It's easy to romanticise country life; property buyers moving from fast-paced, traffic-laden cities may have an image of rural peace and quiet, idyllic walks, quiet country lanes, and the sweet smell of unpolluted fresh air.

James Greenwood of Stacks Property Search says, “Country living can offer all these joys, but buyers would do well to leave their rose-tinted specs at home and pause for a reality check before finding themselves seduced by a charming home in the middle of nowhere – without first checking for rural red flags.

“Farming is of course the main country industry – and it's a big industry, with big vehicles, big smells and the potential for big disruption.

“Lanes can be small and tractors huge. If you're stuck behind one in a car, you may have little chance of passing, so anticipated travel times can be way out of kilter. Late summer is always particularly busy during harvest time, day and night.”

Anto Clay of Stacks Property Search says, “Most farming comes with associated smells; some better than others. The worst tend to come from poultry farms; just because you can't smell it when you view a property, don't assume all is well. Be very wary about buying near a chicken or turkey farm; search for local poultry farms and check distances, prevailing winds and topography. Higher welfare farms will be less odorous than those that farm intensively.

“Living near a bio-digester can also score high on the pungent scale, while the associated traffic, as colossal lorries from miles away bring in a range of organic materials, including food waste, animal manure, crop waste, sewage sludge and energy crops, can be challenging for locals. More lorries then come and collect the product.”

Louise Ridings of Stacks Property Search says, “Village parking can be the cause of much muttering and frustration.

“While buyers from the city are used to parking difficulties, lack of a spot near your country home can be much more frustrating. The absence of all but minimal public transport means that cars are used much more regularly, and the politics of parking in a village are very different than in London. Living in a popular village or town without your own dedicated off-street parking can be frustrating; and while a resident has no right to the on-street space directly outside their house, some believe they do! And don't forget E-charging; in London car owners can plug into a lamp post; not so (yet!) in a rural village.”

Anto Clay of Stacks Property Search says, “Access to the countryside that surrounds you is not a given. Rights of way and permissive paths are essential. As well as the traditional OS Explorer maps, there are fantastic on-line options that will quickly reveal just how much exploring is available to you. And it's important to do some research as to what activities you may encounter locally such as shooting and trail hunting. Ask locals as neither of these activities are likely to come up through the usual search methods.

“On the subject of shooting, check the local area for clay pigeon  shoots and schools which are considerably more disruptive than seasonal pheasant or partridge shoots. They can be active seven days a week throughout the year, and if you can hear one from your home, it will be intrusive. Clay pigeon shoots are advertised and can be found easily on Google Maps or an internet search.

“Access by car is of course crucial. While buyers may have left the grid-locked roads of the city behind them, country lanes can be shocking. Holiday periods in some counties, Devon being one of the most obvious with its skinny lanes and high hedges, can see vast quantities of traffic unsuited to the size of road. Locals tend to get expert at reversing and squeezing into hedges, but those less accustomed to single track roads with occasional passing places can bring the flow to a standstill. Many locals will get out and direct traffic (and sometimes offer to reverse people's cars) to unblock a total impasse. What looks like a five minute drive to a main road can turn into a half or more hour nerve-wracking ordeal in prime holiday season.”

Louise Ridings says “Check the friendly factor before assuming that neighbours and locals are all going to become your new best friends. If you're looking for a community, you may want to avoid dormitory villages where everybody leaves early for the local or not-so-local city, and returns late. If there's a school and a shop and a pub or two there's a greater chance of a more diverse population. Heading to the pub, or the café, or for a local walk will quickly reveal how receptive the locals are to a friendly chat and what the social vibe is.”

Other aspects to consider:

• Maintenance and heating costs – both of which are generally higher than in the towns and cities. Gas isn't always available; oil, LPG or solid fuel heating can be expensive and less convenient;
• Private water supplies and septic tanks – both will need to be thoroughly investigated and considered.
• Broadband / mobile coverage – some areas still suffer from poor internet and patchy phone signals;
• Uber may be a staple of city life, but few rural locations offer the convenience of cars or food on demand.

Finally, on the subject of gardens….

James Greenwood says, “Many buyers leaving towns and cities who have had restricted outside space relish the idea of a proper garden. A rural garden can look so much more exciting than an urban one that buyers can be inclined to settle for something that is far from adequate. Remember, access from the house, aspect, size, and most importantly whether it's overlooked. People live virtually on top of each other in the city; but while it's OK to be overlooked in Battersea, the wrong person overlooking your garden in the country can make life miserable.”

Stacks Property Search, 01594 842880 / www.stacks.co.uk

For press information, contact amanda@wildmaccaw.co.uk / 07977 238175