Grange Farm - Whole

An irrigated arable and grassland farm and five residential properties (available as separate lots), situated in North Norfolk





Available as a whole or in eight Lots


Lot 1: Grade 3 arable land extending to approximately 140.59 hectares (347.39 acres)


Lot 2: Pasture land extending to approximately 1.79 hectares (4.42 acres)


Lot 3: Pasture/arable land extending to approximately 1.25 hectares (3.08 acres)


Lot 4: Four bedroom farmhouse with approximately 0.93 hectares of paddock/amenity land (2.29 acres)


Lots 5 - 8: Four let cottages standing within 0.54 hectares (1.33 acres) (see separate sales particulars)


Ring-fenced 


Irrigation Licence and ring main


Available as a whole or in eight Lots


For sale by Private Treaty


Vacant possession on completion (subject to holdover)





Information:


Grange Farm comprising approximately 143.63 hectares (354.90 acres) of arable and grassland, namely, Lots 1, 2 and 3; and a four bedroom farmhouse to include 0.93 hectares (2.29 acres) of paddock/amenity land (Lot 4).  The holding is centrally located on the outskirts of the village of Sculthorpe and has the benefit of a comprehensive ring main irrigation facility. The sale of this holding provides a unique opportunity to purchase a productive arable farm situated close to the North Norfolk coastline. 





Sole Agents:


Cruso & Wilkin, The Estate Office, Church Farm, Station Road, Hillington, Norfolk, PE31 6DH  Tel. .





Solicitors:


Leathes Prior, 74 The Close, Norwich, Norfolk NR1 4DR  Tel. (F.A.O. Rob Sibley)





Location, Situation & Directions:


Grange Farm is located in the popular village of Sculthorpe which benefits from a number of local amenities, to include, a primary school together with the award winning Sculthorpe Mill public house. 





The market town of Fakenham is approximately 1.5 miles to the east with the city of Norwich approximately 25 miles to the east. Wells-next-the-Sea and the Norfolk coast are located approximately 8 miles from the holding .





Travelling out of Fakenham along Wells Road, take the second exit at the roundabout to join the A148 towards King’s Lynn. Follow for approximately 1.5 miles then take a right turn onto New Road. After approximately 130 meters, take a right turn onto the farm track. 





If travelling from King’s Lynn, at the Knights Hill roundabout take the turning for Fakenham and travel along the A148 for approximately 15 miles. Turn left onto New Road and after approximately 130 meters, take a right turn onto the farm track.





Nearest Postcode:     NR21 9QQ


What3Words:     soil.exotic.glider





Basis of Sale:


Lots One to Four are freehold and will be offered for sale with the benefit of vacant possession upon completion.  Alternatively, the Vendors would consider obtaining a one year Farm Business Tenancy until September 2023, with holdover until 31st December 2023, in order that they should continue to manage the unexpired term of the Entry Level Stewardship (ELS) and Higher Level Stewardship (HLS). 





It is anticipated that the sale will be conditional upon the Purchaser continuing to comply with the terms of the ELS and HLS Scheme, the details of which are set out herein and available from the Data Room.








Description:


Grange Farm is offered for sale as a whole or in eight lots, the details of which are as follows:





Lot 1 – 140.59 hectares (347.39 acres) arable land (shaded pink on the sale plan)


Productive arable land currently in a rotation growing a wide range of combinable crops, including, oil seed rape, winter wheat and winter barley; together with root crops, including, sugar beet, parsnips, potatoes and carrots. All of the farm land is accessed from the public highway and/or internal farm tracks. The soil is generally medium to light, loam sandy based soil belonging to the Newmarket 2 Soil Series. Furthermore there is the benefit of a ring main irrigation facility and Irrigation Licence. 





Lot 2 - 1.79 hectares (4.42 acres) pasture land (shaded green on the sale plan)


A single enclosure of permanent pasture, with a small pond, situated adjacent to the principal farm access track. This land is suitable for a variety of uses, including amenity, equestrian, and livestock production and benefits from a mains water connection. 





Lot 3 - 1.25 hectares (3.08 acres) pasture land (shaded blue on the sale plan)


Permanent pasture with the benefit of a mains water connection. Suitable for a variety of uses, including, amenity, equestrian, and livestock production.





Lot 4 - Meadow Cottage to inlcude 0.93 hectares (2.29 acres) amenity land (shaded yellow on the plan)


A detached farmhouse set in a secluded location with adjoining paddock/amenity land.  





Lots 5 to 8  - Four Let cottages


A pair of semi-detached cottages. Two of the cottages are currently subject to agricultural occupancy clauses. Please see copy of additional property particulars for more details. 





The Farmhouse (Lot 4):


Meadow Cottage is a detached four bedroom dwelling in need of extensive renovation. The property is accessed via the farm tracks and is surrounded by farmland included in Lot 1. The sale of this property provides an opportunity to either renovate or to extend and redevelop the property subject to formal planning consent.





The existing accommodation includes the following:





Ground Floor: 


Living room, dining room, kitchen, rear lobby and utility room.





First Floor:


Three double bedrooms, a fourth bedroom/office, and family bathroom. 





Services:


The farmhouse has the benefit of mains water and electricity, oil-fired central heating and private drainage system. 





The property is principally of brick, chalk, rubble and flint construction under a pantile roof. In places the render and plaster has been removed to identify the construction materials.





The Vendor’s Agents would advise it is unlikely that a mortgage could be secured on the property in its existing condition, and in the light of this, offers will not be accepted subject to formal survey. The property has the benefit of 0.93 hectares (2.29 acres) or thereabouts, garden/amenity land.





Council Tax:


Following an online enquiry with the North Norfolk Council, we are advised that the farmhouse is Band C and the rates payable for 2022/2023 are £1,775.57.





Energy Performance Certificate (EPC):


The farmhouse has an EPC rating of E.





Environmental Schemes:


Grange Farm is included in the Vendor’s larger agri-environmental scheme, which includes other farms not included in this sale, under reference number AG004562. The ELS/HLS scheme is due to expire on 31st December 2023 and includes the fixed options, the details of which are available from the Agents upon request via their Data Room, together with some rotational options which have been elected for the 2023 harvest period. These primarily include pollen and nectar mix, wild bird seeds and skylark plots. 





Basic Payment Scheme (BPS):


The arable and grassland are eligible and registered for the Basic Payment Scheme. The Entitlements will be included in the sale price, subject to separate apportionment, in the event of the land being sold in Lots. Depending on the date of completion, the 2023 payment will be reserved by the Vendors.


 


Timber, Mineral and Sporting Rights:


The mineral and standing timber rights, insofar as they are owned, are included in the freehold subject to statutory exclusions. The sporting rights are reserved from the sale and are currently enjoyed by a third party. Further details are available from the selling Agents.





Nitrate Vulnerable Zone (NVZ):


The land falls within a designated Nitrate Vulnerable Zone. 





Fixtures and Fittings: 


Details of the fixtures and fittings are available from the selling Agents upon request. 





Holdover:


The Vendors will reserve the rights of holdover in respect of the following matters:


 


Sugar Beet: The right to harvest, clamp and load away the 2022 growing crop of sugar beet until such time as the factory closes or the 31st January 2023, whichever shall be the earlier.  It is anticipated the sugar beet will be stored on the former skid pad. 





Parsnips: Holdover is reserved in favour of Thompsett Growers Limited in respect of 26.18 hectares (64.91 acres) or thereabouts until no later than 30th April 2023. The Licence Fee shall be apportioned to the date of completion.  A copy of the Licence is available upon request.  





Combinable Crops: There is included within the farm an area of land which has been let under licence to an adjoining landowner for the purposes of growing combinable crops. Dependant upon the date of completion the Vendors will retain a right of holdover in favour of the Licensee until such time as the crops have been harvested.





Potatoes: The right to harvest, lift and load away potatoes until 30th October 2023.  Further details to be agreed with the Growers.  The Licence fee to be apportioned to the 30th October 2023.  Any late lifting payments to payable to the Purchasers.


 


Irrigation Licence:


The farm enjoys the benefit of an Irrigation Licence (81,000m3 per annum).  Reference number AN/034/0011/048/RO1, which expires 31st March 2024.  A copy of the Licence, together with a plan showing the ring main and take off points, will be available upon request.





Early Entry:


The Purchaser may be permitted early entry at their own risk, and cost, following exchange of contracts. 


Drainage:


General drainage rates for the agricultural land is payable to the Environment Agency, and where applicable, to the Norfolk Rivers Internal Drainage Board. Payments will be apportioned according to date of completion. 





Ingoing Valuation and Tenant Right Matters:


In addition to the purchase price, the Purchaser will be required to pay for all growing crops together with beneficial cultivations, sub-soiling and any acts of  husbandry since harvest 2022, at CAAV rates, or contract rates where applicable, together with the invoice cost of seeds, sprays, fertilisers and manures applied to the growing crops. In addition to the cost of establishment the Purchaser will be required to pay an element of enhancement calculated at a rate of £30.00 per acre, per month from the date of establishment to the date of completion.


 


Employees:


It is not anticipated that there will be any employees to be transferred to the Purchaser under the Transfer of Undertakings (Protection of Employment) Regulations “TUPE”.  


 


Tenure & Possession: 


The property is to be offered for sale freehold with the benefit of vacant possession, subject to those rights and reservations referred to herein, together with the right(s) of holdover. 


  


Town & Country Planning:


The property is offered subject to any existing Development Plan, Tree Preservation Order, Ancient Monument, Town Planning Schedule, or Resolution which may be or may come into force. The Purchaser will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property.   





Wayleaves, Easements & Rights of Way: 


The property is offered, subject to and with the benefit of all existing rights of way whether public or private light support drainage or water electricity supplies and other rights and obligations easements quasi-easements and restrictive covenants and all existing and proposed wayleaves, poles, masts, pylons, stays, cables, drains, water, gas and other pipes whether referred to herein or not. The farm is subject to third party rights along the farm access track known as Old Wells Road. 





Boundaries, Plans, Areas, Schedules and Disputes:


The Purchaser will be deemed to have full knowledge of the boundaries and areas and any mistake or error shall not annul the sale nor entitle any party to compensation in respect thereof.  Should any dispute arise as to the boundaries or any points arise on the general remarks, stipulations, particulars, schedule, plan or the interpretation of any of them, questions shall be referred to the selling Agent whose decision acting as Experts shall be final.





Measurements and Other Information:


All measurements are approximate and areas are based on the Rural Payments Agency (RPA) acreages. Whilst we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you please contact this office and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property. 


 


Development and Overage:


The land is sold subject to an overage on non-agricultural development, excluding the existing farmhouse (Lot 4), reserving 50% of any uplift in value following the grant of any planning consent for a term of 25 years following the date of completion. Any additional payment to fall due prior to the commencement of any development.





Exchange of Contracts and Completion:


A 10% deposit will be payable on exchange of contracts.


Viewing:


Viewing is accompanied and strictly by prior appointment, only, with the Vendor’s Agent, Cruso & Wilkin.





Health and Safety:


Given the potential hazards of a working farm we ask that you be as vigilant as possible when making an inspection for your own personal safety, particularly around the farm machinery. We regret to advise that children and/or pets are not permitted on the property.  





Terms of Sale: 


The property is offered for sale initially by private treaty as a whole or up to eight lots as described in these particulars. The Vendors and their Agent reserve the right to invite best and final offers and/or offer the property for sale by private auction.





Value Added Tax:


Any guide price quoted or discussed is exclusive of VAT; in the event that the sale of the property or any part of it, or any right attached to it, become chargeable to Value Added Tax, then the tax at the prevailing rate will be payable by the Purchaser in addition to the contract price.


 


Local Authority:


North Norfolk District Council, Council Offices, Holt Road, Cromer, Norfolk, NR27 9EN


Tel:  


 


Norfolk County Council, County Hall, Martineau Lane, Norwich, Norfolk  NR1 2DH 


Tel:


 


Agent Details:


Cruso & Wilkin, The Estate Office, Station Road, Hillington, King’s Lynn, Norfolk, PE31 6DH


Jonathan Fryer:

Marketed by: Cruso & Wilkin, Land & Commercial