10 bedroom house

BATFORD FARM - FOR SALE BY FORMAL TENDER

Common Lane, Harpenden, Hertfordshire AL5 5DN

Barns with planning approval for change of use and conversion into four dwellings, together with a field extending in total to approximately 2.506 hectares (6.19 acres).

Guide Price - £675,000

For sale by Formal Binding Tender. The full brochure is available by clicking Brochure PDF at the bottom of this full description.

Description

The barns are modern, utilitarian, agricultural buildings comprising of Atcost concrete frame with corrugated asbestos sheet roofs and steel frame with corrugated asbestos roof. The site adjoins the Katherine Warington Secondary School (which in line with other schools in the area has an alcohol and entertainment licence) and is to be purchased as seen; including heaps of hardcore and farm waste.

Planning

The site lies within the Green Belt and the Planning Authority is St Albans. To the north west of Common Lane the Council proposed in the Local Plan (now withdrawn) a strategic housing allocation for 650 houses of which 40% would be Affordable Housing, together with a Primary School and Local Centre.

Planning approvals were granted by St Albans District Council on 15 February 2021 (Planning applications Nos 5/20/3142 and 5/20/3143). The approvals are for the change of use and conversion of the buildings into four dwellings. The Regulations by which the approval was granted require completion of the works within three years of the grant of planning permission vis 14 February 2024. Copies of the approval and plans are provided within the Data Room.

Barn A (the smaller concrete framed building) is shown with the following accommodation:

Entrance hall, cloaks/store, lounge/dining/kitchen, three bedrooms, two with en suites and a family bathroom. Approx floor area 1,660 sq.ft (154 sq.m).

Barn B (the larger concrete framed building) is shown divided into two units.

Unit 1 - entrance hall, lounge/ kitchen, bedroom and bathroom. Approx floor area 655 sq.ft (61 sq.m).

Unit 2 - entrance hall, lounge/dining/Kitchen, study, utility, four bedrooms, three with en suites and a family bathroom. Approx floor area 2,744 sq.ft (255 sq.m).

Barn C (steel framed building) is shown to provide the following accommodation:

Entrance hall, living/dining/kitchen area, two bedrooms and a bathroom. Approx floor area 979 sq.ft (91 sq.m).

Formal Tender Process

The property is being sold by Formal Binding Tender. Purchasers are advised to study the Guidance Notes in the Data Room on how to make an offer. A minimum of seven days before the Tender Date, purchasers must have submitted proof of identity to meet the Anti-Money Laundering (AML) Regulations. Bids will not be accepted if the AML checks have not been cleared prior to the Tender Date. What is needed to comply with the Regulations is specified in the Guidance Note. An administration charge of £25 is required to complete these and cheques made payable to Weldon Beesly LLP.

All offers are to be submitted by completing the Tender Bid Form by the Tender Date vis Wednesday 4 August 2021. The form and a cheque for the sum of £20,000 (the Bidder Security Payment) made payable to Debenhams Ottaway LLP Client Account marked G Simons to the rear. The envelopes are to be marked for the attention of Mr D Bromley FRICS, Bidwells, John Ormond House, 899 Silbury Boulevard, Milton Keynes MK9 3XJ. The envelopes should be clearly marked on the back 'Tender Bid Batford Farm'. The Tenders will be opened in the presence of both Agents.

Purchasers are strongly advised to get solicitors advice regarding the purchase and the legal documentation before making a Bid. The successful purchaser will be required to provide the balance of a 10% deposit to Debenhams Ottaway within 1 working day of confirmation of acceptance of offer. For those who have been unsuccessful, their cheques will be returned within five working days. Completion will take place on 1 October 2021; or earlier by agreement.

Tenure and Possession

The land is currently the subject of a Farm Business Tenancy (FBT). At the purchaser's discretion, the freehold will be sold either with vacant possession or subject to the FBT.

Fencing

The purchaser will be obligated to fence the boundary A-D on the plan and thereafter maintain. This boundary is already mostly fenced. There is a discrepancy in the boundary to the northeast, where Herts Council have encroached slightly onto the land being sold; discussions are currently being had with them, but the property is being sold on this basis.

Services

Purchasers to make their own enquiries.

Letters of Reliance

No Letters of Reliance will be provided in connection with the planning documents and reports. A letter of reliance will be provided by Weldon Beesly in relation to the FBT.

VAT

The vendors have not opted to tax for VAT and no VAT will be chargeable on the purchase price.

Restrictions on Sale

The vendors are imposing the following restrictions in connection with the sale:

a) An Option in favour of the Vendors to acquire the frontage strip 7m wide adjoining the Common Lane and 3m wide in respect of the Mackerye End Lane frontage, shown brown on the sale plan. The term of the option will be 20 years and the purchase price £1. The purpose of the Option is to enable the widening of Common Lane to facilitate an access for potential development to the north east of Common Lane. Should the vendors exercise the option, it will be subject to the Purchasers rights of access and services to the Adopted Highway and an obligation to make good any damage. The purchaser will be prevented from constructing any buildings on the Option land. Buildings exclude fences, walls, accesses for vehicles, paths and services. Further details in relation to the Option and other restrictions are provided in the Data Room.

b) Restrictions on Title. The freehold in the property is being transferred subject to Overage provisions and a restrictive Covenant on the Option land:

i) Overage on the site of the buildings (the land coloured green on the plan) will be subject to an Overage if planning permission is granted for more than four dwellings (not conversions). The Overage will be for a term of 20 years and the payment is 50% of the enhanced value. There will be exempt disposals relating to the sale of a unit together with its curtilage. Further details of the Overage and the mechanism for payment are provided in the Data Room.

ii) Overage on the field (the land hatched blue on the plan) will become payable if it is used other than for agriculture, equestrian or recreation/leisure/gardens and grounds ancillary to the dwellings on the land hatched green. The payment will be 50% of the enhanced value. The Overage term is 20 years. Further details of the mechanism and payment for Overage are provided in the Data Room.

iii) Restrictive Covenant on the Option land preventing any buildings being constructed on it. Buildings will not include the use as vehicle access, paths, fencing, or other means of enclosure. Further details are provided in the Data Room.

Viewing

The site can be inspected by prior appointment with the Agents. In this respect, the Agents will advise of the specific viewing times and dates.

Health & Safety

All prospective purchasers must use all due diligence and vigilance when inspecting. This is part of a working farm and the buildings are in need of repair, there are also areas of slurry. The owners and agents do not accept responsibility for the safety of those viewing.

Data Room

The data room can be accessed here  

The username and password are both: Property

See following note on how to download each document. Once each document is viewed, click the top left button to download (the arrows mid-page take you to the next document).

The data room may be updated from time to time. The last date of any update will be one week before the Tender Date. Purchasers are expected to have fully considered all the documentation in the Data Room.

The information in the Data Room will comprise:

• The planning applications and reports

• The planning approvals

• Guidance Note on AML Requirements

• Guidance on the Tender Bidding process

• Notice of creation of the FBT

• The FBT

• The Land Registry Title

• General terms for the overage

• General terms for the Option back to the vendors

• Replies to Enquiries

• Sale Contract

• The Transfer

• The Option

• The Overage Deed

• Tender Bid Form

• Searches

Tender Date

The Tender Date is noon on Wednesday 4 August 2021.

Please ensure that at least seven working days prior to the Tender Date you have submitted all the information required in respect of the AML Regulations. Tenders will not be accepted unless the necessary checks have been completed. Tenders must be on a completed Tender Form. Tenders must be accompanied by a cheque for £20,000 as a Bidder Security Payment and cheques made payable to Debenhams Ottaway LLP Client Account marked G Simons on the rear. All envelopes to be marked at the back 'Tender Batford Farm' and received at the offices by Noon Wednesday 4 August 2021 marked for the attention of Mr D Bromley FRICS, Bidwells, John Ormond House, 899 Silbury Boulevard, Milton Keynes MK9 3XJ. The balance of the Deposit (10% of the price) to be paid to Debenhams Ottaway client account within 1 working day. The clients reserve the right not to accept the highest bid, or any bid.