Detailed Description
The land at Runhall extends to approximately 60.07 hectares (148.43 acres) of arable land, permanent pasture and woodland.
It is offered as a whole or in up to four lots which will appeal to a wide range of buyers, including those seeking land for agricultural,
investment, amenity or environmental purposes.
The vendor has farmed the arable land in hand and would be interested in remaining in occupation either under a Farm Business Tenancy or contract farming agreement. The meadows provide grazing for livestock and have been let under licence.
LOCATION & SITUATION
The land is in the village of Runhall, approximately 12 miles west of Norwich. The postcode for the centre of the land is NR9 4DR.
The What3Words references for the main entrance to each lot are as follows:-
Lot One ///udder.dusters.razors
Lot Two ///legwork.fuel.estimates
Lot Three & Four ///reassured.february.spent
LOT ONE - ARABLE LAND, GRAZING MEADOWS AND WOODLAND, APPROXIMATELY 26.39 HECTARES (65.21 ACRES)
Lot 1 combines productive Grade 3 arable land, grazing meadows alongside the River Yare and a parcel of woodland. The meadows are stock fenced throughout. They will suit buyers with livestock interests and those drawn to the wildlife and landscape value of permanent pasture.
Access is from Black Horse Road on the northern boundary and from School Lane on the eastern boundary.
The land use areas breakdown as follows:
Hectares Acres
Arable 13.35 32.99
Grassland 11.78 29.11
Woodland 1.07 2.64
Other 0.19 0.47
LOT TWO - ARABLE LAND AND WOODLAND, APPROXIMATELY 12.83 HECTARES (31.70 ACRES)
Lot 2 comprises a single arable field of approximately 25.20 acres, together with Long Plantation, a block of particularly attractive
mature woodland bordering the River Yare.
The arable field is a regular shape and easily worked. It is classified as part Grade 3 and part Grade 4.
Long Plantation adds significant amenity appeal; it comprises a block of 6.50 acres of mature mixed deciduous woodland which adjoins the River on its northern boundary.
The land is accessed via Herring Lane, off School Lane.
LOT THREE - MATURE WOODLAND, APPROXIMATELY 4.25 HECTARES (10.50 ACRES)
Little Wood is a single block of mature deciduous woodland in an elevated position north of Runhall Church. It is quiet and secluded,
which makes it well suited to wildlife, conservation or recreational use. Access is over the track marked A-B-C on the sale plan over which a
right of way for all purposes will be granted, subject to contributing a fair proportion towards maintenance costs.
LOT FOUR - ARABLE LAND, APPROXIMATELY 16.60 HECTARES (41.02 ACRES)
Lot 4 comprises a single parcel of Grade 3 arable land with frontage to Church Road.
The land is sold subject to a right of way over the track marked A-B-C for the benefit of Lot 3 (Little Wood).
GENERAL REMARKS & STIPULATIONS
METHOD OF SALE
The property is offered for sale as a whole or in four lots. If a prospective purchaser is interested in part of a lot they are encouraged to discuss their requirements with the selling agents.
TENURE & POSSESSION
The property is offered for sale freehold with vacant possession on completion, subject to any Holdover requirements.
HOLDOVER
Subject to the timing of completion, holdover may be required to comply with the Countryside Stewardship Scheme over the land.
Further details are available from the selling agents.
INGOING VALUATION
In addition to the purchase price, the buyer shall pay on completion for the following:
- All stocks, fuel, seeds, fertilisers and sprays applied, charged at cost
- All cultivations carried out following the 2026 harvest, including hedge cutting, charged at CAAV rates
EXCHANGE OF CONTRACTS & COMPLETION
Exchange of contracts will take place within 28 days of receipt by the Purchasers' solicitor of a draft contract with completion no later than
14 days thereafter.
A deposit of 10% of the purchase price will be payable on exchange of contracts. If early entry is required then the purchaser/s will be asked to pay an additional 10% at that stage.
WAYLEAVES, EASEMENTS & RIGHTS OF WAY
The land is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, quasi-easements, and all wayleaves whether or not referred to in these particulars. In particular it should be noted:-
- A gas pipeline runs through lots 1 and 4
- There are no public footpaths crossing the land
- Overhead electricity lines cross Lots 1 and 4
- If lots 3 and 4 are sold separately, a right of way will be reserved over the track marked A-B-C for the benefit of lot 3.
VAT
Should any sale of the property, or any right attached to it, become
a chargeable supply for the purposes of VAT, such tax shall be payable by the purchaser/s in addition to the contract price.
COUNTRYSIDE STEWARDSHIP
The land is entered into a Countryside Stewardship agreement which runs to 31st December 2027.
The obligations of the scheme will need to be met to 31st December 2026 and the scheme options may be able to be transferred to the Buyer/s for the balance of the agreement. Buyers are encouraged to discuss the detail of this with the selling agents.
The Vendors will retain the benefit of the payment for the 2026 scheme year.
OUTGOINGS
All outgoings are to be apportioned at completion.
SPORTING, MINERALS & TIMBER
All sporting rights, timber or timber like trees, and mineral rights (except as reserved by statute or to The Crown) are included in the sale subject to the sporting rights being reserved to the Vendor until 1 February 2027.
PLANS, AREAS & SCHEDULES
These have been prepared as carefully as possible and based on the Ordnance Survey national grid 1:2500 landline data. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy is not guaranteed.
TOWN & COUNTRY PLANNING
The purchaser/s will be deemed to have full knowledge and have satisfied themselves as to any planning matters that may affect the property.
SERVICES
There are no services connected to the land.
PRE-EMPTION AGREEMENT
The property is subject to a pre-emption agreement. Prospective buyers should discuss this with the selling agents.
FIXTURES & FITTINGS
All fixtures and fittings are excluded from the sale unless specifically referred to in these particulars.
DISPUTES
Should any disputes arise as to the boundaries or any points concerning the particulars, schedules, plans and tenant right issues, or the interpretation of any of them, the question will be referred to an arbitrator appointed by the selling agent.
HEALTH & SAFETY
The property is part of a working farm with livestock grazing and therefore viewers should be careful and vigilant whilst on the holding. Neither the Vendor nor the Selling Agents are responsible for the safety of those viewing the property and accordingly those viewing the property do so at their own risk.
ANTI MONEY LAUNDERING
In accordance with the most recent Anti Money Laundering Legislation, the Purchaser will be required to provide proof of identity and address to the selling agents once an offer is submitted and prior to solicitors being instructed.
VIEWING
Strictly by appointment with Brown & Co. Please contact Anne Barker on or .
