Richard manages and heads up the Rural Professional Department representing and acting for a large number of individual farmer clients, landowners along with corporate clients. Richard is also heavily involved in the Agricultural & Rural Property sectors.

With nearly 30 years of qualified experience, Richard is able to advise on a wide range of Rural Property and Professional matters. Richard keeps involved in grassroots farming by undertaking weekly livestock auctions at Brockholes Arms Auction Mart on a Tuesday morning.

Hannah leads the busy Agency Department of Armitstead Barnett, having responsibility for all offices within the business to ensure the delivery of an excellent service that Armitstead Barnett have become known for.

Hannah has expertise in residential, rural & high end property sales for private clients and companies alike.  We offer developers advice on viability or resale opportunities along with the sale of new homes sites and converted barns.  Our new home expertise helps small – medium sized developer clients.

James oversees the Valuation work at Armitstead Barnett and has gained a reputation for handling the most difficult and challenging Valuation assignments.  James is regularly appointed as an Expert Witness in Valuation disputes and Litigation.

Emma is an experienced estate agent and Chartered Surveyor, specialising in the sale of rural residential properties, high-end country homes, equestrian and agricultural holdings. Her professional approach is complemented by her strong ties to the area, having lived here all her life, which allows her to offer clients unparalleled expertise and insights into the local property market. With a deep-rooted knowledge of the Lune Valley, South Lakes, and the Lake District, Emma provides her clients with a professional yet personalised service.

Known for her thorough and honest approach, Emma is committed to helping her clients navigate the complexities of the property market with confidence and ease. Her extensive market knowledge and commitment to excellence enable her to deliver outstanding results. With a keen eye for detail and a passion for rural and countryside properties, Emma works closely with her clients to understand their specific needs and requirements.

As a Chartered Surveyor, Emma is particularly well-placed to handle the complexities of rural property sales, providing expert advice and guidance on intricate matters. Her extensive local knowledge, combined with her professional expertise, allows her to navigate even the most complex transactions with confidence and precision. Emma’s thorough approach makes her the trusted choice for handling rural property sales.

A background of over 20 years in the restructuring teams of large firms of accountants, trading corporates in Administration and Administrative Receivership lends itself perfectly to the Operations Management of a multi-location business.

After joining in 2017, I’ve seen the business flourish and the team grow significantly. That together with the addition of new offices makes Armitstead Barnett an exciting, fast-paced place to be.

Leading the non-client facing functions of the business and assisting the Partners with the practicalities and commercial elements needed to both grow Armitstead Barnett and manage it on a day to day basis, keeps me busy.

With the different offices and departments within the business and the ever-growing staff and continuous improvements program, I love that no two days are ever the same here at AB.

Oliver has spent the majority of his working life in Cumbria and Lancashire and has been qualified as a Rural Practice Chartered Surveyor for 30 years.  He is also a Fellow of the Central Association of Agricultural Valuers. Whilst specialising in the valuation of all types of property, Oliver also acts for individual private clients, landowners as well as corporate bodies, and is able to advise on a wide range of property and professional issues.

Oliver takes the greatest pleasure from helping clients through difficult issues, resulting with them being in a far better position, both personally and property-wise than they were at the start.

Having worked for several national and regional firms, he joined the Cumbria team in early 2026.  He has close ties to the area, continuing to live in a village a few miles from the office, having moved there shortly after qualifying.

With over 10 years of experience in rural property, Simon is a highly regarded Chartered Surveyor and a proud Fellow of the Central Association of Agricultural Valuers. He specialises in the full spectrum of rural property matters, including the delivery of clear, robust valuations for all purposes, including taxation, secured lending, estate and succession planning, and a wide range of private client matters.

Alongside valuation work, Simon has extensive expertise in utility and infrastructure schemes including pipeline, cable and natural infrastructure projects, compulsory purchase (CPO) schemes, landlord and tenant matters, rural grant funding, and advising on the purchase and sale of rural and agricultural property. His experience spans farms, estates, equestrian property, development land, diversification projects, and mixed-use holdings.

Known for his practical, straightforward advice and meticulous attention to detail, Simon works closely with landowners, solicitors, accountants, and lenders to provide reliable guidance tailored to each client’s objectives.

Having lived in the Ribble Valley for 25 years and with over 30 years of experience in the property industry, I bring local knowledge and expertise to every transaction. Specializing in Residential Sales and Appraisals across the Ribble Valley and Lancashire as well as Ribblesdale & Wharfedale areas of Yorkshire, I have built a reputation for providing honest, professional advice tailored to each client’s needs. My extensive background spans multiple property disciplines, including Residential and Commercial Agency, Hotels, Leisure, Property Management and Industrial sectors, giving me a well-rounded perspective on the ever-evolving property market.

With a proven track record of successful sales and a passion for helping people navigate their property journeys, I take pride in delivering a seamless, stress-free experience. I enjoy building strong relationships with buyers and sellers alike, ensuring they feel supported at every stage of the process. 

Whether you’re looking to sell your home or find your dream property, my local insight, industry experience and far-reaching contacts will assist you. At Armitstead Barnett we commit to providing exceptional customer service and going the extra mile to obtain the results you require.

Paul is one of Cumbria’s leading and most respected Land Agent and Valuers. As a Fellow of both the RICS and the Central Association of Agricultural Valuers (CAAV), Paul has more than 45 years’ experience of agricultural property and land sales and lettings by both private treaty and auction. He also has extensive experience of compulsory purchase, valuations and agricultural tenancy matters across Cumbria, Lancashire and North Yorkshire.

As a Chartered Surveyor and auctioneer, Paul is well placed to handle the complexities of rural property and land sales and lettings providing expert advice and guidance. Originating from East Yorkshire Paul gained wide experience in North and West Yorkshire and Suffolk prior to moving to the South Lakes area in 1988. Since then he has gained invaluable extensive local knowledge which combined with professional expertise enables him to provide a personal service.

With a wealth of experience in the Preston property market and surrounding areas, Mark is a highly motivated estate agent committed to delivering a professional, courteous service while achieving outstanding results. Specialising in North Preston and Wyre, he takes pride in conducting market appraisals and bringing to market an array of remarkable properties. From high-specification new builds to charming period homes—some dating back to the 18th century—Mark enjoys showcasing the unique character and appeal of each home he represents.

In addition to his appraisal expertise, Mark leads the team of property advisors in our Garstang office, ensuring a consistently high standard of service. His hands-on approach, combined with an in-depth knowledge of the local market, allows him to guide homeowners with confidence, offering expert advice tailored to their needs. Whether working with buyers or sellers, Mark is dedicated to making the process smooth, transparent, and ultimately rewarding for all involved.

Tom has worked within Estate Agency for almost 15 years, selling village, rural and beautiful homes all across Lancashire. My role is to oversee and ensure the South Lancashire office is running smoothly and providing all our clients with the highest possible service, alongside providing Market Appraisals on a variety of homes for clients and devising a marketing strategy to suit their needs and requirements.

In my spare time I enjoy spending time with my family, I had twin girls in 2024 (Charlotte & Freya) who keep me very busy when I am not in work!  When my schedule allows I love to watch football, having a season ticket at Preston North End and am a keen tennis player.

In 2023, Megan joined us as a Graduate Surveyor from Harper Adams University with a degree in Rural Property and Estate Management. Since, Megan has achieved her MRICS and FAAV status, becoming a Chartered Surveyor and Fellow of the Central Association of Agricultural Valuers.

Megan specialises in all types of rural property, offering advice to landowners and occupiers on how best to manage their assets. This may include valuations, rural property sales and lettings, grant support funding, landlord and tenant matters and compensation and utility matters.

As agriculture faces increasing environmental and economic pressures, expert guidance has never been more valuable. Fiona an experienced Agricultural and Environmental Advisor, works alongside landowners to help them navigate the evolving landscape of farming grants, compliance, and sustainability.

With extensive knowledge of funding programs such as the Sustainable Farming Incentive (SFI), Countryside Stewardship, Farming Equipment and Technology Fund (FETF), and the Slurry Infrastructure Grant, Fiona supports clients in unlocking financial opportunities that promote both profitability and environmental responsibility. Fiona’s expertise also extends to Capital Grants working closely with Catchment Sensitive Farming advisors and ensuring full compliance with Environment Agency (EA) requirements.

Drawing on a solid foundation working on Basic Payment Scheme (BPS) and farming background, Fiona brings a practical, hands-on understanding of the challenges and opportunities farmers face during the ongoing transition to new agricultural support systems. Through clear advice and tailored strategies, helping landowners’ future-proof their businesses, improve land management practices, and enhance the natural environment.

Contact Fiona to get ready for up-and-coming release of SFI schemes later in the year.

I grew up on a farm in North Staffordshire and am very proud of my rural roots. I have worked within the property industry for over 25 years, in agricultural, commercial and residential practices. I moved to Lancashire in 2004 and now live in a village near Garstang with my husband, two children and dog. I joined Armitstead Barnett in 2016 and love being part of such an amazing team.

My role as Lettings Manager means that no two days are ever the same, which I love. Carrying out market appraisals on such a wide variety of property, meeting Landlords and giving them the most up to date advice on compliance and legislation gives me a huge sense of satisfaction. My role also includes vetting tenants, organising the move in process and preparing the tenancy documentation. Handing over keys to a new tenants is such a highlight of my job. My role also includes property management and staying up to date with the fast and ever changing legislation involved in the Private Rented Sector.

My name is Sam Dennis, I grew up on a small farm near High Bentham. I have always enjoyed getting out and helping on the farm and still do whenever I get the opportunity. I have been working as a land agent since 2016 and moved to Armitstead Barnett in 2023. 

With regards to sales, I am mostly involved in sales of agricultural property ranging from small paddocks for equine or amenity use to larger blocks of land and full farms. I appreciate and enjoy working with all types of rural property and take pride in doing the very best I can for our clients alongside our capable sales teams.

Sophie is a Trainee Surveyor in the final year of her apprenticeship. She has developed experience across a wide range of rural professional work and supports the team with valuations, land and farm sales, utilities and compensation, landlord and tenant matters and land management.  Sophie enjoys the variety of the role and the opportunity to assist clients on a range of matters.  Alongside her role, she has been studying at Harper Adams University and is now working towards completing her Assessment of Professional Competence, achieving her RICS qualification and CAAV Fellowship.

Growing up with a rural background has sparked Sophie’s passion for the countryside and the agricultural industry from an early age, it was almost natural for her to pursue a career in surveying.  Sophie joined Armitstead Barnett in September 2021 and has since developed her experience across a broad range of rural professional work while progressing through her apprenticeship. Outside of work, she competes her horses and is an active member of her local Young Farmers Club.

As an Apprentice Surveyor at Armitstead Barnett, Grace is developing her skills across a broad range of rural professional work, supporting the team in areas such as valuations, sales, utilities, landlord and tenant matters, and land management. She enjoys being out and about, learning from experienced colleagues, and getting involved in the day-to-day variety the role brings, no two days are the same, and that’s what she loves about it. Grace is currently in her second year studying at Harper Adams University alongside her role at Armitstead Barnett, working towards her APC and RICS qualification.

Growing up on her family’s beef and sheep farm in the Yorkshire Dales sparked Grace’s passion for the countryside and rural life. That practical background has shaped her understanding of the sector and provided a strong foundation for her surveying career. Grace joined Armitstead Barnett in June 2023, spending a year working in the sales team before beginning her apprenticeship, gaining hands-on experience in rural property marketing and client service, developing the confidence and knowledge to support clients effectively. Outside of work, she remains actively involved in her family farm and is an active member of Young Farmers, currently holding roles at both club and district level.

I am currently studying Rural Enterprise and Land Management at Harper Adams University as part of a degree apprenticeship, with the aim of graduating in 2029. I have just completed my first year and am working towards achieving qualification with both the Royal Institution of Chartered Surveyors (RICS) and the Central Association of Agricultural Valuers (CAAV). I joined Armitstead Barnett in September 2024 as a Trainee Rural Surveyor, combining my academic studies with hands-on experience in the rural property sector.

My role at Armitstead Barnett is focused on supporting the professional team across a wide range of rural surveying tasks. I work closely with Simon Wells, assisting with valuations and market appraisals, as well as gaining practical experience through involvement in compensation claims, licences, and other rural property matters.

Rachel is an Apprentice Surveyor at Armitstead Barnett, developing skills in a range of professional work, supporting the team in areas such as compensation claims, valuations, landlord and tenant matters, rural property sales and assisting on both day-today instructions and longer-term projects. Through her Degree Apprenticeship she is developing a broad skill set while gaining hands-on experience supporting clients and senior colleagues.

Alongside her role, Rachel aims to graduate in 2030 from Harper Adams University with a degree in Rural Enterprise and Land Management, and she is working towards achieving a professional qualification with both the Royal Institution of Chartered Surveyors and the Central Association of Agricultural Valuers.

Having grown up on her family’s arable farm in West Lancashire, Rachel has a strong rural background and brings applied experience to her role with strong links with the rural sector. Outside of work Rachel is actively involved in her local Young Farmers club, reflecting her strong connection to the agricultural community.

She is committed to building a long-term career in rural professional practice and supporting clients across the agricultural and rural sector.

John has over 40 years’ experience in all rural professional matters, extensive experience in valuation and sales of all rural land and property, as well as dealing with all Rural Professional matters.

A former Partner from our Cumbria Office, John remains with Armitstead Barnett as a Consultant to the business.

A love of the countryside and rural living led to me finding my perfect role at Armitstead Barnett combining the best of both worlds. My previous PA experiences include over a decade as PA to a regional manager at Forte Hotels and supporting the founders and directors of a financial advisory firm. In these roles, I honed my skills in customer care and meticulous attention to detail.

With a strong background in professional administration and a dedication to exceptional customer care, I’ve been an integral part of our team since joining in 2018. My role in the heart of the Agency Department is dedicated to ensuring our clients consistently receive top-quality service. Working closely with Hannah Towers our Agency Partner, I coordinate with the sales team, property photographers, applicants, vendors and solicitors to facilitate the smooth progression of property purchases to their successful conclusion.

I have worked in property for some time now and whilst I have seen my fair share of houses, it is always the quirky and unusual ones that truly capture my attention. As a keen lover of the outdoors, I’ve always felt a strong connection to properties within the village and rural specialism that AB represent – countryside homes with land and gardens, the converted barns and development plots.

My role sees me based within the South Lancashire office in Burscough and I am often the first point of contact for clients and customers in all aspects of the business, be it vendors, buyers, landlords or prospective tenants. Whilst no working day is generally the same, I take joy from seeing a property though from introduction to end – from the very first phone call and introduction all the way through to key handover day.

As a Property Advisor, Cody is an integral part of the sales team, specialising in both property sales and lettings. She thrives on managing all aspects of the process, from initial client enquiries to finalising deals. Passionate about taking on new challenges, Cody finds joy in every part of the job and is dedicated to ensuring clients receive exceptional service throughout. With a consistently positive attitude, she is always ready to help clients achieve their property goals with a smile.

Originally from the small village of New Hutton, Cody grew up surrounded by beautiful countryside. Outside of work, she is passionate about staying active—whether that is going for a long walk or enjoying a skiing holiday. She is also a proud member of Kent Estuary Young Farmers, where she especially enjoys meeting new people and building connections. Cody began her estate agency journey in February 2023, working in the lettings team in Lancaster before joining Armitstead Barnett in June 2024.

Whilst always interested in property, growing up on the family farm and stable yard steered me towards a career with horses and I completed an equestrian apprenticeship whilst working at livery yards across Lancashire. My interest in property never disappeared and I later secured a role at a local estate agent where I gained a wealth of knowledge and experience. From then, I knew that the property sector was where my future lay and I’m now fortunate enough to be able to combine my love of agriculture and property in my perfect role at Armitstead Barnett.

Based within the Garstang office, my role allows me to be involved in many aspects of the vendor and buyer’s journey, from their first contact with Armitstead Barnett online or by telephone, through to arranging viewings and market appraisals, before ultimately helping them to complete their sale. My aim is always to provide the highest standard of customer service. I’m privileged to be able to visit beautiful properties and work alongside such a helpful and supportive team.

Emma is a valued member of the sales team in the Cumbria office, working as a property advisor. In this role, she liaises with clients from the initial market appraisal through to marketing, viewings, negotiating and sale progression. With the ever-changing housing market, no two days are the same and with an expanding area covering the Lune Valley, the Lakes and the Yorkshire Dales, there is never a dull moment in the office.

Born on a sheep and beef farm high in the hills of Dentdale, Emma has always had strong rural roots. After completing her A-Levels at QES, she began her career in estate agency, covering the Yorkshire Dales and gaining experience in property valuation, viewings and negotiating offers through to completion. During this time, she also worked with a local Estate Office, organising grouse and pheasant shoots, managing accounts and overseeing farm tenancies. Following a move back closer to her family farm, Emma joined Armitstead Barnett in Cumbria. Outside of work, she spends most of her time outdoors—whether helping on the farm or enjoying time with her family and their two Border Terriers.

I stepped into the property world back in 2017. Prior to joining Armitstead Barnett in 2024, I have met and worked with some amazing individuals over the years in agencies across the Fylde Coast – gaining invaluable knowledge and skills within the property sector. I’d say I am a very determined individual. When faced with those challenges that this industry often brings, I am highly motivated to reach that end goal whilst delivering that professional service. I have a wide range of hobbies that keep me busy outside of work, which can include countryside walks, bike riding and charity fundraising.

Each day is different at Armitstead Barnett and I love it. My role within the business is to look after a wide variety of properties – building a rapport and working with a range of sellers, buyers and solicitors on a daily basis – handling offers, sales progression including more complex cases and having the opportunity to visit beautiful homes across North Lancashire. My role and promise to our customers is to provide that AB, five-star service. I feel privileged to be a part of such an amazing team, working with supportive and companionable individuals.’

Having graduated from City, University of London in 2023 with a degree in Business Management, I returned to the northwest and had my first introduction to the property world with Armitstead Barnett, where I received excellent training and exposure to the incredible properties North Lancashire has to offer.

My interest in property then took me back to London, where I joined a graduate training program with Knight Frank and gained valuable insight into the London property market, as well as the firm’s renowned approach to client service. While this was a fantastic learning experience, my love and passion for the countryside and rural property drew me to re-join the team at Armitstead Barnett. Outside of work, I enjoy horse riding, playing tennis, and going on countryside walks with friends.

I’m so pleased to be working alongside the sales team as a Property Advisor. With a renewed perspective and continued enthusiasm for providing an exceptional client experience, I’m always excited about what each day may bring. The market in North Lancashire is a fast-paced one and no two properties (or days!) are the same. I really enjoy this about the role as it means I’m constantly learning new skills and how to deal with new challenges. My role involves overseeing a diverse range of properties and working closely with sellers, buyers, and solicitors throughout each stage of the process. From visiting some truly beautiful homes to handling initial enquiries, offers and managing sales progression – my goal at every stage is to provide exceptional service.

I stepped into the property industry at the end of 2023, as I felt I needed a new, challenging yet rewarding career. I started at an agency in a different town where I gained my knowledge and skills, but after getting a taste of the style of property I wanted to sell; I knew Armitstead Barnett was the place for me! I aim to provide excellent customer service and be the helping hand you need from your initial interaction, right the way through to the very end of your sale.  I am local to Clitheroe having gone to school and living in the area. And I feel having links to different parts of the Ribble Valley benefits my knowledge of the surrounding towns and villages.

Being new to any team is always very daunting, but #TeamAB have made the transition easy and enjoyable. My role will require me to work with clients directly to ensure relationships are built, offers are negotiated and making sure sales are progressed to allow the process to be as smooth as possible, as buying and selling property is an emotional rollercoaster. I am excited to see all the homes we have the pleasure of listing, and I can’t wait to get stuck in!

I attended Clitheroe Royal Grammar School for Girls, which shows my age, and then the University of Nottingham and hold a BA (Hons) in German.  I have lived in Europe and in Asia and spent 10 years in publishing in Asia.  Upon my return to the UK I ran the Press Office at the Manchester 2002 Commonwealth Games and then had 2 children.  For 8 years I owned 2 kitchen showrooms and designed beautiful kitchens before opting for a quieter life.  I joined Armitstead Barnett in the height of Covid and have been here ever since.

I am a key member of the Ribble Valley team and alongside the varied enquiries from prospective vendors and buyers I deal with a lot of our more complex property sales progression.  I don’t like to give up, nor lose a sale.

Born and raised in Manchester I trained as a Dental Hygienist at Manchester Dental University where I qualified in 1998 and had a busy career working both in Manchester and Lancashire for 22 years. In 2019 my husband and I embarked on a self-build project that led to my love of all thing’s property and a complete change in career. In 2023, I joined Armitstead Barnett as a Property Advisor, and so far, I’m thoroughly enjoying my new career path. I love the variety of property we deal with from large scale agricultural farms to quaint cottages. The team have been so supportive and helpful guiding me through my new role.

My role within our Garstang branch varies, no two days are the same. My primary responsibilities include managing sales from the offer stage through to completion, arranging viewings, and scheduling market appraisals. I have a large selection of beautiful properties that I am responsible for and deal with vendors and buyers daily. I feel incredibly fortunate to have the opportunity to work alongside such a skilled and knowledgeable team.

I am a local girl, born and raised in Goosnargh. In my early twenties, a desire to travel took me to Australia, where I worked as a nanny for two years, and then on to New Zealand. There I worked as a manager for a holiday company in two of their Holiday Parks. It was here that I further developed my love of working in Customer Service and enhanced my people skills. On my return to the United Kingdom, I ran a Bed and Breakfast in the beautiful town of Pitlochry in Scotland. Returning to the village of Goosnargh in 2018 I started working at Armitstead Barnett as a Property Advisor, where I have had the opportunity to build on my people skills.

I thoroughly enjoy my role as a Property Advisor in the fabulous team at Armitstead Barnett. No two days are the same and in a very fast pace and busy office, we deal with a variety of enquiries from arranging market appraisals, booking in viewings, liaising with solicitors and updating vendors.

I started working for an estate agent in Blackburn weeks after I left high school achieving a distinction in my Customer Service Level 2 apprenticeship. I then continued to work for the company full time, gaining more knowledge and experience within my job role and the property industry before starting a new journey with Armistead Barnett nearly three months ago. I have always had a strong interest in the property industry and feel as though I thrive within my rob role to help others and to make the process of selling or purchasing a property as smooth as possible.

I work as a property advisor for Armitstead Barnett, and I aim to assist customers where needed, providing the best customer service possible, using my knowledge and experience to be a helping hand to others.

I have been working within the property industry for 23 years in various sectors and it’s nice to of joined the team at Armitstead Barnett.

I moved from a little town in Wigan to Burscough three years ago and can say that I am enjoying the semi-rural lifestyle. It is also nice to be able to walk through the village to work, I am lucky to live in such a beautiful place and be part of  such a lovely community.

My role as Property Advisor is meeting new and existing clients whether their looking for their forever home or selling, arranging viewings, negotiating sales, and making sure our customers move goes as smoothly as possible.

I had a varied career path before joining the Armitstead Barnett team in 2020. Ranging from giving educational talks to school children on open farm, spending 9 years as an insurance advisor dealing with predominantly farming and rural customers, followed by a brief stint as a vets receptionist! All of these roles have helped me in discovering I love working in a fast paced industry and working with a team of people who take great pride in their work. Being a Property Advisor means that no two days are the same and I enjoy speaking to a wide range of people.

At our Garstang office, we have a busy team who deal with all aspects of property sales. This means my days consist of arranging viewings and market appraisals on all manner of rural properties, negotiating on offers, dealing with solicitors to get sales completed and advising on marketing advice given by our surveyors.

As a Property Advisor, I play an active role in driving the success of the sales team, bringing experience in both property sales and lettings. My focus is on providing personalised, transparent, and results-driven service, ensuring that every client feels confident and informed throughout their property journey. Whether helping someone find their dream home or guiding an investor towards their next opportunity, I aim to make the process seamless, enjoyable, and rewarding. With a genuine enthusiasm for real estate and a commitment to building lasting relationships, I’m always excited to connect with new people and explore how I can add value to their property aspirations.

Originally from South Yorkshire, I moved to London to complete my university degree before making the move to the beautiful market town of Sedbergh in the Yorkshire Dales. I manage the social media for a local business, which has allowed me to develop a strong flair for marketing and a keen eye for photography – skills that complement my role in property. With over two years of experience in estate agency, I was delighted to join the Armitstead Barnett team in June 2025.