Warren Lodge Farm

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 Farm is generally capable of producing above average yields.

Situation
The property is situated in an attractive and rural part of East Northamptonshire. Warren Lodge Farm, Clopton is 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.

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 duct and 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 with the benefit of mains water and 3 phase electricity supply. The land has historically been drained in part only circa 1983, a copy of the plan is available on request. 

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. 

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

General Stipulations
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 to compensation 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.

• 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.
• 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.
• Given the potential hazards of a working farm we ask that you be as vigilant as possible when making 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.
• Drainage rates are charged by the Environment Agency and will be apportioned to completion.
• The land is registered within the Rural Payment Agency.
• The land lies within a designated Nitrate Vulnerable Zone.
• The land is registered with the Land Registry under Title Numbers: Lot 1 – NN158211 Lot 2 – NN171015 and NN41318.

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 per acre, per month from the date of any crops established to the date of completion.