Warren Lodge Farm

Warren Lodge Farm, Clopton, Thrapston, Northamptonshire, NN14 3DZ.

The sale of Warren Lodge Farm, Clopton provides interested parties with an opportunity to purchase 443.34 acres (STMS) lying between the market towns of Oundle and Thrapston, respectively. The Farm has been divided into two separate Lots providing Lot 1 160.56 hectares (396.75 acres) Corn Store and General Purpose building in a ring fence. Lot 2 a further 18.85 hectares (46.59 acres or thereabouts) providing opportunities for local and adjoining farmers to add to their existing holdings. The property is situated in an attractive and rural part of East Northamptonshire. The Farm is generally capable of producing above average yields.

Warren Lodge Farm, Clopton is situated approximately 2 miles to the southeast of the Village of Clopton and lies approximately 10 miles to the west of the market town of Oundle with Thrapston a further 12 miles to the west.

Method of Sale

The property is offered for sale initially by private treaty as a whole or in two Lots and as described herein. The Vendor and their agents reserve the right to invite best and final offers and/or offer the property for sale by private auction if there is significant or substantial levels of interest show.

Tenure and Possession

The property offered for sale herein is offered for sale freehold with the benefit of vacant possession upon completion although subject to any rights of holdover, the details of which are set out herein.

LOT 1

Extends in all to approximately 160.56 hectares (396.75 acres) or thereabouts STMS. The land is as identified on the sale plan and lies within a ring fence.Included within this Lot are the following buildings:

Building 1 (17.96m 16.38m). Capacity circa 350 tonnes. Steel portal frame construction, grain thrust walling, central fan duct, on floor low ventilation conditioning fan house.

Building 2 (17.78m 18.65m) Capacity circa 350 tonnes. Steel portal frame construction, grain thrust walling, central fan ducting brick ventilated shed.

Building 3 Range of former livestock buildings, principally of concrete portal frame with corrugated sheet cladding and roofing.

Building 1: 9.01m x 17.04m

Building 2: 9.01m x 17.04m

Building 3: 15.47m x 5.48m

Note:The buildings are capable of adaptation for general storage and/or possibly permitted residential development under Class Q application subject to formal planning consent.The arable land lies within four enclosures together with building and yard and is predominantly shown as Grade 3 on the Ministry Land Classification Plans. The soils include the Hanslope, Raydale and Ox Pasture soils principally being a deep calcarean clayey based soil capable of producing spring and winter cereal, pulses and oil seed . The details of the previous years’ cropping are available from the Agents. 

The land has the benefit of an internal hardened farm track together with a small copse and wildlife habitat area adjacent to the Atcost Livestock buildings. The land has historically been drained in part only circa 1983, a copy of the plan is available on request. Lot 1 represents a compact block of well serviced arableland set within a rural location

LOT 2

A single enclosure of arable land adjacent to the B662 comprising 18.85 hectares(46.59 acres) STMS as edged red on the plan.The land is classified as Grade 2 on the Ministry Land Classification plans and includes soils within the Hanslope soil series. Capable of arable crop production including spring and winter cereals. Details of previous cropping are included herein. The land has been under drained, a copy of the plans are available on request.

Terms of Sale:

The property is offered for sale initially by private treaty as a whole or in two lots asdescribed in these particulars. The Vendors and their Agent reserve the right toinvite best and final offers and/or offer the property for sale by private auction.Please refer to the covering letter for the guide price.

Tenure & Possession:

The property is to be offered for sale freehold with the benefit of vacant possession,subject to those rights and reservations referred to herein, together with the right(s)of holdover.

Holdover:

The Vendor will retain the right of holdover if required to harvest and load the growing crops on Lot 2.

Exchange of Contracts and Completion:

A 10% deposit will be payable on exchange of contracts. Completion to be agreed at the date of concluding terms.

Value Added Tax:

Any guide price quoted or discussed is exclusive of VAT; in the event that the saleof the property or any part of it, or any right attached to it, become chargeable to Value Added Tax, then the tax at the prevailing rate will be payable by the Purchaser in addition to the contract price.

Wayleaves, Easements & Rights of Way:

The property is offered, subject to and with the benefit of all existing rights of way whether public or private light support drainage or water electricity supplies andother rights and obligations easements quasi-easements and restrictive covenants and all existing and proposed wayleaves, poles, masts, pylons, stays, cables, drains,water, gas and other pipes whether referred to herein or not.

Boundaries, Plans, Areas, Schedules and Disputes:

The Purchaser will be deemed to have full knowledge of the boundaries and areasand any mistake or error shall not annul the sale nor entitle any party tocompensation in respect thereof. Should any dispute arise as to the boundaries orany points arise on the general remarks, stipulations, particulars, schedule, plan orthe interpretation of any of them, questions shall be referred to the selling Agent whose decision acting as Experts shall be final.

Measurements and Other Information:

All measurements are approximate and areas are based on the Rural PaymentsAgency (RPA) acreages together with the Land App. Whilst we endeavour tomake our sales particulars accurate and reliable, if there is any point which is of particular importance to you please contact this office and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.

Services

Lot 1 – has the benefit of mains water and 3 phase electricity supply. Lot 2 – No services are connected.

Health and Safety:

Given the potential hazards of a working farm we ask that you be as vigilant as possible whenmaking an inspection for your own personal safety, particularly around the farm machinery. We regret to advise that children and/or pets are not permitted on the property.

Ingoing Valuation and Tenant Right Matters:

In addition to the purchase price, the Purchaser will be required to pay for all growing crops together with beneficial cultivations, sub-soiling and any acts of husbandry since harvest 2025, at CAAV rates, or contract rates where applicable, together with the invoice cost of seeds, sprays,fertilisers and manures applied to the growing crops. In addition to the cost of establishment the Purchaser will be required to pay an element of enhancement calculated at a rate of £30.00 peracre, per month from the date of any crops established to the date of completion.

Sporting, Timber and Mineral Rights:

The sporting, standing timber and mineral rights insofar as they are relevant and are owned are included in the freehold subject to statutory exclusion.

Fixtures and Fittings:

Details of the fixtures and fittings are available from the selling Agents upon request.

Employees:

It is not anticipated that there will be any employees to be transferredto the Purchaser under the Transfer of Undertakings (Protection of Employment) Regulations “TUPE”.

Early Entry:

May be available following exchange of contracts as licensee for crop husbandry purposes only.

Drainage Rates:

These are charged by the Environment Agency and will be apportioned to completion.

Rural Payment Agency:

The land is registered within the Rural Payment Agency.

Environmental Matters:

The land lies within a designated Nitrate Vulnerable Zone.

Town & Country Planning:

The property is offered subject to any existing Development Plan,Tree Preservation Order, Ancient Monument, Town Planning Schedule, or Resolution which may be or may come into force. The Purchaser will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property.

Land Registry:

The land is registered with the Land Registry under Title Numbers: Lot 1 – NN158211 Lot 2 – NN171015 and NN41318.

Local Authority:

North Northamptonshire Council, Sheerness House, 41 Meadow Road, Kettering, Northamptonshire, NN16 8TL T: 7