance and injurious affection in relation to agricultural property and for compensation payable in Wayleave, Pipeline, Sewerage and similar cases (table E)

£0-£99 £225
£100-£149 £250
£150-£199 £275
£200-£249 £300
£250-£299 £330
£300-£349 £360
£350-£399 £390
£400-£449 £420
£450-£499 £450
£500-£599 £480
£600-£699 £510
£700-£799 £540
£800-£899 £570
£900-£999 £600
£1,000-£1,499 £625
£1,500-£1,999 £650
£2,000-£2,499 £675
£2,500-£2,999 £700
£3,000-£3,499 £710
£3,500-£3,999 £720
£4,000-£4,499 £730
£4,500-£4,999 £740
£5,000 £750
Next £45,000 3.50%
Next £250,000 2.75%
Remainder 2.00%

2.6 The scale for disturbance and for severance and injurious affection in relation to properties occupied solely as private dwellings (table F)

Amount of compensation Fee
   
£0-£249 £175
£250-£499 £200
£500-£749 £225
£750-£999 £250
£1,000-£1,999 £275
£2,000-£2,999 £300
£3,000-£3,999 £310
£4,000-£4,999 £320
£5,000-£5,999 £325
£6,000-£6,999 £330
£7,000-£7,999 £335
£8,000-£8,999 £340
£9,000-£9,999 £345
£10,000 £350
Next £40,000 1.50%
Next £250,000 1.00%
Remainder 0.75%

3. Notes to Ryde’s Scale (1996)

3.1 The scale for non-agricultural property

The Scale at para 2.1 (table A) should be applied to compensation for land taken. If the compensation incorporate a number of factors, for example land taken and disturbance, the compensation should be disaggregated into its constituent parts for the purposes of assessing the fee under the Scale, and the relevant Scale applied to each part.

3.2 The addition for leasehold interests

For any periodic interest such as a lease, tenancy or licence where, at the relevant date for valuation, the rent payable by the claimant (exclusive of any payment in respect of rates, heat, light, water, service or other incidental charges) is more than one tenth of the rack rental value of the interest being acquired, the fee payable to the surveyor under Scale 2.1 or 2.3 shall be increased by the amount calculated in accordance with Scale 2.2 (table B).

For the purpose only of Scale 2.2 “leasehold interest” refers to a formally documented lease, tenancy or licence of any length of term.

The Addition will not apply to the creation of a wayleave, licence or “statutory easement”.

3.3 The scales for agricultural property

“Agricultural property” for the purposes of Scales 2.3 and 2.5 is defined as “Land used for agriculture, including horticulture, fruit growing, seed growing, dairy farming and livestock breeding and keeping, the use of land as grazing land, meadow land, osier land, market gardens, and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes”, [section 96(1) of the Agricultural Holdings Act 1986 and section 93(1) of the Agricultural Holdings (Scotland) Act 1949]. In addition, land used as commercial or amenity woodland (excluding land used as a park or garden to a dwelling) is also to be classed as “agricultural” for the purposes of the Scales.

Where the compensation for property used for agricultural purposes is assessed having regard to the value solely for that use, the fee should be calculated in accordance with Scale 2.3 (table C) and Scale 2.5 (table E).

3.4 Wayleave, pipeline, sewerage and similar cases

Scale 2.5 (table E) shall be applied to the acquisition of interests in and rights over land of all descriptions in wayleave, pipeline, sewerage and similar cases, including work under the Crown (Petroleum Production) Act 1934, Land Powers (Defence) Act 1958, Pipelines Act 1962, Telecommunications Act 1984, Gas Act 1986, Electricity Act 1989, New Roads and Street Works Act 1991, Water Industry Act 1991, Water Resources Act 1991, Land Drainage Act 1991 and the Environment Act 1995.

In such cases the compensation under all heads of claim shall be aggregated and the fee assessed under Scale 2.5 (table E).

The fee is inclusive of any work in connection with a Schedule of Condition or “marching in” record and for settling the proposals of the authority, including the route of the pipe, conditions and requirements of working, and works of restoration and accommodation works.

The cost of the works (whether described as “restoration”, “reinstatement”, “accommodation” or “scheme”) originally proposed by the authority and accepted by the claimant without alteration, should not normally be added to the amount of the compensation for the purpose of calculating the fee. Where, however, the surveyor has negotiated additional works or other variations of the proposed works that mitigated the amount of compensation payable, the additional costs of the works (not exceeding the amount of mitigation) should be aggregated with the compensation for the purpose of calculating the fee.

If, during the period of construction, the surveyor were to negotiate at the request of the authority a significant variation in the agreed proposals, for example additional working widths or access, an additional fee would be payable on a quantum meruit basis.

The fee is inclusive of an inspection on completion of the works. Should such an inspection reveal that the works were unsatisfactory and the authority agree to pay additional compensation or undertake additional work, an additional fee would then be payable on a quantum meruit basis.

Where a claimant reserves the right to subsequent years’ compensation for loss or damage, an additional fee will then be payable on a quantum meruit basis.

Where compensation is payable for matters not related to pipe laying eg. burst water mains, surcharging sewers, ground investigation work and trial pits, a fee will be paid on a quantum meruit basis, but not to exceed Scale 2.5.

If one surveyor were to act in respect of separate interests in the same property, and those interests were owned by connected parties as part of a business arrangement (for example family members, trustees/beneficiaries and such) the compensating authority would be entitled to aggregate the compensation for the various interests for the assessment of the surveyor’s fee, if that were equitable in the circumstances of the case.

3.5 The scales for disturbance and/or severance and injurious affection

For the purpose of scales 2.4, 2.5 and 2.6 (a) “Disturbance” compensation includes compensation for matters not directly based on the value of land excluding fees and expenses incurred solely in connection with the preparation and settlement of the claim. (b) Compensation for severance and injurious affection shall be taken to relate to the compensation payable for damage sustained by the claimant in respect of retained land, excluding the cost of accommodation works.

The fee in respect of the amount of compensation payable to a claimant on account of disturbance and for severance and injurious affection shall be calculated in accordance with the above Scales. Where the claim involves both disturbance and severance/injurious affection then the compensation under these heads shall be aggregated for the purpose of assessing the fee.

If the claim include compensation for both land taken and disturbance and/or severance and injurious affection, the compensation should be disaggregated and the fee in relation to the compensation for land taken should be separately assessed on Scales 2.1, 2.2 or 2.3 (tables A, B and C) as appropriate, and the fee in relation to the compensation for disturbance/severance/ injurious affection assessed on Scales 2.4, 2.5 or 2.6 (tables D, E or F).

In respect of non-agricultural property, if occupied partly for the purposes of a private dwelling and partly for other purposes, the fee should be that which would be reasonable within the limits set by Scales 2.4 and 2.6.

3.6 No land acquired from claimant

Where no land is acquired from the claimant Scales 2.4, 2.5 or 2.6 will apply as appropriate. This would include compensation payable under Part I of the Land Compensation Act 1973, Part I of the Land Compensation (Scotland) Act 1973 and Section 10 of the Compulsory Purchase Act 1965. It should be noted that under the provisions of Part I the responsible authority is not required to pay the claimant’s valuation expenses unless the compensation exceeds £50.

These Scales also apply to claims under Section 37 of the Land Compensation Act 1973, although the passing of receipts incurred by the claimant to the acquiring authority without negotiation would entitle the acquiring authority to pay the surveyor a fee on a quantum meruit basis.

3.7 Rights other than interests in land

A right such as a licence (apart from a contractual licence that comprises a constructive trust) does not constitute an interest in land. Therefore where such a right is acquired the compensation should be aggregated under all heads of claim and the fee assessed under Scales 2.4, 2.5 or 2.6 as appropriate. This would not prevent the payment of the Addition for Leasehold Interests in such a case (see para 3.2).

3.8 Lands Tribunal or court attendance

Fees under Ryde’s Scale (1996) are exclusive of attendance in court or before the Lands Tribunal, arbitrators, arbiters or umpires. The surveyor is entitled to look to the client for an additional fee in respect of such attendance, but whether or not the additional fee should be reimbursed by the authority as part of the compensation would depend upon the award of the court.

3.9 Objections to compulsory purchase orders

Fees under Ryde’s Scale (1996) do not cover work in connection with objections to compulsory purchase orders, appearances at Public Inquiries, or variations of the “scheme” or authorities’ proposals whether initiated by the claimant or the authority. The surveyor may be entitled to look to the client for an additional fee in respect of such work, but whether or not the additional fee should be reimbursed by the authority as part of the compensation would depend upon the circumstances and the normal application of the principles of compensation.

3.10 Betterment

Where an amount of compensation payable has been reduced by set off for betterment the amount of the fee chargeable to the client shall be calculated on the amount of compensation otherwise payable before deduction of betterment.

In cases where the amount of betterment exceeded the aggregate of the compensation and surveyor’s fee otherwise payable, claimants would not usually be entitled to reimbursement of the surveyor’s fee since they would be deemed to pay the fee out of the betterment received, and the payment of a fee would place them in a better position after the acquisition than before it.

However, it is accepted that there could be cases where this might cause hardship to a claimant, and that the employment of a surveyor by the claimant would be of benefit to the acquiring authority in determining the amount of betterment and would be occasioned solely due to the acquiring authority’s scheme. It is therefore recommended that should the amount of betterment not significantly exceed the aggregate of the compensation and surveyor’s fee otherwise payable, and should the betterment not reasonably be capable of realisation by the claimant, it would be appropriate for the acquiring authority to pay an ex gratia fee on a quantum meruit basis if that would be equitable in all the circumstances of the case. The fee should not in any event exceed the ad valorem fee that would have been payable had there been no betterment.

3.11 Accommodation works

(a) Generally

(i) Where accommodation works situated on the retained land of a claimant were provided by the acquiring authority, the cost of such works should generally be added to the amount of the compensation for the purpose of calculating the fee. This reflects the requirement for the surveyor to ratify or agree the specification and extent of the works, and advise the claimant accordingly, and make an inspection on the completion of the works. However, where the cost of the works were significantly in excess of the mitigation of compensation, the fee may have regard to the value of the latter rather than the cost of the former.

(ii) “Accommodation works” means works that benefit the claimant and mitigate the amount of compensation otherwise payable, and that are carried out by agreement and executed by the acquiring authority. They do not include works provided outside the claimant’s retained land without option of compensation, or works carried out by a claimant.

(iii) If works carried out outside the claimant’s retained land were part of the proposal of the acquiring authority no addition should be made, but where as a result of negotiations additional works were provided which mitigated the amount of compensation otherwise payable, it would be appropriate to have regard to the additional cost provided it did not exceed the amount of mitigation.

(b) Supervision of works

Where it is necessary for the surveyor to supervise the works, and the surveyor has to make further visits to the site for this purpose, or is specifically requested by the authority to make additional visits to inspect the works during construction, an additional fee shall be paid on a quantum meruit basis.

(c) Calculation of fee

For the avoidance of doubt, where the fee is to be assessed in relation to the cost of the accommodation works, the cost (or mitigation of compensation as appropriate) shall be aggregated with the compensation for land taken and the fee calculated as appropriate under Scales 2.1 or 2.3.

3.12 Travelling and out-of-pocket expenses

The fee under Ryde’s Scale (1996) is inclusive of general office expenses (for example stationery, postages, telephone calls and photocopying). Travelling and other out-of-pocket expenses reasonably and necessarily incurred by the surveyor in connection with the preparation and settlement of the claim will be payable in addition to the Scale fee. It would not be possible to indicate even in general terms whether or not any particular expense were reasonable and necessary as this could be determined only after consideration of all the circumstances of the case.

3.13 Claims under the Town and Country Planning Act 1990 and the Town and Country Planning (Scotland) Act 1972 (other than under Parts V and VII respectively of the Acts)

Scales 2.1, 2.2 and 2.3 (as appropriate) shall apply to compensation in respect of depreciation of the value of an interest in land. Scales 2.4, 2.5 and 2.6 shall apply where the total compensation include items analogous to disturbance.

3.14 Aggregation

(a) The Scales for Land Taken (table A and table C)

Where two or more properties and/or interests are acquired, it might be reasonable to aggregate the compensation for the purpose of calculating the appropriate Scale fee, in accordance with the following general principles:

(i) Where separate properties and/or interests in a scheme are separately owned, a separate fee will be payable in respect of each ownership;

(ii) Where separate properties and/or interests are in the same ownership and are the subject of one notice to treat, the general rule will be that only one fee, calculated on the aggregate compensation agreed with the one owner, will be payable.

(iii) If, in relation to any group of properties and/or interests in the same ownership within the same scheme, more than one notice to treat were served, the compensation should normally be aggregated for fee purposes provided that the notices were all served within such a period of time as would reasonably have enabled the surveyor to have undertaken the work involved at or about the same time.

(iv) If there were more than one scheme, separate fees would normally be payable, calculated on the aggregate of the compensation for properties and/or interests in the same ownership in the same scheme.

(b) The addition for leasehold Interests (table B)

Aggregation does not apply for the purpose of calculating this addition.

(c) The Scales for disturbance and/or severance and injurious affection (tables D, E and F)

Aggregation does not apply for the purpose of calculating these fees. Notwithstanding that aggregation may be applicable for the purpose of Scales 2.1 and 2.3, the fee in respect of the compensation for disturbance and/or severance and injurious affection in respect of each property should be assessed separately.

(d) It is recognised that there may be cases in which aggregation would not be appropriate. For instance, there may be properties of such diverse character of dissimilar use, within one scheme and in the same ownership, that it would be inequitable to invoke these aggregation provisions.

3.15 Effect of tax liability on amount of compensation

The general principle is that fees should be calculated on the amount of the compensation payable. Therefore in cases in which the amount of the compensation were adjusted either upwards or downwards because account had been taken of a liability to tax, the fee should be calculated on the adjusted amount of compensation payable.

3.16 Fees on fees

Fees should be calculated on the total amount of the compensation excluding fees incurred solely in connection with the preparation of the claim or settlement of the amount of compensation.

3.17 Value Added Tax

The surveyor’s fee should be calculated on the total compensation inclusive of VAT (but excluding fees and any VAT thereon in accordance with Note 3.16).

3.18 Payments other than compensation

(a) Home loss and well maintained payments

There are certain payments made to claimants (for example “home loss payments” under Part III of the Land Compensation Act 1973 and “well-maintained payments” under the Housing Acts) where there is no provision for the reimbursement of surveyor’s fees. In all such cases, where the payment were based on an arithmetical calculation and not a valuation, or by reference to the agreed or determined market value of an interest in land, no fee would be payable by the acquiring authority in respect of such payment.

(b) Reorganisation payments

Where the compensation otherwise payable falls to be reduced by the amount of a reorganisation payment under section 48(5) of the Land Compensation Act 1973 or section 44(4) of the Land Compensation (Scotland) Act 1973, Scales 2.3 and 2.5 shall be applied as appropriate to the amount of compensation assessed before the deduction is made for the reorganisation payment.

(c) Farm loss payments

Section 36(5) of the Land Compensation Act 1973 authorises the payment of reasonable legal and valuation expenses incurred for the purposes of preparing and prosecuting the claim. Whist there is no agreed scale of surveyors’ fees prescribed, Scale 2.5 should be applied. The principles of aggregation (see Note 3.14) should be disregarded.

3.19 Schedules of condition

The preparation of a Schedule of Condition does not automatically attract an addition to the Scale fee reimbursed by the acquiring authority, since the condition of the property is a material factor in the assessment of compensation. If it were considered that the preparation of a formal Schedule of Condition were necessary to the settlement of a claim (for example if the property were likely to be demolished before the compensation could be agreed), the surveyor should seek ratification from the acquiring authority that an additional fee would be paid.

If the acquiring authority itself prepare a Schedule of Condition and require the claimant to agree it, an appropriate quantum meruit fee should be paid to the claimant’s surveyor to reflect the additional work involved.

3.20 Valuation of special assets

If it were necessary for the preparation or the settlement of a claim to value assets of a type not normally valued by a surveyor in general practice (for example plant and machinery, or trade fittings of a special nature), a fee for a specialist surveyor may be payable in addition to the Scale fee. In such cases the compensation should be disaggregated and the fee for the general practice and specialist surveyors assessed individually according to the amount of compensation attributable to the property or assets valued by each.

3.21 Interest on surveyors’ fees

Where an interest in land is acquired surveyors’ fees form part of the compensation payable to the claimant and shall be included in the amount on which interest is calculated.

3.22 Inclusion of surveyors’ fees in advance payments

In cases where an interest in land is acquired surveyors’ fees form part of the compensation payable to the claimant and shall be taken into account in the calculation of advance payments of compensation.

3.23 Abatement of fees for salaried employees

For many years it has been the practice to reimburse only a proportion (currently 65%) of the fees under Ryde’s Scales in respect of the services of surveyors who occupy a position as a salaried employee of the claimant. This is analogous to be reimbursement of expenses to claimants who represent themselves in compensation cases, and the reduced fee is intended to represent the cost to the company of the employee’s time with no profit element, and the other economies of such an arrangement.

However, where an internal market exists within the claimant’s organisation and the estates’ department is run on the basis of full cost recovery, and the basis of charge to the internal customer can be demonstrated to equal or exceed the full fee under Ryde’s Scale (1996), the abatement of surveyors’ fees would not be considered appropriate.

3.24 Agricultural dwellinghouses

Agricultural dwellinghouses situated within the curtilage of or forming part of an agricultural holding for compensation purposes should have the fee assessed by reference to the Agricultural Scales 2.3 and 2.5 (tables C and E).

Fees relating to compensation for agricultural dwellinghouses or agricultural labourers’ tied cottages valued in isolation from agricultural land and occupied wholly as private dwellings should be assessed in relation to Scale 2.1 (table A) and Scale 2.6 (table F).

3.25 Compensation for equivalent reinstatement

Surveyors’ fees in relation to compensation payable assessed under Rule 5 of Section 5 of the Land Compensation Act 1961 or Section 12(5) of the Land Compensation (Scotland) Act 1963 should be assessed on a quantum meruit basis.

3.26 Wildlife and Countryside Act 1981

Surveyors’ fees for work carried out under the above Act shall be assessed on a quantum meruit basis.

3.27 Ground investigations in connection with highway schemes

Surveyors’ fees in relation to compensation payable under section 292 of the Highways Act 1980 shall be assessed by reference to Scale 2.5 (table E).

Table A: The scale for non-agricultural property

Ryde’s Scale (1996)

£0 - £249   £150 £20,000 1% £400
£250 - £499   £175 £25,000 1% £450
£500 - £749   £200 £30,000 1% £500
£750 - £999   £225 £35,000 1% £550
£1,000 - £1,999   £250 £40,000 1% £600
£2,000 - £2,999   £260 £45,000 1% £650
£3,000 - £3,999   £265 £50,000 1% £700
£4,000 - £4,999   £270 £60,000 0.75% £775
£5,000 - £5,999   £275 £70,000 0.75% £850
£6,000 - £6,999   £280 £75,000 0.75% £888
£7,000 - £7,999   £285 £80,000 0.75% £925
£8,000 - £8,999   £290 £90,000 0.75% £1,000
£9,000 - £9,999   £295 £100,000 0.75% £1,075
£10,000   £300 £125,000 0.75% £1,263
£11,000 1% £310 £150,000 0.75% £1,450
£12,000 1% £320 £200,000 0.75% £1,825
£13,000 1% £330 £250,000 0.75% £2,200
£14,000 1% £340 £300,000 0.75% £2,575
£15,000 1% £350 £500,000 0.5% £3,575
£16,000 1% £360 £1,000,000 0.5% £6,075
£17,000 1% £370 £2,000,000 0.5% £11,075
£18,000 1% £380 £3,000,000 0.5% £16,075
£19,000 1% £390 £4,000,000 0.5% £21,075
      £5,000,000 0.5% £26,075

Table B: The addition for leasehold interests

Ryde’s Scale (1996)

Annual Rent   Addition
     
£0 - £500   £50
£600 10% £60
£700 10% £70
£800 10% £80
£900 10% £90
£1,000 10% £100
£2,000 2.5% £125
£3,000 2.5% £150
£4,000 2.5% £175
£5,000 2.5% £200
£7,500 1% £225
£10,000 1% £250
£15,000 0.5% £275
£20,000 0.5% £300
£25,000 0.5% £325
£50,000 0.5% £450
£100,000 0.25% £575

Table C: The Agricultural Scale

Ryde’s Scale (1996)

£0 - 99   £150 £15,000 2.5% £850
£100 - £149   £175 £16,000 2.5% £875
£150 - £199   £200 £17,000 2.5% £900
£200 - £249   £225 £18,000 2.5% £925
£250 - £299   £250 £19,000 2.5% £950
£300 - £349   £275 £20,000 2.5% £975
£350 - £399   £300 £21,000 2.5% £1,000
£400 - £449   £325 £22,000 2.5% £1,025
£450 - £499   £350 £23,000 2.5% £1,050
£500 - £599   £375 £24,000 2.5% £1,075
£600 - £699   £400 £25,000 2.5% £1,100
£700 - £799   £425 £30,000 2.5% £1,225
£800 - £899   £450 £35,000 2.5% £1,350
£900 - £999   £475 £40,000 2.5% £1,475
£1,000 - £1,499   £500 £45,000 2.5% £1,600
£1,500 - £1,999   £513 £50,000 2.5% £1,725
£2,000 - £2,499   £525 £60,000 1.875% £1,913
£2,500 - £2,999   £538 £70,000 1.875% £2,100
£3,000 - £3,499   £550 £75,000 1.875% £2,194
£3,500 - £3,999   £563 £80,000 1.875% £2,288
£4,000 - £4,499   £575 £90,000 1.875% £2,475
£4,500 - £4,999   £588 £100,000 1.875% £2,663
£5,000   £600 £125,000 1.875% £3,131
£6,000 2.5% £625 £150,000 1.875% £3,600
£7,000 2.5% £650 £200,000 1.875% £4,538
£8,000 2.5% £675 £250,000 1.875% £5,475
£9,000 2.5% £700 £300,000 1.875% £6,413
£10,000 2.5% £725 £500,000 1.25% £8,913
£11,000 2.5% £750 £1,000,000 1.25% £15,163
£12,000 2.5% £775 £2,000,000 1.25% £27,663
£13,000 2.5% £800 £3,000,000 1.25% £40,163
£14,000 2.5% £825 £4,000,000 1.25% £52,663
           
      £5,000,000 1.25% £65,163

Table D The Scale for disturbance and severance and injurious affection (excluding agricultural property and private dwellings)

Ryde’s Scale (1996)

£0 - £249   £225 £20,000 2% £600
£250 - £499   £250 £25,000 2% £700
£500 - £749   £275 £30,000 2% £800
£750 - £999   £300 £35,000 2% £900
£1,000 - £1,999   £310 £40,000 2% £1,000
£2,000 - £2,999   £320 £45,000 2% £1,100
£3,000 - £3,999   £330 £50,000 2% £1,200
£4,000 - £4,999   £340 £60,000 1.5% £1,350
£5,000 - £5,999   £350 £70,000 1.5% £1,500
£6,000 - £6,999   £360 £75,000 1.5% £1,575
£7,000 - £7,999   £370 £80,000 1.5% £1,650
£8,000 - £8,999   £380 £90,000 1.5% £1,800
£9,000 - £9,999   £390 £100,000 1.5% £1,950
£10,000   £400 £125,000 1.5% £2,325
£11,000 2% £420 £150,000 1.5% £2,700
£12,000 2% £440 £200,000 1.5% £3,450
£13,000 2% £460 £250,000 1.5% £4,200
£14,000 2% £480 £300,000 1.5% £4,950
£15,000 2% £500 £500,000 1% £6,950
£16,000 2% £520 £1,000,000 1% £11,950
£17,000 2% £540 £2,000,000 1% £21,950
£18,000 2% £560 £3,000,000 1% £31,950
£19,000 2% £580 £4,000,000 1% £41,950
      £5,000,000 1% £51,950

Table E The Scale for disturbance and severance and injurious affection (agricultural property)

Ryde’s Scale (1996)

£0 - 99   £225 £15,000 3.5% £1,100              
£100 - £149   £250 £16,000 3.5% £1,135              
£150 - £199   £275 £17,000 3.5% £1,170              
£200 - £249   £300 £18,000 3.5% £1,205              
£250 - £299   £330 £19,000 3.5% £1,240              
£300 - £349   £360 £20,000 3.5% £1,275              
£350 - £399   £390 £21,000 3.5% £1,310              
£400 - £449   £420 £22,000 3.5% £1,345              
£450 - £499   £450 £23,000 3.5% £1,380              
£500 - £599   £480 £24,000 3.5% £1,415              
£600 - £699   £510 £25,000 3.5% £1,450              
£700 - £799   £540 £30,000 3.5% £1,625              
£800 - £899   £570 £35,000 3.5% £1,800   £5,000   £750 £125,000 2.75% £4,388
£6,000 3.5% £785 £150,000 2.75% £5,075              
£7,000 3.5% £820 £200,000 2.75% £6,450              
£8,000 3.5% £855 £250,000 2.75% £7,825              
£9,000 3.5% £890 £300,000 2.75% £9,200              
£900 - £999   £600 £40,000 3.5% £1,975              
£1,000 - £1,499   £625 £45,000 3.5% £2,150              
£1,500 - £1,999   £650 £50,000 3.5% £2,325              
£2,000 - £2,499   £675 £60,000 2.75% £2,600              
£2,500 - £2,999   £700 £70,000 2.75% £2,875              
£3,000 - £3,499   £710 £75,000 2.75% £3,013              
£3,500 - £3,999   £720 £80,000 2.75% £3,150              
£4,000 - £4,499   £730 £90,000 2.75% £3,425              
£4,500 - £4,999   £740 £100,000 2.75% £3,700              
£10,000 3.5% £925 £500,000 2% £13,200
£11,000 3.5% £960 £1,000,000 2% £23,200
£12,000 3.5% £995 £2,000,000 2% £43,200
£13,000 3.5% £1,030 £3,000,000 2% £63,200
£14,000 3.5% £1,065 £4,000,000 2% £83,200
      £5,000,000 2% £103,200

Table F : The scale for disturbance and severance and injurious affection (property occupied solely as a private dwelling)

Ryde’s Scale (1996)

£0 - £249   £175 £20,000 1.5% £500
£250 - £499   £200 £25,000 1.5% £575
£500 - £749   £225 £30,000 1.5% £650
£750 - £999   £250 £35,000 1.5% £725
£1,000 - £1,999   £275 £40,000 1.5% £800
£2,000 - £2,999   £300 £45,000 1.5% £875
£3,000 - £3,999   £310 £50,000 1.5% £950
£4,000 - £4,999   £320 £60,000 1% £1,050
£5,000 - £5,999   £325 £70,000 1% £1,150
£6,000 - £6,999   £330 £75,000 1% £1,200
£7,000 - £7,999   £335 £80,000 1% £1,250
£8,000 - £8,999   £340 £90,000 1% £1,350
£9,000 - £9,999   £345 £100,000 1% £1,450
£10,000   £350 £125,000 1% £1,700
£11,000 1.5% £365 £150,000 1% £1,950
£12,000 1.5% £380 £200,000 1% £2,450
£13,000 1.5% £395 £250,000 1% £2,950
£14,000 1.5% £410 £300,000 1% £3,450
£15,000 1.5% £425 £500,000 0.75% £4,950
£16,000 1.5% £440 £1,000,000 0.75% £8,700
£17,000 1.5% £455 £2,000,000 0.75% £16,200
£18,000 1.5% £470 £3,000,000 0.75% £23,700
£19,000 1.5% £485 £4,000,000 0.75% £31,200
      £5,000,000 0.75% £38,700