Farm land for sale

Tenure: Freehold

Warwickshire/Northamptonshire borders, about 1,205 acres (487 hectares) ring fenced commercial arable farm, modern grain/ general purpose storage of about 9,000 tonnes (47,600 sq ft), approximately 1,123 acres arable, 38 acres grass, the remainder buildings, concrete yard, tracks, spinneys etc.,

Situation
The farm is situated on the Warwickshire/Northamptonshire borders and lies between the towns of Rugby, Daventry and Southam.

Rugby 8 miles, Northampton 15 miles, Leamington Spa 15 miles, M1, 14 miles, M6, 11 miles, M40, 14 miles, Birmingham 40 miles, central London 90 miles (distances approximate). Rugby to London Euston takes just over 50 minutes on the fast rail service.

Directions
From Northampton and the east, head west on the A45 towards Daventry taking the A425 towards Southam, go through the village of Staverton and after 1½ miles turn right to Flecknoe. The farm can be found to the east of the village and surrounds the hamlet of Nethercote.

From Coventry and the north head south on the M45 to Dunchurch and from Dunchurch the A45 towards Daventry. From Daventry follow the A425 towards Southam and follow the directions above.

From Banbury and the south head north on the A423 towards Southam, take the A425 towards Daventry and after approximately 7 miles turn left to Flecknoe and follow the directions above.

All of the land can be seen from the highway or the hardcore farm tracks.

Description
Boundary Farm is a highly productive commercial arable farm with a small area of pasture which has been farmed by the current owners since its purchase in 2006. The vendors have also invested heavily in improvements to land and drainage in the last five years.

The land is gently undulating and comprises large fields with excellent vehicular access for ease of machinery operation with an extensive range of modern grain storage/general purpose buildings lying at the centre of the farm.

The land extends in total to 1,204.94 acres (487.62 hectares) or thereabouts and is mostly Grade 3. The Soil Series of England & Wales describes the land as Wickham and Denchworth, loamy soils over clay, suitable for winter cereals and short term grassland.

The land benefits from a comprehensive under drainage scheme in most of the fields.

The exceptional range of modern grain and general purpose buildings (the majority constructed since 2008) lie at the centre of the holding and provide more than adequate storage for the farm and private storage for the continued expansion of arable farming operations in the local area. In addition there is a site with detailed planning consent for the erection of a new farm house. Two traditional farm buildings and a three arch former railway bridge have the potential for conversion to residential dwellings (subject to planning).

The Land
The arable land has been farmed on a rotation of winter wheat, winter barley and winter oil seed rape and has produced continuous high yielding crops.

The farm has been improved by the under drainage scheme, the amalgamation of a number of fields, digging and widening of ditches and the widening of gateways. The combine header need only to be removed once during harvest across the whole farm.

The land is mainly level but gently undulates towards the east and west from the centre of the farm with the River Leam running at the eastern end.

The farm extends in total to approximately 1,204.94 acres (487.62 hectares) comprising 1,122.92 acres (454.44 hectares) of arable land, 37.95 acres (15.36 hectares) of grass and the remainder comprising buildings, yard tracks, spinney, former railway lines, ponds etc.

The claimable area from the RLR maps is approximately 1,154.75 acres (467.32 hectares).

The land is shown edged red on the plan and a complete schedule of acreage is available upon request together with the Land Registry plans.

The Buildings
The range of modern farm buildings were predominantly constructed in the last three to four years and comprise three main buildings of galvanised steel portal framed construction to industrial specification with grain walling to 3m and eaves height of 6.70m (22'), electric roller shutter doors at each end and concrete floors.

Building No.1: 48m x 30m (160' x 100')
Building No.2: 48m x 18m (160' x 60')
Building No.3: 48m x 30m (160' x 100') (41,000 sq ft)

Level fill storage in the three main buildings is estimated to be approximately 8,000 tonnes.

There is a range of older concrete and steel portal framed buildings comprising 27.4m x 12m (90' x 40') and 24m x 9m (80' x 30') (6,000 sq ft) providing a further 1,000 tonnes of storage with internal spray store 10.9m x 4.36m, water storage and diesel tanks.

A large concrete apron surrounds the buildings and there is single and three phase electricity connected.

There is space for a bespoke drying system to be installed within the buildings.

Previous Cropping
The vendors' analysis of crop yields sold from the holding per acre in 2011 were: winter wheat 4.5 tonnes, winter oil seed rape 1.8 tonnes and winter barley 3 tonnes.

Potential
The extensive modern buildings would comfortably accommodate grain from the holding or from further land that could be farmed in the area and may also have opportunities for other non-agricultural use.

There are two small ranges of traditional farm buildings and a three arch former railway bridge which in the agent's opinion all have the potential for conversion to residential use, subject to planning permission (Rugby Borough Council).

There is a long canal frontage to the farm with areas of land that are at or below canal level and therefore could provide the opportunity for the creation of an inland waterway marina.

The farm could also have the potential for renewable energy with the possibility of a wind and/or solar farm at the holding. The farm is not affected by any compulsory purchase orders nor is it affected by the current HS2 proposals in any way.

Planning
Planning permission was granted under appeal reference APP/E3715/A/09/2096161 for a farm house subject to an agricultural occupancy condition. The planning conditions are shortly to be discharged to allow development to commence.

Plans and planning permission for the house and buildings are available to view at the agent’s offices.

Single Farm Payment, ELS & HLS
The land is registered to receive single farm payment entitlements and the appropriate number of normal entitlements will be transferred to the purchaser upon completion and will be included within the purchase price.

The land is NOT currently entered into any countryside, entry level or higher level stewardship scheme.

Possession Vacant possession will be given upon completion.

Valuation & Holdover
The vendors intend to harvest the 2012 crop and a right of holdover may be required for storage. The vendors would consider the sale of the growing crops at valuation plus any enhancement to be agreed.

Tenure The whole of the property is freehold and is registered under Title Nos. WK432031, WK437599 & WK445875.

Services Mains water, single and three phase electricity are connected to the property. Drainage to the new house will be to a private system, there are no shared supplies of any services.

None of the above services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of main water, electricity and drainage services.

Rights Of Way Etc
A number of public footpaths cross the property, overhead electricity wires cross the property and an underground fibre optic cable crosses part.

A gated road runs through the centre of the farm and connects Flecknoe, Wolfhampcote and Braunston.

The property is sold subject to and with the benefit of all rights of way, easements and wayleaves that may exist over the same whether disclosed or not.

Sporting, Timber & Minerals
The sporting, timber and mineral rights are included in the sale, although not having significant areas of woodland the farm has potential for the creation of a shoot and fishing lakes to enhance the sporting potential.

Plan, Area & Description
The plan, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions or misdescriptions. The plan is for identification purposes only.

Lotting
The vendor reserves the right to offer the property for sale in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from sale without prior notice.

Method Of Sale
The property will be offered for sale by private treaty as a whole although the vendors would consider sensible lotting of substantial parts of the property.

Local Authorities
We understand the property sits within two county boundaries.

Warwickshire County Council Tel. 01926 410410
Northamptonshire County Council Tel. 01604 236236
Rugby Borough Council Tel. 01788 533533
Daventry District Council Tel. 01327 871100

Vendor Solicitor
Tustain Jones & Co, Phoenix House, 11-15 Coventry Street, Nuneaton, Warwickshire CV11 5TD (02476) 641 222
reference Peter Tustain
peter.tustain@tustainjones.co.uk

Viewing
To be accompanied by the vendors' agent. To arrange an appointment please telephone 01788 564680.