Lower Layham, Hadleigh, IP7

Situation
The land is located to the southwest of the village of Layham, being approximately 7 miles from the town of Ipswich. The land itself adjoins a lane to the south and can also be accessed via a shared access to the north which is joined from Stoke Road.

Description
The land totals approximately 74.55 acres (30.1 hectares) and comprises a single block of arable land divided into three separate fields. The land adjoins an area of neighbouring woodland and adjoins residential dwellings and is in close proximity to popular local villages. For the arable land's previous cropping, please view the property particulars.

The land is in a convenient block with good road access from the northern and southern boundary. The fields are of a regular shape and generally flat, lending themselves to the use of modern farm machinery. The land also benefits from directly abutting the Dedham Vale Area of Outstanding Natural Beauty.

The land is classified by DEFRA as Grade 2 with small areas of Grade 3 to the north and west. The soil is described as freely draining, slightly acid and loamy. It is suitable for a range of spring and autumn sown crops; under grass the soils have a long grazing season. Free drainage reduces the risk of soil damage from grazing animals or farm machinery.

The land is sold with the benefit of Vacant Possession.

Basic Payment Scheme, Countryside Stewardship

No entitlements to the Basic Payment Scheme will be transferred with this sale. All future rights to the delinked payment are to be retained.

Sporting Rights
Please be aware that the sporting rights are let until February 2025 but will be included in the sale.

Minerals
The minerals are not included in the sale. Further details are available from the selling agent.

Designations
All of the land is in a Nitrate Vulnerable Zone

Wayleaves, Easements and Rights of Way
The Selling Agents are not aware of any underground utilities or easements that affect the land. A public bridleway enters the land at the northern boundary and crosses the land from north to south. The bridleway runs along the boundary of the fields.

Ingoing Valuation or Holdover
In addition to the purchase price the Purchaser will be required to pay for all growing crops including seeds, fertilisers, sprays applied and cultivations in accordance with the recommendations from the Central Association of Agricultural Valuers or Holdover will be reserved to permit harvesting of the 2024 harvest. Please contact the agent to discuss.

Method of Sale
The land is offered for sale as a whole by private treaty.

VAT
It is not expected that VAT will be charged on the sale but should the sale of the property or any Rights attached to it be deemed chargeable for the purposes of VAT, this will be payable in addition to the sale price.

Plans, Areas and Schedules
These are based on the Ordnance Survey and are for reference only. The Purchaser shall be deemed to have satisfied themselves as to the description of the property and any error or mis-statement shall not annul the sale nor entitle any party to compensation.

All Plans are for identification purposes only and in the event of any discrepancies between the Plans and any area, schedule, or the Land Registry the Land Registry shall prevail.

Important notes
The Purchaser shall be deemed to have full knowledge of the boundaries of the property and the ownerships thereof. The property is sold subject to any development plans, Tree Preservation Orders, Ancient Monument Orders, Town Planning Schedules and resolutions that may or may not come into force. Any plans are deemed to be representative of the property, but no assumption should be made in respect of any parts of the property.

Viewings
All viewings are to be by appointment only with all interested parties notifying Juliet Stephens at Brooks Leney on .

Viewings will be undertaken during daylight hours with a set of these particulars in hand.

Directions
From Hadleigh High Street head south and continue on to the B1070. After two miles turn right onto the Quiet Lane. Follow the Quiet Lane until you reach the junction, then turn right onto Shelley Road. After approximately a quarter of a mile turn left and after half a mile the property will be located on the right hand side.