Introduction
Cruso & Wilkin are delighted to offer this rural area of amenity land, situated within West Norfolk, very close to the village of Wretton and adjacent to the Cut Off Channel.
The property comprises of approximately 13.15 acres (5.32 hectares) of amenity grass bank land. Access is available directly off the county maintained highway known as Wretton Fen Drove and a private access roadway known as Farhill Drove.

Location and Situation
The lands are situated to the south of the village of Wretton, this village is located approximately 2 miles east of Stoke Ferry and 4 miles south-east of Downham Market.
The fields can be identified from the attached location and site plans (for identification purposes only) and a direction board off the Wretton Fen Drove.
The location of the entrance to the land is:
Nearest Postcode:  PE33 9QP
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Local Amenities
The land is situate within the open countryside; there are various facilities and amenities within Stoke Ferry and Downham Market, with additional amenities including shopping, tourism attractions and schooling available within the towns of King’s Lynn and Swaffham.
The North Norfolk coast with its varied attractions is approximately 30 miles north of the property.
Railway stations are available within Downham Market and King’s Lynn, with direct access to King’s Cross station.

Method of Sale
The property is offered for sale by private treaty as a whole or in two lots, as described herein. 
Depending on the level of interest the Vendors and their agents reserve the right to invite best and final offers.

Description
Lot 1:- (edged red) 9.21 acres (3.72 hectares) of bank land, historically used for grazing and more recently left unmanaged and permanent pasture. Access off Farhill Drove.
Lot 2:- (edged orange) 3.94 acres (1.59 hectares) of bank land, historically used for grazing and more recently left unmanaged and permanent pasture. Access off Farhill Drove.

Viewing and Health & Safety:
Viewing is with particulars to hand and ideally having confirmed viewing date with the Sole Agents, contact Cruso & Wilkin. Tel. . Given the potential hazards of the lands not being managed for some years, we ask you be as vigilant as possible when making your inspection.

Services
We are advised that the lands are not serviced.

Early Entry
Arrangements for early entry may be made if appropriate and upon the payment of a further 10% deposit of the total sale price following exchange of contracts (subject to cross compliance).

Soil and Land Classification
The land is shown as Grade 3 on the provisional Agricultural Land Classification Map prepared by the Ministry.
The Soil Survey of England and Wales map (prepared by the Soil Association), identifies the land as being Isleham 2 series which comprise of deep permeable sandy soils. The land is currently maintained as unmanaged grassland but was historically grazed with livestock.

Farhill Drove
The lots are offered with the section of Farhill Drove adjacent to the respective lots (as may be included within the Title), subject to all rights of way as may be enjoyed by adjoining landowners. It is further noted that Farhill Drove is recognised as a restricted byway.
The land is bordered on the southern boundary by the Cut Off Channel being  the responsibility of the Environment Agency, they also own the “berm” to the channel bank, historically this has been let to the Sellers. We are making enquiries of the Environment Agency and/or their Agents to enquire whether they would agree to a continued arrangement on the relevant section(s).

Drainage Rates
We are advised that the lands are located within the Stoke Ferry Internal Drainage Board’s area; Downham Market Group of Internal Drainage Boards  Tel: