Land for sale

A productive block of arable and pastureland with a small range of traditional barns, situated on the edge of Welford. Extending to 259.53 acres (105 hectares) or thereabouts.

A productive block of arable and pastureland with a small range of traditional barns, situated on the edge of Welford.

Available as a whole or in two lots.

Extending to 259.53 acres (105 hectares) or thereabouts

Lot 1: 103.49 acres
(edged green on the plan)

Lot 2: 156.04 acres
(edged red on the plan)

Further land may be available by separate negotiation.

Distances
• Lutterworth 8 miles

• Market Harborough 8 miles

•Daventry 15 miles

•Northampton 16 miles

Situation
The land is situated to the east of Welford village and can be accessed via a secure gated entrance to the east of the A5199. Leicester and Northampton are equidistant to the north and south with extensive amenities and commercial centres. The land benefits from excellent road links with the A14 dual carriageway, M1 and the M6 located within proximity as well as rail services at Market Harborough, Northampton, and Rugby, which offer direct lines to London.

Further detail of the location can be found on the plan to the rear of the brochure.

Lot 1: Description
Lot 1 (shown edged green on the site plan) is presented as sixteen enclosures, extending to approximately 103.49 acres of slightly undulating land comprising circa 34.52 acres of arable land and 68.97 acres of pastureland. The land benefits from well-defined mature hedgerow boundaries with stock proof fencing in parts., with exception of the boundary between points A and B.

According to Natural England, the land is classified as Grade 3 on the Agricultural Land Classification Maps, being a slowly permeable base-rich loamy and clay soil. The land would be suited to agricultural or equestrian use.

The purchaser of Lot 1 will be responsible for erecting and thereafter maintaining a stock proof fence of post, stock netting with two stands of barbed wire between points A and B and the plan below.

Schedule of Land
The soil is listed as a freely draining acid loamy soil suitable for a range of spring and autumn sown crops; under grass the soils have a long grazing season.

Please download the brochure to view the Schedule of Land.

Lot 2: Description
Lot 2 (shown edged red on the site plan) extends to approximately 156.04 acres of slightly undulating land comprising circa 105.25 acres of arable land, 45.41 acres of pastureland and 5.38 acres of woodland, building and yard and scrub. The land benefits from well-defined stock proof fencing in parts, and mature hedgerow boundaries throughout.

According to Natural England, the land is classified as Grade 3 on the Agricultural Land Classification Maps, being a slowly permeable base-rich loamy and clay soil. The land would be suited to agricultural or equestrian use.

Barns
There are two traditional brick barns located to the south of the land, currently used for agricultural storage. The barns are believed to be in good structural condition and could be used for alternative uses, subject to survey and the grant of the necessary planning consents.

Barn 1
Situated in the north-eastern corner of SP6579 0291 this barn extends over one level and is approximately 686sq.ft GEA. The barn is of red brick construction under a pitched slate roof, centred around a walled, concrete courtyard. Three archways and a pedestrian door are situated on the southern elevation overlooking the courtyard.

The barn does not benefit from any service connections nor is there an established track leading to the building. Currently, the barn is used to house livestock.

Barn 2
Situated in south-eastern corner of SP6479 9775 this traditional barn extends over two levels and is approximately 244sq.ft GEA. The barn is of red brick construction under a pitched slate roof. Along the eastern elevation are two archways, together with an opening at approximately 6ft from ground level situated on the southern elevation.

The barn does not benefit from any service connections nor is there an established track leading to the building.

Schedule of Land
The soil is listed as a freely draining acid loamy soil suitable for a range of spring and autumn sown crops; under grass the soils have a long grazing season.

Please download the brochure to view the Schedule of Land.

General Information

Tenure & Possession
The property is offered for sale freehold with vacant possession of the land being given upon completion. It is intended that the current contractor will continue to farm the arable land until harvest 2024. This will be dealt with either by an ingoing valuation and the subsequent sale of a standing crop or a contracting agreement between the purchaser and the contractor. The grass land is currently occupied on two grazing licences both of which terminate on the 30th November 2023.

Both lots are registered under Title Number NN262661.

Ingoing Valuation
If an ingoing valuation is required, then in addition to the purchase price the purchaser will be responsible for paying for all cultivations and costs that have been carried out by the vendor to completion. The arable land is due to be drilled for the 2024 harvest with winter wheat. The ingoing valuation (on top of the purchase price) will be calculated on an actual cost basis of cultivations, seeds, fertilisers, and sprays applied. In addition to this cost there will be a charge for the application of nitrogen and a fungicide which will be carried out prior to completion. Full details will be outlined in the sale contract in addition to the purchase price and ingoing valuation, there will be a crop enhancement charge.

Basic Payment Scheme
The land is registered to receive payment under the Basic Payment Scheme and a claim was submitted for the 2023 scheme year by the occupier and this payment will be retained.

Countryside Stewardship Scheme
The land is sold subject to an existing CSS agreement until December 2027, and it will be expected the purchaser will take to the agreement upon completion. Further information can be made available from the agent. The options are as follows:

Permanent grassland with very low inputs (outside SDA) – GS2

Management of hedgerows – BE3

Farm Woodland Premium Scheme
The woodland plantation in Lot 2 was established under the Farm Woodland Premium Scheme in 2003/2004. There are no further payments due under this scheme, however there are responsibilities for maintenance. Further details can be made available from the agents.

Services
Water is via a shared supply from the retained land between Lot 1 and Welford. Purchasers will be required to install a submeter and pay for water consumed.

The land also benefits from access to a natural water supply with a drinking point in the stream (located to the north and to the south of the land).

In the event the land is sold in two lots the appropriate service connection rights will be reserved across Lot 1 for the benefit of Lot 2.

Purchasers should note it is their specific responsibility to investigate the availability of services.

Access
Lot 1 can be accessed via the gated bell mouth entrance off Northampton Road (A5199). Internal gates will need to be installed between field parcels SP6479 3677 and SP6479 5268 to gain access to the adjacent fields. A private right of way has been granted for the proprietor of the barns situated adjacent to SP6479 3677.

Lot 2 can be accessed via the field gate set back from the Northampton Road, A5199. Further detail is available on the site plan.

Overage Clause
An overage clause will be included within the sales contract for Lots 1 and 2 which will reserve 30% of any increase in value due to any non-agricultural, horticultural, or equestrian development or use of the land for BNG, carbon credit, nutrient neutrality schemes or SANG purposes that takes place on the land or buildings for a period of 30 years from the date of the sale.

Further land
In addition to lots 1 and 2 the vendor may consider the sale of further retained land via separate negotiation extending to approximately 54 acres as shown hatched on the site plan.

Rights of Way Etc
A footpath crosses from east to west to the north of both lots. Further details can be seen on the West Northamptonshire Public Rights of Way plan. The property is sold subject to and with the benefit of all existing rights, obligations, easements, and all wayleaves and covenants, whether disclosed or not.

Sporting, Timber & Mineral Rights
All rights are believed to be held with the freehold owner and will be included within a sale of the land.

Boundaries & Fencing
The external boundary ownership for Lot 1 and Lot 2 is not known although the vendor has always maintained their side of the hedges.

Internal boundary ownership between lots 1 and 2 is identified by an inward marked “T”.

Plan, Area & Description
These are based on the Ordnance Survey and Rural Land Register data and are there for reference only.

The plans, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions or misdescriptions.

Method of Sale
The property will be offered for sale by private treaty as a whole or in two lots and interested parties should submit their offers to the agent’s Rugby office.

Vendor Solicitor
Stephanie Dennis, HCR Hewitsons, Lancaster House, Nunn Mills Rd,
Northampton NN1 5GE Tel. 01223 461155

Local Authorities
West Northamptonshire County Council Tel: 0300 126 7000.
Western Power Tel: 0800 6783 105
Anglian Water Tel: 0345 266 5841

Viewing
Strictly by prior appointment through the agent’s Rugby office on 01788 564680 (both Holly & Henry can be reached on this number), or email rugrural@howkinsandharrison.co.uk.

Henry Martin | henry.martin@howkinsandharrison.co.uk

Holly Thompson | holly.thompson@howkinsandharrison.co.uk

Please be aware that livestock graze the land and therefore please keep gates closed and take appropriate biosecurity measures.

What3Words
Lot 1: ///unsettled.monk.pacifist
Lot 2: ///backpacks.tabs.scorpions

Anti Money Laundering Regulations
We are required under due diligence, as set up under HMRC, to take full identification (e.g., photo ID and recent utility bill as proof of address) of a potential purchaser upon submitting an offer on a property.