Valley Lane, Hertfordshire, AL3 8

A very attractive area of land off Valley Lane in a secluded location and with good access from Valley Lane. There are numerous bridleways in the vicinity, offering decent hacking and biking options.

Grade 3 on the Provisional Agricultural Land Classification. Currently permanent pasture and would accommodate equestrian or other leisure and amenity purposes. The land is unfenced but benefits from mature hedgerows.

Approximately 6.26 hectares (15.48 acres) in total.

Markyate – 2.1 miles
Harpenden – 6 miles


Method of Sale
The freehold of the property is offered for sale by private treaty as a whole or in up to two lots as indicated on the plan.


Guide Price
Lot 1 (7.74 acres) £155,000
An attractive and relatively flat parcel of permanent pasture adjoining Cotton Spring Farm to the northeast.

Lot 2 (7.74 acres) £155,000
An attractive parcel of permanent pasture sloping gently from the northeast down towards to southwest.


Planning
Valley Farm is located in the rural area beyond the green belt and in the Chilterns National Landscape Area (formerly known as the Chilterns Area of Outstanding Natural Beauty).


Services
Water and electricity is available nearby subject to usual utility connection requirements. There will be a right to lay and maintain services to the land through the retained land.


Tenure and possession
The land is available with Vacant Possession.


Access
There is currently a right of access from Valley Lane through Valley Farmyard and over a track, as shaded blue on the plan.

The vendor has consent from Dacorum Borough Council (Ref: 25/01012/AGD) to construct a track over the area shaded brown on the plan. The vendor reserves the right to relocate the right of access to the western boundary, as shaded brown on the plan. Once the new track is constructed, the right over the track shaded and hatched blue will cease. There will be a requirement to contribute to maintenance of the access track according to use.

If sold as two lots, Lot 1 will benefit from a right of access over Lot 2 over the area hatched blue/brown on the plan. Again, the right of access over the area hatched blue will cease once the new track is constructed.


Overage
In the event planning permission is granted for any residential or commercial development within a period of 30 years, the purchaser(s) shall pay to the vendor 30% of the uplift in value to which the planning permission gives rise. The overage is payable on the earlier of implementation or disposal. Further details are available from Weldon Beesly.


Boundaries
The vendors and the vendors’ agent will do their best to specify the ownership of boundary hedges, fences and ditches but will not be bound to determine these. The purchaser(s) will have to satisfy themselves as to the ownership of any boundaries.

The purchaser(s) will be required to install and thereafter maintain a post and three rail wooden fence along the southern boundaries.


Exchange of contracts and completion
Contracts to be exchanged within 28 working days of the issue of a draft contract by the Vendor’s solicitor. A 10% deposit will be payable on exchange of contracts with completion on a date to be agreed.


Anti-Money Laundering
In accordance with the most recent Anti-Money Laundering legislation the purchaser will be required to provide proof of identity and an address to the selling agent once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed.


Covenants Easements, and Rights of Way
The property will be subject to a restrictive covenant preventing the land being split into more than two separate plots to be sold on separately.

Public footpath Flamstead 018 runs along the inside of the northern boundary of Lot 1.

The property is sold subject to all existing wayleaves, easements, public or private rights of way, covenants and restrictions, whether stated in these particulars or not.


Plans and areas
These have been prepared as carefully as possible by reference to digital OS data and HM Land Registry. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy cannot be guaranteed.


Viewing
Strictly by appointment with the sole selling agent Weldon Beesly (Ref Sophie Hutton).


Health and Safety
We would ask that you be as vigilant as possible when making any inspection, for your own personal safety and that of others.


Local Authority
Hertfordshire County Council & Dacorum Borough Council.