Land for saleLakenheath, Brandon
Method of Sale We have been instructed to offer the property for sale by auction at 6:30pm on Thursday 5th May 2016, unless sold previously. For our client to accept an offer prior to the auction, a premium price would have to be put forward and the purchaser would be required to sign a contract in the office of Clarke & Simpson and put down a 10% deposit well in advance of the auction date. Whilst such an offer will be considered prior to the auction, the seller is under no obligation to accept.
It should be noted that Clarke & Simpson cannot always keep interested parties updated and, at times, will be instructed to accept an offer and exchange contracts without going back to any other parties first. If the property is sold in the auction room, the contract will be signed immediately and the purchaser will put down a 10% deposit. Please note that completion will take place 28 days thereafter. Please refer to Clarke & Simpson's Auction Catalogue for general auction conditions.
The vendor's solicitor has prepared an Auction Legal Pack for the property. We can email this to interested parties or a copy is available to view in the office of Clarke & Simpson. We recommend that prospective purchasers put their solicitor in touch with the vendor's solicitor to raise any additional enquiries before the auction.
Vendor´s Solicitor Catherine Scott of Howes Percival, Flint Buildings, 1 Bedding Lane, Norwich, Norfolk NR3 1RG.
Tel: 01603 762103. E-mail: firstname.lastname@example.org
Location The land at Home Farm is situated on the north western boundary of RAF Lakenheath with road frontage to Maids Cross Hill. The land is located to the east of the Suffolk village of Lakenheath. Lakenheath offers a range of local services including a railway line with links to Cambridge and London. The village lies approximately 12 miles from Thetford, 14 miles from Bury St Edmunds and 21 miles from Cambridge.
The land can be accessed from the centre of the village, from the B1112. Follow the brown tourist signs for Maids Cross Hill Nature Reserve, turning initially into Mill Road. Proceed along Mill Road until the 'T' junction. Turn right onto Cemetery Road, this road becomes Maids Cross Hill. The land can be found on the left hand side just after Sandy Drove, opposite the Nature Reserve car park.
Description The land in all extends to approximately 107.32 acres (43.43 ha) and includes established woodland and shelter belts, shown for identification purposes on the enclosed plan.
The land comprises principally Grade 3 arable upland with deep well drained sandy soils common to the Newport Series together with low lying peaty soils on the edge of the Isleham Series. Field ditches and drains have been well maintained and a scheme of land improvements has been carried out in recent years.
The land has been cropped within an arable rotation including sugar beet, potatoes, cereals and grass ley. The land has been farmed by the current tenants since the 1960s in conjunction with neighbouring land which is owned by the tenant.
Tenure and Investment Yield The freehold of the land is offered for sale subject to an Agricultural Holdings Act tenancy. The tenancy arrangements were reorganised in April 2014 so as to permit the single assignment of the tenancy to one or other of the current tenant's sons, both of whom are involved in farming within the locality. Following the restructuring of the tenancy the freehold interest now has the potential to qualify for 100% relief from inheritance tax in reliance of the current rules for Agricultural Property Relief.
The passing rent is £12,000 per annum, payable half-yearly in arrears and next capable of review in accordance with the provisions of the Agricultural Holdings Act from 1st October 2017 (subject to appropriate notices being served).
The tenant is responsible for full repairing and insuring in accordance with Model Clauses under the Agriculture (Maintenance, Repair and Insurance of Fixed Equipment) Regulations 1973.
Rights reserved to the landlord include all treasures, archaeological artefacts, minerals, sand, gravels and turf together with exclusive right to grant any wayleave or easement across the property.
Full details of the tenancy can be found in the legal pack with the selling Agents.
Viewings At any reasonable time, with particulars in hand, by prior arrangement with the Agents.
Rights of Way, Wayleaves, Easements Etc.
The property is sold subject to and with the benefit of all rights of way, wayleaves and easements that may affect the land.
Sandy Drove is included within the freehold and subject to rights of public access and access for the owners of Home Farm.
Timber, Sporting and Minerals All sporting rights, standing timber and mineral rights (except as reserved by statute or to the crown) are included in the sale of the freehold insofar as they are owned.
Boundaries All boundaries shall be as previously and the Vendor will not be required to define the same. These are shown for identification purposes only outlined red on the plan. Purchasers should satisfy themselves with regard to these as no error, omission or misstatements will allow the purchaser to rescind the contract nor entitle either party to compensation thereof.
The property is registered with the Land Registry under title number SK 325306.
Town and Country Planning The property is sold subject to any development plans, tree preservation orders, ancient monument orders and Town and Country schedules or other similar matters that may be or come into force.
Outgoings The land is sold subject to any drainage rates and other outgoings that may be relevant and for which the tenant is currently responsible under the terms of the tenancy.
Quotas and Basic Payment Scheme The land is registered under the Basic Payment Scheme and the entitlements will be maintained by the tenant and will be transferred to the landlord at the end of the tenancy.
Useful Contacts Environment Agency - Cobham Road, Ipswich, Suffolk IP3 9JE Tel. 01473 727 712
District Council - Forest Heath District Council, College Heath Road, Mildenhall IP28 7EY Tel. 01638 719000
DEFRA - Block B, Government Buildings, Brooklands Avenue, Cambridge, CB23 2DR Tel. 01223 462727
Information Pack An Information Pack containing further detail relating to the tenancy of the holding is available for inspection at the Agent's office.
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*Guide Price: An indication of a seller's minimum expectation at auction and given as a Guide Price or a range of Guide Prices. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.
Reserve Price: Each auction property will be subject to a Reserve Price below which the property cannot be sold at auction. Normally the Reserve Price will be set within the range of Guide Prices or no more than 10% above a single Guide Price.
Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Clarke & Simpson, Framlingham on 01728 724200.
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