422 READINGS IN RURAL ECONOMICS 



develop its resources by additional capital, and thereby to liberate 

 it from any charges upon it. 



The amount of debt on the peasant properties of France has 

 been enormously exaggerated. M. de Laver^e estimates it at 

 5 per cent on an average on their total value ; and the marked 

 improvement in the food, clothing, lodging, and appearance of 

 the whole rural population is of itself unmistakable evidence that 

 they are not an impoverished class, but, on the contrary, one 

 rapidly rising in the economic and social scale. M. de Lavergne 

 himself arrived at the conclusion that the great estates of England 

 were more heavily encumbered acre for acre than the peasant 

 properties of France ; and Mr. Caird concludes his description of 

 English agriculture thus : 



There is one great barrier to improvement which the present state of agri- 

 culture must force on the attention of legislature the great extent to which 

 landed property is encumbered. In every county where we found an estate 

 more than usually neglected, the reason assigned was the inability of the 

 proprietor to make improvements on account of his encumbrances. We have 

 not data by which to estimate with accuracy the proportion of land in each 

 county in this position, but our information satisfies us that it is much greater 

 than is generally supposed. Even where estates are not hopelessly embarrassed, 

 landlords are often pinched by debt, which they could clear off if they were 

 enabled to sell a portion, or if that portion could be sold without the difficulties 

 and expense which must now be submitted to. If it were possible to render 

 the transfer of land nearly as cheap and easy as that of stock in the funds, the 

 value of English property would be greatly increased. It would simplify every 

 transaction both with landlord and tenant. Those only who could afford to 

 perform the duties of landlords would then find it prudent to hold that position. 

 Capitalists would be induced to purchase unimproved properties for the purpose 

 of improving them and selling them at a profit. A measure which would not 

 only permit the sale of encumbered estates, but facilitate and simplify the 

 transfer of land, would be more beneficial to the owners and occupiers of land, 

 and to the labourers in this country, than any connected with agriculture that 

 has yet engaged the attention of the legislature. 



Such a measure the owners, occupiers, and labourers of France 

 have long had the benefit of ; and the fact that in spite of new 

 opportunities of migration and of steadily rising wages, even the 

 labourer in France is a great land-buyer, proves the profitableness 

 of la petite culture, as well as the wealth of the very humblest 



