What Happens After a Compulsory Purchase Order Is Confirmed?

If your property sits within a Compulsory Purchase Order (CPO), receiving confirmation from the acquiring authority can feel unsettling, even when you’ve known it was coming. Many owners assume that once a CPO is confirmed, possession follows immediately and the process is out of their hands. In reality, confirmation marks the start of a structured, staged process where clear advice and good record-keeping can make a significant difference to your outcome.

As a Chartered Surveyor and RICS Registered Valuer, I’ve worked with numerous homeowners, landlords and business occupiers through this stage. Here’s what really happens once a CPO has been confirmed — and what you can do to protect your position.

1. Confirmation doesn’t mean instant possession

A confirmed CPO gives the acquiring authority the power to take your property, not immediate ownership. Before possession, the authority must serve a Notice to Treat (to open negotiations on compensation) and/or a Notice of Entry (to take possession). This stage can take months, sometimes longer, particularly for large regeneration or infrastructure projects.

During this period, you remain the legal owner or occupier, entitled to quiet enjoyment, and you can continue to live in or operate from the property until the formal possession date.

2. You can and should start negotiating compensation early

Once the order is confirmed, both sides usually become more pragmatic. The authority knows acquisition is inevitable; you know the outcome is fixed. That’s the time to start building your compensation claim — covering market value, disturbance losses, relocation costs, and professional fees.

Early negotiation often leads to faster, smoother settlement and can secure an advance payment before you vacate.

3. Keep a clear record of everything

Every piece of paper helps support your claim. Keep:

• Valuation reports and correspondence with your surveyor or solicitor

• Receipts and invoices for removal costs, temporary rent, and professional fees

• Evidence of disruption to your business or household
  These documents form the foundation of a robust disturbance and compensation claim.

4. Valuation is based on the ‘no-scheme world’

Even after confirmation, your property must be valued as if the scheme causing the CPO did not exist. This is the ‘no-scheme world’ principle under the Land Compensation Act 1961. It protects you from any loss in value caused by the scheme itself — for example, market uncertainty or local blight.

This often means your valuer will rely on comparable evidence from outside the affected area, where sales remain unaffected by the scheme.

5. You’re still entitled to professional representation

You don’t need to go through the process alone. The cost of appointing a RICS surveyor and solicitor is recoverable as part of your claim — provided fees are reasonable. Your surveyor will prepare the valuation, negotiate with the acquiring authority, and manage the evidence behind your claim.

Getting independent advice early ensures that every element of compensation from property value to disturbance losses, is properly assessed and evidenced.

6. It’s a process, not an event

The period between CPO confirmation and possession can be lengthy and uncertain, but it’s also when you have the greatest opportunity to shape the outcome. Good communication, clear evidence, and timely professional input all help you reach a fair settlement and avoid under-compensation.

If you’ve received confirmation that your property will be compulsorily purchased or if you’ve been served a Notice to Treat, I can provide independent, RICS-compliant advice on valuation, negotiation and compensation strategy.

Contact Olden Property to arrange a fixed-fee initial consultation