Selling Farmland Requires a Multi-Dimensional Plan

Welcome And Why Planning Matters

Devon Davidson 0:00

The Farmland Exchange, the official podcast of chbid.com. Expert insights on buying and selling farmland in Western Canada. Welcome back to the Farmland Exchange, the official podcast of clbid.com, where we provide expert insights into the process of buying and selling farmland here in Western Canada. I'm Devon Davidson, your host and digital media strategist for CLHbid.com. If you haven't already, please take a minute to like, rate, and review the podcast on your preferred platform. It really helps us out and we would greatly appreciate it. On today's

Farmland Sales Are Not One-Dimensional

Devon Davidson 0:35

episode, we're going to be talking about how CLHbid is not one-dimensional and how they approach the complicated task of selling farmland in Western Canada. And here for that conversation, CEO of CLHbid.com, Roy Carter. How are you doing, Roy? Good. Thanks, Devon. Sorry, Ali asks how he's doing.

Speaker 0:51

No worries.

Devon Davidson 0:52

And also joining us is Alle Carter, uh legal and member of the executive team. Ali, how are you?

Alle Carter 0:57

I'm doing well, Devon. Thank you.

Devon Davidson 0:59

Good. Good to see you. All right. So to kick off this conversation, Roy, when we say that CLH is not one-dimensional, what does that mean to a landowner who's selling?

Roy Carter 1:09

I guess what it means, uh, Devon, is uh we're not just there to have an event like you would sell a house in town. Right. Where there's sort of no other issues, you know, there's no tax, it's primary residence, etc. It's just an event. Uh, you know, selling farmland or selling a farm is much more complex, many different levels, much more akin to selling a complex business. Right. You know, our law firm, I did that for a few decades, basically focused on merger and acquisition and corporate work. And uh definitely there's a lot of big companies that the transaction wouldn't be any more complex than than when it comes to selling a farm. Whether that be uh tax, contracts, etc., um, it's just a it's a totally different animal than selling a house in town.

Devon Davidson 2:03

You had an analogy, Roy, um, talking about custom combining. And so I don't know if you want to talk about that at all, but I thought it was good enough.

Roy Carter 2:08

Yeah, I mean, uh, farmers would understand that if you hired a custom combiner and he he said, I, you know, I'm not gonna adjust my rotor speed or the wind or the concave setting. I just have one setting uh for all and it's just here to get the crop off.

Alle Carter 2:24

Yeah.

Roy Carter 2:25

Uh don't care about maximizing value or split peas with a shot concave or whatever.

Alle Carter 2:31

Yeah.

Roy Carter 2:31

Uh you're not gonna let them into your field.

Alle Carter 2:33

Right.

Roy Carter 2:34

Uh you know, it's every field is different, every farm's different. You got to adjust that combine for every situation. And that means not showing up with a set combine. That means, first of all, meeting and figuring out what they want, you know, what the crop is, uh, maybe what the moisture content of the peas are. Uh, you need to be adapt to the situation, right? Um, it, you know, similar to you know might be, you know, they always say an architect, don't go to an architect and take them pictures of what you want, go there and talk. Right. They're an artist. And uh, you know, if the architect came to you and said, Well, I'm not gonna talk to you, I'm just gonna give you what I like, um, you're not gonna hire them. And uh, so yeah, we're there to listen and we're there to adapt and actually build a program for each farm. But that means, you know, listening to what and sometimes quite often they do they don't know what they need. Right. Um, they're really good at farming and they're really good at you know, their their cattle and uh marketing and all that, but they really haven't had any practice selling. In most cases, they've it's a one-time event where that's where the space we live in. You know, there's lots we don't know, but we can ask them the questions

Tailoring The Sale To The Farm

Roy Carter 3:55

that often they've never even thought about.

Devon Davidson 3:57

So, in the same way that that custom combine operator is gonna adjust for fan speed and ground speed and crop conditions and all the rest of it, what are some of the conditions or some of the adjustments that CLH makes when they're looking at a sale? Just to get some of the specifics.

Alle Carter 4:11

Yeah, it it really comes down to, as Roy said, just letting them talk and it it kind of you know works itself out a bit. Things come to mind and you know, we we see how how big is the farm? Um, how are we gonna parcel it? Uh, who who are the neighbors? Um, what kind of tax situation are you in? You know, did your husband pass away last year and now you're looking to sell? And let's talk about the terminal return and you know, if if the cost base was bumped on that. Um, you know, who's on title? Have kids been added on title? What's that chain look like? Uh we really, you know, absolutely dig into everything. And I I don't think it can be emphasized enough that they just don't know what they don't know.

Speaker 2 4:53

Yeah.

Alle Carter 4:54

And and that's our job. You know, that's not their job to come to us and say, this is, you know, how it's gonna go. And like Roy said, they've never done it before. And so we really tailor each sale to their situation. Um, you know, it's not an event, it's not just we have a great platform, you bring us a farm, and on sale day it'll go where it'll go. Yeah, you know, it's our job beforehand to dig down and to, you know, tease everything out and see how we can maximize value for these, you know, farmers. We often say it's one thing to sell a farm, it's another to maximize value. And that's really where where we shine.

Devon Davidson 5:30

We're we're like that custom common operator. We're trying to maximize yields. Yeah.

Roy Carter 5:35

Yeah. I mean, if if the farmers broke down, you know, he he's got you can either call them, you know, maybe Canadian Tire if they'll send out a mechanical or send out a technician from John Deere, um, you know, basically uh with uh the shop truck, right? The key is have the right tools. And you know, there's lots of great realtors, uh, but an issue with uh because it's land, somehow people think selling houses in town is the same as a farm. Couldn't be any different. Yeah, could not be any different. So, you know, you have these tools and that work for a house in town, and you probably don't need very many, uh, but it's a different store for uh story for farmland. And you know, I sometimes use the analogy of an ophthalmologist. Right. Uh there's an uh optician that puts your frames on, optometrist that you know does eye exams and tells you what uh you know lenses you need. And there's an then there's an ophthalmologist that's an actual doctor that can deal with every part of the eye.

Speaker 2 6:42

Yeah.

Roy Carter 6:42

And uh so he actually, you know, if you if you have a serious eye problem, and the biggest one in your life, say, of an eye issue, uh, similar to selling a farm, the big event, you're probably better off sitting in an ophthalmologist's office that understands everything. And it might turn out to be rather minor, but if it's not, at least he'll understand it.

Speaker 2 7:04

Yeah.

Roy Carter 7:04

And uh it it's a bit similar, you know, optometrists are not allowed. It varies from province to province.

Speaker 2 7:10

Sure.

Roy Carter 7:10

But they're not out, uh they're not even allowed in some provinces to deal with issues within the eye. Um, so you know, from that point of view, realtors are not allowed to give legal advice.

Speaker 2 7:22

Right.

Roy Carter 7:22

And even if they knew it, they're not allowed to talk about it because they're offside the Legal Professions Act in every province. Okay. So uh here you have, so that means they're one-dimensional. That means they're here to sell, and that's it. Yeah. Uh they can't talk about tax, uh, they can't deal with, you know, redrafting contracts, assignment of contracts, yeah, uh, all those legal issues that are there. You know, it's not uncommon to have a corporate farm and uh, you know, look at a share deal in order to take advantage of capital gains exemption. I know we'll deal with tax on another podcast, but uh those are the issues there that it's multi-multi-dimensional uh as opposed to a single um single selling event. Totally.

Alle Carter 8:10

Even, you know, is uh oftentimes the land is under lease when it when they go to sell, you know. Right. Typically when you you know go to sell your farm, you've maybe sold off the equipment when you yourself stopped farming and then you've leased the land out for for quite a few years. And so it's a lot of it's you know, they bring a lease agreement to us and it's interpreting that lease. And or maybe both parents have passed away and they all say, you know, does this the the kids will often say, does this bind us? You know, how do we navigate this lease? When can we sell things like that? There's there's a lot more um to it than than individuals often think.

Devon Davidson 8:44

So there must have been situations you guys have run into where sticking with your analogy, Roy, they they tried to use an optician or an optometrist to solve a complex problem, and then obviously later realize they need an ophthalmologist. Um, so I guess in that scenario, have you had someone come and say, Oh, I tried to sell with a realtor, we listed it for a long time, didn't work, um, and then came to CLHbid? And how did that play out?

Roy Carter 9:04

Yeah, probably the worst is you know, we see some cases where they have sold half of the farm or something and and didn't um think about the landmines and you know, added kids and didn't meet the hold period and ended up paying a bunch more tax than that. Um, you know, uh again, and maybe I'll give you an example here

A Widow’s Story And Life Transition

Roy Carter 9:25

that was recent, and this was a couple weeks ago. Um, I ended up with a WestJet a couple days with my wife in Calgary, trying to get home uh with flight cancellations. So this lady had been referred or widowed, recent widow, and she'd been referred by an accounting firm in Western Canada to us that heard we specialize in a law firm specializing in farms. So, as lawyers, we're not allowed to let anybody listen to a phone call without disclosing and having the other party agree.

Speaker 2 9:55

Okay.

Roy Carter 9:55

Now, my problem was I was in a hotel room in Calgary, and after two days, things were getting a bit close with my wife and I. And uh, but I called this lady and uh she was like seriously weeping, right? And I was trying to type, and uh, you know, she was seriously crying, and she said, I feel like running. Uh, I just lost my husband three weeks ago. And uh so anyway, I I got off the phone and yeah, it shook me up too. And uh, you know, my wife said, Alana said, you know, you need to go see that lady, right? And I was like, Yeah, I know I do. I'll go there Saturday with one of the team members. And so this is just kind of maybe an event that explains it, uh the not one-dimensional, right? So we go there, beautiful lady, and I asked her if she could have any of her kids there. She had a couple, her one son was there. And uh her first apology or first uh greeting was, I'm so sorry I cried on the phone all the time the other day. And then the second one is like, if the house smells like smoke, I couldn't sleep, and I got up to try and bake, and I'm a good baker, but since my husband died, I forgot the so I burnt everything.

Speaker 2 11:04

Oh, jeez.

Roy Carter 11:04

And then it was like it went from there about I'd like to move to town, but I don't have money. It's in the farm. How do you is there any way you can get me to town while I'm still here and use some money somehow? And it was like totally, we can close some of your raw land quarters first. You stay here, we'll sell it the same day, but then we'll close your home place after you bought in town. And it's bridge financing and assignment sale proceeds that law firms do.

Speaker 2 11:35

Yep.

Roy Carter 11:36

So it was nonstop law. Yeah, and we were we were talking at the kitchen table, and then it was like everything down to you know, two wells or orphan well uh fund wells. She didn't know what it was called because her husband had looked after everything for 53 years. But she said, you know, I I heard him saying that they're not paying. And uh she he looked over at the couch and she said, you know, three weeks ago we sat there and we held hands at night until late talking about our trip together. And uh he died the next day, she said. And uh it's like it's crazy stuff, right? This is not a this is not selling a one-deal event, this is transitioning people in life, yeah, the big transition.

Speaker 2 12:21

Yeah.

Roy Carter 12:21

Uh and you know, can you get me to town? Can we do this? And it was like, totally, right? Yeah, and then she's wondering what she's gonna be left with tax-wise. Does she have to wait for probate? Totally questions that a realtor is not gonna be able to answer. That's right. They're not being condescending, but um, you know, from that point of view, it's like totally, we'll deal with your estate lawyer. We don't take over your people. Yeah, have you got an estate lawyer? And it's like, yeah, well, the accountant referred me to one, and it was like, good, we'll work with them, right? Yeah. So anyway, I don't mean to belabor that, but kind of gives you an example of um it's so far from one-dimensional, but walking into that house, you have no idea how many layers are there. Yeah. Um, but uh there's a lot of

Bringing Advisors Together To Reduce Stress

Roy Carter 13:06

layers, right?

Devon Davidson 13:06

We've heard a few different stories, you know, similar to that, Roy. And it's just, I think it drives on the point, Alle, that um this is a turnkey solution, right? This is something that just removes the stress for the seller.

Alle Carter 13:16

Yeah, yeah. Yeah, you said a lot there, Roy. And oftentimes we do get, you know, people that come and yeah, they've got some advice from someone or they think it's maybe easier. Let me just sell off, you know, one quarter at a time and things like that. And it's you feel bad for them at because I wish we could have talked, you know, two years ago and and told you how you're gonna maximize value for your farm if if we can parcel it individually, but then you know, get a premium for your assemblage with our on-block round. And oftentimes they just don't know. And something else we do is we bring all of their professionals in on the conversation. We we don't take over from their accountant, their existing lawyer, but it's like, hey, let's work together as a team to really help our client in the best way that we can. Because oftentimes it's it's not even their advisor's fault where they go to their accountant and say, let's do this. And they maybe don't have a fulsome picture. So let's all communicate, let's all say, you know, this is her intention, these are our ideas. How can we maximize value for for our client? And and we take all of that, you know, work and and stress on.

Devon Davidson 14:20

Well, I think that's an important distinction because it it gets missed. I think that comes up a lot where they think that we're taking over for their advisors, and that's just not the case, right?

Roy Carter 14:27

No, totally. That'd be a mistake. We like relationships. And in like in this case I just talked about, that was a referral from accountants, but we definitely get a referrals from lawyers saying, you know, we don't we don't know that space, but we'll uh we'll work with you. Often we need, you know, those lawyers to provide us with information on transfers, how they what you know did they elect? Was it uh intergenerational rollover or was somebody added for as a trustee? Are they beneficial legal owners? You know, and um just alluding to what Ellie talked about, you know, when we pull into those farmyards, uh our service truck is full. Like we got the tools, yeah. And some of those tools we made, you know, people don't even know they exist, right? Yeah, uh, so that's what you want. And maybe you only pull at, you know, you go to the back of the service truck and that one piece in there once in a while, but it can be a game

Value Tools Like Vendor Takeback

Roy Carter 15:22

changer. Yeah, you know, there's things like vendor takeback. You get talking to them, and it's like they're gonna have a whack of cash here, right? And they're we they're asking you what about to do with it, and it's like that's not our space, but you know, one sure thing, if you like your land, we you can do a vendor take back. We call them VTB on part of it, maybe get four and a half or five percent interest, have your own land as security, yeah, get you to the curb with Carney. Uh, you know, you avoid any changes there, yeah. And uh instead of having it in the stock market, you got your money back in your own land. And it's like, oh, really? Right? And um, you know, and and we offer it then as an option to a buyer. Right. You can either take the VTB or pay cash. You know, often the buyer maybe has dry powder and pays cash or can get it cheaper, yeah, but allows younger farmers to bid that want the VTB. That's just an example of uh, you know, you build that unique tool and it could be a game changer to not only their proceeds but their future. Yeah, uh, totally.

Devon Davidson 16:27

I was gonna say it that must be a tool that does help to maximize value too, because now you're offering that to buyers who otherwise might not potentially be able to afford it, right?

Alle Carter 16:35

Yeah, totally. I often at trade shows have you know guys coming up and they say, well, how do how do young farmers uh afford it? And it's like our toolbox is endless. If if you you know are a young guy and you say, Is your client willing to offer a VTB on this sale? We'll absolutely take it to them if we haven't, you know, already discussed it with them. And so we want it everybody to the table. We want everybody able to participate on on sale day because that's only going to maximize value for our client.

unknown 17:05

Yeah.

Devon Davidson 17:06

Uh Roy, I think we want to say this a little bit, is selling a farm more akin to selling a business? And what are some of the parallels between the two?

Roy Carter 17:14

Oh, yeah. I think we sort of alluded there a bit, but definitely it's it's you know, it can be a share deal. Um, sometimes the the corporation doesn't own the land, it it does the farming, but it definitely is more uh akin to a business than a house is more akin to just selling your car. Yeah. You know, no tax, one-time event. And normally there's no relationship between the vendor and purchaser. They don't know each other. Right. Very, very seldom.

Speaker 2 17:43

Yeah.

Roy Carter 17:43

Way different in uh on a farm. Quite often the farm, they for sure know some of the bidders. They may not necessarily know the end buyer, usually they do. So that there's that's key there. A law firm offers solicitor client privilege where we only act for them. All the planning's done in confidentiality. It doesn't get out in advance, it doesn't get to the neighbors. Uh, you know, they where there's collusion or maybe pressure from the neighbors in advance. That you, you know, my grandmother lent your grandfather a bull back in 26. I want to write, you know, a rofer or something. So definitely it's way more akin. And again, tax-wise. Oh, it's I would say more complex tax-wise than uh, you know, selling a um a Canadian-controlled active business where you you sell shares, you got your exemption. The rules with qualified farm property and uh bumped denial rules and tax rules for selling farmland, I'd say are more complex than uh corporations, yes.

Devon Davidson 18:50

Fair enough. Uh let's move on to the evolution of

Packaging Land For Small And Big Buyers

Devon Davidson 18:52

modern farms. So just has the importance of designing a specific sales plan um become more important over time, Alle, just given the size and uh complications we just talked about.

Alle Carter 19:01

Yeah, I think uh totally, you know, farms are getting getting bigger, but at the same time, you also want to engage the the smaller farmers. And that's something that we, you know, as we alluded to earlier, really take into consideration is that everyone has an opportunity. You know, I think maybe a misconception is that we're just tailoring to the the bigger buyers, the the bigger farmers, and that's not at all uh the case. You know, we want to bring everyone to to the table. And maybe a personal example is, you know, I'm a young farmer on uh our family farm here. And when people tell me, you know, you you don't help the the smaller farmers, I just cringe because uh, you know, recently in our community, land came up and you're just not really thought of uh as sometimes a young farmer. It's like the the bigger guides get a chance, or maybe they're the ones that show up first at the table. And and that's all well and good if you are the one that showed up first at the table. And sometimes, you know, we're less confrontational by nature and just kind of you know, want a chance at it, but don't want to be that person knocking. And yeah, I would love if land came up on our site because we, you know, at least have an opportunity to buy it. And with our packaging, you know, maybe I just get one quarter, you know, not the 2,000 acres, but at least you walk away with something rather than nothing.

Speaker 2 20:22

Yeah.

Alle Carter 20:23

Um, and so the way we package land, I think really makes a huge difference. You know, each parcel is packaged in a way that makes sense, whether it's, you know, this needs to be go together, it's a half. We look at access, things like that. Um, and then with our on-block round, which we've talked about in previous podcasts, you know, if you are a large farmer and maybe even looking to set up a daughter or something, you know, a little bit further away, you want that certainty of a larger assemblage. You don't want to be stuck with just one quarter. And so all of those uh really factor into it.

Devon Davidson 20:59

That brings something up that I was thinking about earlier, and that's the new tool we have on the website on our selling uh page where they can actually go through and fill out that questionnaire and it really does kind of drill down into their situation a little bit deeper and then gives us some more information to work with moving forward, right? Yeah, so that's a nice tool to have. Uh Roy, anything to add to that?

Roy Carter 21:17

No, I think Ellie covered it. You know, it's no longer a small regional mom and pop show. This stuff is big business across Western Canada. You know, whether it be Hutter Egg colonies looking to set up daughter colonies, you know, they don't look at borders. Same as, you know, the big corporations. You got to um, you know, basically uh sell land in a manner that Alle alluded to with On Block and that, where they'll go down the road maybe 30 or 20 miles, but they don't want one or two quarters. They want to get all or none, and we do that. And uh we do it not to keep them happy, we do it to maximize value for our seller. Um, we only act for the sellers, but having said that. If we want to maximize value for our sellers, we got to make sure we engage both the small and big buyers.

Landmines In Titles Permits And Claims

Devon Davidson 22:06

Totally. You mentioned earlier, Roy, but landmines. So what are some of the landmines we have to sort of be aware of when we're creating a plan to sell farmland? It could be things like packaging or maybe it's leases, but is there anything specific that you wanted to talk about there?

Roy Carter 22:20

Yeah, I mean, even on a small scale, yesterday we had a question of people, you know, they wanted to sell, but there's sometimes titles are tied to other titles and you actually need subdivision approval, right? Okay. Some basic stuff like that that people sometimes don't think about. They think if they have a title, uh they can sell it, but not the case, especially in uh Saskatchewan and Manitoba. Uh some they tie titles to each other. Uh basic stuff like that. You know, another one would be selling a quarter, and um it looks like you guys have been excavating aggregate here and you're over five hectares. You know, did you get a permit? And it was like, no, I own the land. And it's like, no, you still in Alberta, for example, you still need permits, you need bonds. Right. So you could have land with a big liability. So you, you know, we're careful. We always tell our sellers our job as a law firm is to make sure you keep the money you get as well. So that means rattling the bushes on stuff like that, yeah, and figuring out what might be offside and disclosing it to buyers so it doesn't come back to bite them later.

Alle Carter 23:30

I think that's a really important thing, is buyers appreciate our site as well because we have an entire legal team that's reviewing the title, you know, looking at the caveats on title, um, look, you know, contacting the government for grazing leases, you know, what does this look like? We really drill down to make sure that we are able to transfer clear title or assign a lease at the end of the day that's you know good uh and that we would feel comfortable taking on ourselves. And so we have an entire legal team that that takes care of that.

Roy Carter 24:00

Does that due diligence? Yeah, we had a recent example there, Ellie. We had one in in uh a sale where there was a you know First Nations claim that came about that the owner had not disclosed, and you know, we had asked about, and uh it was clear the owner was aware of it, you know, uh earlier and had had been hid from us. And uh in that case, we got to post that. And uh it wasn't uh good for us. Um, it was good we were honest. The land didn't end up selling, uh, but we had we drilled down on all that, and uh uh you know we're only as good as our last sale and our reputation, and that means being honest with buyers and anything we're aware of, um, getting it out there.

Devon Davidson 24:48

So I think we've sort of established that today's farms are are more big business than they used to be. And um, Roy, I think you've mentioned a couple times about trade shows and how just there's more lenders present at those trade shows and stuff. But I wanted to ask, you know, does the importance of planning become that much more important? And have you seen um specific scenarios where someone has lost maybe hundreds of thousands of dollars or or more due due to poor planning? Is that have you seen something like that? Whether it's involved a CLH or just something you've heard of um in the area?

Roy Carter 25:18

Yeah, we've definitely seen um tax where they could have taken advantage of uh and some really basic stuff. You know, sometimes um, you know, the the data passed away and he had his exemption of 1.25 million, but it wasn't used on his terminal return. Uh, you know, so like why wasn't the cost base bumped? And again, I don't mean to get into tax on this podcast, but some we drilled down on all that because you can actually also uh subject to certain rules, you can go back and amend uh sometimes to catch errors on that. Um, but definitely we've seen um problems from that point of view, you know, and we've seen we have one right now where uh realtors had this property listed, and the client came to us and it was like, Do you want to take it? And it sure, and it was like, why is this package like all in just one package, right? Because there's this is really different land, and it was like, Well, I don't know. I thought the realtor just said list it. And it was like, no, if you had like five houses in Saskatoon, you wouldn't say I'm only selling to one buyer, right? That's right. So just some basic stuff like that, just just think it through, right?

Devon Davidson 26:31

For sure. Yeah. Ali, maybe just going back to the family farm, do you find that sometimes they underestimate the tax consequences of selling? Is that a common thread?

Alle Carter 26:40

Yeah, and they just don't know. Like we talked about at the start, you know, you you only know what you know. And so I think sometimes it's a it's a scary conversation to have. They feel like maybe when they call us, they need to be ready to sell. And and we often say, we just love to talk farmland and we want to help you. If that means looking at your situation and saying, hey, you'll be better off selling maybe after a three-year hold, adding some kids on titles so we can get some more, you know, capital gains exemptions, we're gonna do that. We're here for the the long haul. We're not here just for a quick event and to, you know, make some money. We're here to help people because this is the biggest thing they're likely going to go through in their life is selling their farm. You know, there's an entire emotional aspect to it. And and we understand that all being farmers. So if we need to hold off having a sale and we can help, you know, these individuals maximize their after tax dollars, we're absolutely going to

Confidentiality Pressure And Closing

Alle Carter 27:36

do that.

Devon Davidson 27:36

Okay. And I want to talk a little bit about um when you're advising a client on how to sell their farmland, it's important to sort of keep that confidential. I know we've talked a little bit, Roy, about how if that gets out ahead of a sale, that can cause some real complications for the for the seller. So maybe talk about some of those complications and and the negative impacts it can have.

Roy Carter 27:57

Yeah, I mean, one is uh stress for sure, you know. Um, if people, you know, uh including to the the tenant, you know, most of them want to make sure the tenant's treated fairly. Um, there's often a good relationship. Uh so you know, the tenant doesn't want to hear in town that that land's being sold uh or has been sold. So, you know, the tenant totally has uh doesn't overpay on our site. There's no spook in the land. They bid they're just a hair more than somebody else. Uh, we always like the owner to talk to the tenant and explain. I don't know what it's worth. I hope you get it. Sure. Uh that's the answer in most cases. There's the odd time, there's stress. But um if word gets out, uh there's a huge amount of stress usually about people putting pressure on them about, you know, well, you won't pay commissions if you sell me this north quarter for that, or you told me that. Or we might do you remember that, you know, conversation we had after a few whiskey at the curling rank or whatever. Yeah. And uh all of a sudden the whole process is not fun anymore, right?

Devon Davidson 29:08

Yeah, well, they face pressure, right? And and it becomes a very stressful situation. I know we had a say like that here.

Alle Carter 29:13

Yeah, knocking on their door saying, you know, I'll I'll buy your farm for this, and and also conflict, you know, between neighbors. It, oh, you've found out about this before me. Well, don't bid on that land because that's you know, I'm farming it, that type of thing. That yeah, you know, farming communities are small, we understand that. And when you're dealing with us, we're we respect that and and we take confidentiality very seriously.

Devon Davidson 29:36

Yeah, so that solicitor client privilege is something that I think we really hammer home a lot because it's not something that other um alternatives can offer.

Speaker 2 29:44

Yeah.

Devon Davidson 29:46

Okay. I think that was all I had for today's episode. Is there anything else you guys want to talk about?

Roy Carter 29:51

Nope, no, it was good. Ellie's last analogy was is really good there about keeping it quiet until it's time um keeps the neighbors on good terms too. Yeah. If it gets leaked, it gets leaked to somebody first. And uh, you know, they're not gonna go usually tell the other neighbors about it, they're gonna be at the door uh trying to cut a deal ahead of the other neighbors. Yeah. So it's beneficial to everybody in the area, too, that it gets out at at uh the same time to everybody equally. Good point there, Ellie.

Devon Davidson 30:22

Yeah. Okay, well, thank you both for your time today. That was good. Thanks, Seven. That's gonna do it for another episode of the Farmland Exchange. Thanks for tuning in. We do appreciate your support. Uh, as I mentioned at the top of the show, if you do want to leave a five-star review on your preferred platform, it really does help us out and it's appreciated. Um, if you have any questions or topics that you'd like us to cover, send us an email at info at sealagebid.com or give us a call at 866 263 7480. That also applies if you do want to talk about selling farmland. We're we're here to talk. We love to talk farmland. Uh, that's gonna do it for another episode. Thanks for tuning in. I hope this has been a positive exchange for you.