Shalford Hall Farm

AN ATTRACTIVE RESIDENTIAL ARABLE FARM WELL LOCATED IN MID-ESSEX WITH DEVELOPMENT POTENTIAL & AMENITY OPPORTUNITIES

An attractive residential arable farm well located in mid-Essex with development and amenity opportunities. For sale as a whole or in 3 lots.

Cambridge Office: +44 (0)1223 213777

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Shalford Hall Farm
Shalford Hall Farm

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Shalford Hall Farm

Shalford, Nr Braintree, Essex



INTRODUCTION
The sale of Shalford Hall Farm provides an excellent opportunity to purchase a compact arable farming unit with development potential. There are a number of coarse fishing lakes and frontage to the River Pant, and it is considered that there is scope for further diversification opportunities to increase the non-agricultural and amenity income on the holding. The arable land has been entered into an Entry Level Stewardship Agreement, and there are areas of new woodland planting under a Woodland Grant Scheme all of which enhances the amenity and environmental value of the property and provide non-farming income.

LOCATION AND DIRECTIONS
The property is situated on the southern edge of the village of Shalford, with the farmhouse and buildings located adjacent to St Andrews parish church. The property is conveniently located for access to the market towns of Braintree (5 miles) and Halstead (7 miles) which provide a range of educational, shopping and leisure facilities. The property is also well located for the A120 road network, providing links to London and the Essex coastline. Mainline rail services to London (Liverpool Street) are available at Braintree, and Stansted International Airport is approx. 23 miles.

METHOD OF SALE
The property is offered for sale FREEHOLD as a whole or in three lots by Private Treaty. Completion of the sale shall be by agreement between the parties. Offers will be considered for any lot, combination of lots or any part of a lot. Purchasers should, therefore, register an interest, in writing, with the Agents at an early stage indicating the area of specific interest to them.

TENURE AND OCCUPATION
The property is offered for sale freehold, subject to the following leases on the fishing lakes:

  • Trustees of the Billericay & District Angling Club – 7 year term commenced 16th June 2000. Current Rent £4225.20 pa.
  • Trustees of Elm Park Hornchurch and District Angling Club – 15 year term commenced 1st June 1998. Current Rent £1708.72 pa. The arable land is farmed under a Contracting Agreement which is due to terminate after the 2007 harvest. The existing contractor has expressed an interest in continuing to farm the arable land under a similar arrangement.

OUTGOINGS
Shalford Hall Farmhouse - Council Tax Band E - Braintree District Council. A land drainage rate of £ 0.5426 acre is payable annually to the Environment Agency.

TOWN & COUNTRY PLANNING
Shalford Hall Farm is situated within Braintree District Local Plan and within a designated Special Landscape Area.

The farmhouse is subject to an agricultural occupancy condition that was imposed when planning permission was granted for the property in 1983. The condition limits ‘occupation to persons wholly or mainly employed, or last employed, locally in agriculture as defined by S290(1) of the Town & Country Planning Act 1971'.

The period barns are Grade 2 Listed. Informal discussions with Braintree District Council indicate that the council would consider a re-use of these barns for business or communal use.

WAYLEAVES, EASEMENTS, COVENANTS AND RIGHTS OF WAY
The property will be sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed, but more specifically.

Public Footpaths – there are various footpaths crossing the property. Various electricity poles for which an annual wayleave payment is received.

Lot 1 – there is an existing right of way across the main farm drive in favour of Shalford Hall subject to a contribution to maintenance.

Lot 3 - a right of access in favour of Nichols Farm subject to a contribution to costs.

In the event that Lots 1 and 2 are sold separately the following rights will be granted to the purchaser of Lot 2:

  1. A right of access for all purposes and at all times across the main farm drive (shaded blue on Inset Plan) subject to a contribution to maintenance according to user.
  2. A right to install a sewage treatment plant in the farmyard together with the right to drain into the River Pant via the existing underground pipe (subject to the purchaser acquiring the necessary consents).

SERVICES
Farmhouse - Mains water, electricity and septic tank drainage. Oil-fired central heating.

Buildings - 3 phase mains electricity and spring water supply.

MINERAL, TIMBER & SPORTING RIGHTS
All rights are believed to be in-hand and are included in the sale in so far as they are owned.

SINGLE FARM PAYMENT
The land has been registered for Entitlements under the Single Payment Scheme.

The value of the Normal Entitlements for 2006 is 372.20 euros per hectare.

It is intended that the Entitlements will be transferred to the purchasers within the agreed purchase price and the vendors shall use their best endeavours to transfer such entitlements in accordance with the regulations prescribed by DEFRA and the RPA.

The following numbers of Entitlements will be transferred with each Lot, subject to validation by the RPA:

  • Lot 1: 9.08 ha Normal, 0.61 ha Set Aside
  • Lot 2: Nil
  • Lot 3: 47.38 ha Normal, 4.12 ha Set Aside

The vendors shall receive all outstanding payments relating to the 2005, 2006 and 2007 scheme years.

INGOING VALUATION
In addition to the purchase price (depending upon the date of completion) the purchaser shall pay upon completion for the following items.

  1. All cultivations and farming operations carried out by or on behalf of the vendors, to be calculated in accordance with the CAAV costings contractors rates.
  2. All seed, sprays and fertilisers applied to the land at the invoice cost.
  3. An additional payment of £20 per hectare per month for growing crops calculated from 1st October 2006 until the completion date.
  4. Fuel and oil in store at invoice cost.
  5. VAT where applicable at the current rate.

VAT
In the event that any sale of the property or any right attached to it become a chargeable supply for VAT the Purchaser shall in addition to the consideration pay to the Vendors the full amount of such tax.

BOUNDARIES
The Vendor and Vendors’ agents will do their best to specify the ownership of boundary hedges, fences and ditches, but will not be bound to determine these. As the property is available for inspection the purchaser(s) will be deemed to have satisfied themselves as to the ownership of the boundaries.

Where known, boundary maintenance responsibilities are shown by the 'T' marks on the sale plan.

PLANS, AREAS AND SCHEDULES
Plans attached to the particulars are based upon the Ordnance Survey and are for identification purposes only. The purchaser(s) will be deemed to have satisfied themselves of the land as scheduled.

AUTHORITIES
Braintree District Council
Causeway House
Braintree
Essex CM7 9HB
(01376) 55252

Essex County Council
County Hall
Chelmsford
Essex CM1 1JZ
(01245) 492211

VIEWING
All viewing is to be arranged strictly by prior appointment with the Sole Agents.

Please contact the Sole Agents on + 00 44 (0)1223 213777 for further information and to arrange viewings.