Dodford, Northampton

A single block of productive Grade 3 arable land extending to approximately 65.80 acres (26.63 hectares) with road frontage.

Situation - The Land at Dodford Lodge Farm is situated to the East of the A5 (Watling Street) with road frontage and three gated entrances. The village of Dodford is 1.1 miles to the East of the land and Weedon is just 1.4 miles to the South. The property sits within West Northamptonshire District Council between the Brockhall and Dodford Parish Councils.

The property benefits from excellent transport links with Junction 16 of the M1 just 3.8 miles to the South of the land via the A45 which links Northampton and Daventry. Northampton is 10 miles to the East of the land, Daventry is 5 miles to the West, and Rugby is 12 miles to the North. From either Long Buckby or Northampton, there are direct rail links to London and Birmingham.

Distance - Daventry – 5 miles
Rugby – 12 miles
Northampton – 10 miles
London – 72 miles

Description - The land at Dodford Lodge Farm comprises a single block of productive agricultural land extending to approximately 65.80 acres (26.63 hectares) with road frontage and a pond. The land is conveniently positioned to the North of Weedon and the A45 and on the edge of the A5 / Watling Street running North to South, with far reaching views across the surrounding areas.

The land is split into two main enclosures bound by mature hedgerows and trees throughout with three points of access labelled A,B&C on the plan, and road frontage. There is a ditch running between the two fields, and Whilton brook lies to the Eastern boundary. The land is relatively flat and gently sloping down towards the brook. There is a small pond in the field SP6361 0538 and a dilapidated building. The land is classified as Grade 3 land with a soil type described as slowly permeable, with a slightly acid but base-rich loamy and clayey soil. The land is currently part of an arable cereal cropping rotation and is sown with winter wheat.

Situated within the block of land is a small pond and a dilapidated building.

Rural Land Register & Sfi - The land is registered with the Rural Land Register, and the fields will be transferred to the purchaser upon completion from the vendor. The vendors will retain the historic element of the Basic Payment Scheme (if any).

The land is currently subject to an SFI and CSS agreement with a winter bird seed mix and wildflower mix in places. There is an East of England LENS Project Agreement with Charles Jackson over the land dated 27 July 2023. The agreement stipulates that a reduced cultivation / min-till system is used over the land as part of a wider scheme with Anglian Water and West Northants Council with Resilient landscapes. As the rules of the scheme do not allow for this to be transferred to a new owner, this agreement will be terminated by the vendor upon completion.

Tenure & Possession - The intention is to exchange and complete as soon as practically possible. Vacant possession will be given upon completion as the land is farmed in hand. It is assumed the Vendor will have holdover on the growing crops to complete the 2026 harvest.

Services - There are no mains services connections to the land. Anglian Water are proposing to install a new mains water connection through the land. More details of the scheme and proposed route can be shared up enquiry.

Fixtures & Fittings - Only those items specifically mentioned in these sale particulars are included within the sale. The other items are specifically excluded.

Mineral Rights - All mineral rights are believed to be held with the freehold owner and will be excluded from the sale of the land.

Sporting & Timber Rights - All sporting and timber rights are believed to be held with the freehold owner and will be included within the sale of the land.

Overage Clause - An overage clause will be included within the sale contract, reserving 30% of any increase in value due to any non-agricultural or non-equestrian development in relation to the land, that takes place within a period of 30 years from the date of the sale, triggered upon implementation of planning, sale or long lease.

Plan, Area & Description - The property is sold as part of Title Number: NN306356.

Please note the field numbers quoted may not match the RPA field numbers. The plan is for identification purposes only and no claim will be entertained by the vendor or the agents in respect of any error, omissions or misdescriptions.

Easement, Wayleaves And Rights Of Way - The land is crossed by a BPA high pressure pipeline. There are no public rights of way over the land.

It is assumed that the property benefits from all necessary rights of way, easements and wayleaves for services and access.

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Local Authority - West Northamptonshire Council: Tel. .

National Grid: Tel.

Anglian Water: Tel.

Amc - If you would like to discuss financing a purchase of agricultural land, please speak to one of our AMC agents (Tayla Cave or Andrew Pinny) who will be happy to discuss this with you and make an introduction to AMC on your behalf.

Anti Money Laundering Regulations - To enable us to comply with the Money Laundering Regulations we need to verify the buyer’s identity before proceeding with a sale.

Method Of Sale - The property is offered for sale freehold by private treaty, and any interested parties should submit their offer to the agent’s Rugby office.

The vendors reserve the right to offer the property for sale in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from sale without prior notice.

Vendors Solicitors - Rachel Smith, Arnold Thomson Solicitors, 205 Watling Street West, Towcester, Northamptonshire NN12 6BX

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Viewing - Viewing is strictly by appointment through the agent’s Rugby office or email / lilly.