Land for sale

Two large parcels of land, located in an attractive position off Mill Lane which provides good access onto the A602 at Watton-at-Stone.

Watton-at-Stone is a pleasant village in East Hertfordshire, situated in an area characterised by rural villages and farmland that has good transport links into larger settlements including London.

Currently in an arable rotation, the land is set out in easily workable enclosures.

Approximately 41.86 hectares (103.46 acres) in total.

Watton-at-Stone – 1.7 miles

Stevenage – 4 miles

Hertford – 5.5 miles

Method of Sale

The freehold of the property is offered for sale by private treaty as a whole or in two lots.

LOT 1 (red)

An attractive parcel of land in 3 easily workable enclosures with great views to the south-west towards Watton-at-Stone. In all extending to approximately 24.65 hectares (60.92 acres).

Access is directly available from Mill Lane with access rights to be granted along the track and through the yard being retained by the Vendor. There are also third-party rights of access over this track which continue in a north-westerly direction towards Gregory’s Farm.

GUIDE PRICE - £560,000

LOT 2 (blue)

A decent sized area of land in one easily worked enclosure and extending to approximately 17.21 hectares (42.54 acres) in all. To the north-western boundary is a tree and shrub belt, including a small pond.

Access is directly available from Mill Lane with access rights to be granted along the track and through the yard being retained by the Vendor. If sold separately to Lot 1, access rights will be reserved across the track within Lot 1.

GUIDE PRICE – £380,000

Basic Payment Scheme

The farmland is registered with the Rural Payments Agency for the Basic Payment Scheme and all the relevant Basic Payment Scheme Entitlements will be included in the sale. The claim for the current year will be retained by the Vendor and the Vendor agrees to use all reasonable endeavours to transfer the Entitlements for future claims to the Purchaser. The Purchaser will be required to provide an indemnity to the Vendor in respect of any breaches of cross compliance rules until 31 December 2021.

Soil Classification

The soil is classified as Grade III being slightly acidic, loamy and clayey. It is reasonably flexible soil, but more suited to autumn sown crops and grassland.

Services

Water and electricity are available nearby subject to usual utility connection requirements.

Planning

The land is classified as being in the Rural Area beyond the Green Belt. There is a general presumption against most forms of development, apart from those specified within Policy GBR2 of the East Herts District Plan.

Tenure and possession

Vacant possession will be available on completion. Depending on timing and buyer preference, an ingoing valuation may be required in respect of the value of any growing crops.  

Exchange of contracts and completion

Contracts to be exchanged within 20 working days of the issue of a draft contract by the Vendor’s solicitor. A 10% deposit will be payable on exchange of contracts with completion on a date to be agreed, but in any event, no later than 30 November 2021.

Overage Provision

In the event planning permission is granted for any residential or commercial development within a period of 35 years, the Purchaser(s) shall pay to the Vendor 35% of the uplift in value to which the planning permission gives rise. Further details available from the selling agent.

Option

Within 10 years of completion of the sale, the Vendor reserves the right to relocate the telecoms mast (situated on the retained land) together with all necessary rights and easements, to a position within Lot 2 alongside the retained access track, subject to payment by the Vendor to the Purchaser of any disturbance costs and an Option Fee of £2,500. Further details available from the selling agent.

Retained land

The Vendor is retaining part of the access track, the farm buildings, telecoms mast and land at the centre of the property. The Purchaser(s) shall have the opportunity to farm the retained arable land under the terms of a farm business tenancy (FBT). Further details available from the selling agent.

Fencing

If the Purchaser(s) do not wish to farm the retained arable land, they will be required to erect a post and wire fence, in respect of Lot 1 between the points marked A-B-C-D and in respect of Lot 2 between the points marked E-F-G. In the event the Purchaser(s) elect to farm the retained arable land, the Vendors will be responsible for fencing the new boundaries, when the FBT is terminated.

Anti-Money Laundering

In accordance with the most recent Anti- Money Laundering legislation, the Purchaser(s) will be required to provide proof of ID and address once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed. 

Easements, Covenants and Rights of Way

The property is sold subject to all existing wayleaves, easements, public or private rights of way, covenants and restrictions, whether stated in these particulars or not. A bridleway crosses over the access track in Lot 1, over which rights of access are also reserved in favour of various property owners to the northwest of the property.

Data Room

Further information about the property is available in Weldon Beesly’s data room. For more information, please contact the selling agent.

Viewing

Strictly by appointment with the sole selling agent Weldon Beesly (Hugo Richardson or Tom Banks). Viewing will be permitted at any time from the bridleway which runs along the track through the property but prospective purchasers should note there is a security gate preventing vehicular access from Mill Lane.

Please do not park in front of this gate, which is in constant use.

Health and Safety

We ask that you be as vigilant as possible when making any inspection, for your own personal safety and that of others.

Vendor’s Solicitors

Longmores, 24 Castle Street, Hertford SG14 1HP