Rawhall and Vale Farms

Rawhall and Vale Farms

BEETLEY, NORFOLK

Rawhall and Vale Farms

BEETLEY, NORFOLK

• Two well positioned arable farms in close proximity of one another and farmed as one unit.

• Productive arable land extending to 461.99 acres (186.974 hectares).

• A four bedroom farmhouse located off Rawhall Lane and adjacent to Rawhall farm buildings.

• Extensive grain storage and general purpose farm buildings.

• Rawhall farm cottage – A detached three bedroom cottage benefitting from far-reaching views over the farm.

• Environmental, residential and licence income of £118,161 p.a.

RAWHALL FARM NR20 4HH

IN ALL ABOUT 561.22 acres (227.14 hectares)

DEREHAM – 4 MILES

FAKENHAM – 9 MILES

NORWICH – 22 MILES

(All mileages are approximate) For sale by private treaty as a whole or in three lots

These particulars are intended only as a guide and must not be relied upon as a statement of fact. Your attention is drawn to the important notice on the last page of the text.

Introduction

Situation

Rawhall and Vale Farm are two predominantly arable agricultural holdings within close proximity to each other and can be farmed separately or as one unit. The farmland is productive and versatile and the balance of soil types ensure that they can be efficiently farmed in conjunction with one another.

Located in the centre of Rawhall farm is Rawhall farmhouse, an attractive 4 bedroom farmhouse which benefits from an array of timber outbuildings and has direct access off to Rawhall Lane.

Rawhall Farm and Vale Farm are approximately 1 mile apart and are located to the north-west of the village of Beetley.

The market town of Dereham which has more extensive health, education and retail services is approximately 4 miles away, whilst the city of Norwich is around 22 miles to the south-east. From Norwich there is a mainline rail link to Ipswich and London. The journey time is approximately 1 hour and 45 minutes to London Liverpool Street. The A47 is 4 miles to the south, giving excellent access to the regional and national road network.

Lot 1 Rawhall Farm

438.16 ACRES (177.198 HECTARES)

Rawhall Farm is a ring fenced farm situated between the villages of Mileham and Gressenhall. The farm includes a modern 4 bedroom farmhouse, and a wide-range of commercial farm buildings consisting of grain stores as well as general purpose farm buildings. The land is well serviced by internal farm tracks and the fields are of workable commercial size that are suitable for modern farming machinery.

Rawhall

Rawhall Farmhouse

Rawhall Farmhouse is positioned close to the entrance to Rawhall farm buildings and is directly off Rawhall Lane. The house is well-proportioned with good equally sized rooms to create a family home.

On the ground floor, there is a large kitchen/breakfast room, sitting room and living room. The ground floor also includes a utility room, a downstairs W.C. and shower room.

On the first floor, there are 3 equally sized bedrooms along with a smaller bedroom and one family bathroom. There is an extensive garden and is surrounded by established trees which offer further privacy. The farmhouse benefits by a set of timber frame outbuildings to the rear of the farmhouse which serve as an additional storage area.

Illustration for identification purposes only, measurements are approximate, not to scale

Ground Floor

First Floor

Farm Buildings

Located in the centre of Rawhall farm and close to Rawhall Farmhouse are the main farm buildings comprising:

1. A steel portal frame general purpose store with sliding doors and potential for overflow additional grain storage when required. Part of the barn is open fronted and used to store machinery.

2. A steel portal frame grain store which two roller shutter doors and a useful commercial concrete pad suitable for loading grain.

3. A steel portal frame grain store positioned behind the main grain store. This store is primarily used for general storage.

RAWHALL LANE

Farmland

The arable land at Rawhall Farm extends to around 345.02 acres (139.631 hectares). The land is classified as Grade 3 on the Land Classification Series of England and Wales. The soils are of both the Beccles 1 series and the Burlingham 1 series. The Beccles 1 series is described as a slowly permeable fine loamy over clayey soils with a chalky till. The Burlingham 1 series can be described as being deep coarse and fine loamy soils with slowly permeable subsoils. The land has been farmed in a rotation including wheat, barley, beans and oilseed rape.

The extensive, largely ancient woodland along with a network of hedges and the ability to plant cover crops across the estate make it perfect for establishing a first class pheasant and partridge shoot.

Across Rawhall farm there is approximately 50.60 acres (20.477 hectares) of pasture that lead up to Rawhall wood and follow the course of the stream which enhance the amenity qualities of the farm. Sheep have been rotated around the farm to promote further the extensive environmental attributes at Rawhall farm.

Cropping

| Rawhall and Vale Farms

Lot 2 Rawhall Farm Cottage

0.32 ACRES (0.13 HECTARES)

Positioned adjacent to Rawhall Farmhouse is Rawhall Farm cottage. The property comprises of a detached three bedroom cottage, with access directly off Rawhall Lane.

On the ground floor there is an extensive kitchen along with a sitting room, dining room and conservatory, downstairs W.C., utility room and garage.

On the first floor there are three bedrooms of which one has an en suite bathroom. There is an additional family bathroom serving the other two bedrooms.

Illustration for identification purposes only, measurements are approximate, not to scale

Ground Floor

First Floor

123.06 ACRES (44.816 HECTARES)

Rawhall and Vale Farms

Located south east of Rawhall Farm and close to the village of Gressenhall is Vale Farm, the arable land at Vale Farm extends to approximately 116.97 acres (47.343 hectares).

The soils at Vale Farm are of the Burlingham 1 series, such soils are characterised as being deep coarse and fine loamy soils with slowly permeable subsoils. Some deep well drained coarse loamy soil. Such soils are capable of growing cereals, beans and winter cereals. The land is well serviced by a range of internal tracks and public roads. There is a mineral agreement in place with part of the land at Vale Farm, further details of which can be found in the data room.

The land at Vale Farm has been farmed in a rotation of wheat, barley, oilseed rape and rye. Part of the land at Vale farm is farmed on a cropping licence for soft fruit. The total annual income for this agreement is £7,570.

At Vale Farm there is a further 4.36 acres (1.765 hectares) of pasture offering additional pony paddock grazing along with further opportunities.

Cropping

Rawhall and Vale Farms

General Remarks and Stipulations

Method of Sale

The property is being offered for sale by Private Treaty as a whole or in 3 lots. Consideration may be given to alternative lotting.

Environmental Stewardship and SFI

The land is part of a wider Countryside Stewardship Mid-Tier scheme that terminates on 31st December 2027. The annual payment of the scheme across Rawhall and Vale Farm is £14,903.06. The farms are also part of a wider Sustainable Farming Incentive agreement which terminates on 31st March 2027. The annual payment is £57,587.94 across both farms. The purchaser will be required to take over the agreements on completion and indemnify the Vendor for any non-compliance post completion. Full details of the agreement are with the selling agent.

Tenure and Possession

The farm is to be sold freehold with vacant possession subject to the existing occupations agreements and licences including but not limited to the AST agreements on the properties and the cropping licences.

Exchange of Contracts and Completion

A 10% deposit will be payable on exchange of contracts. Completion is to be agreed between parties.

Data Room

Further information about Rawhall and Vale Farms can be found in the online data room. Please contact the selling agents should you wish to access this information.

Sporting, Minerals and Timber

Insofar as they are owned, sporting and timber rights are included in the sale.

The minerals rights are included in the sale with further details of a mineral agreement with Longwater enclosed in the data room.

Fixtures and Fittings

The water and fuel tanks at Rawhall Farm are to be included in the sale. Unless described in these sales particulars, all other fixtures and fittings are specifically excluded from the sale.

Basic Payment Scheme

The farmland is registered with the Rural Payments Agency. Any entitlements to the Basic Payment Scheme are not included in the sale. The vendor will retained any future de-linked payments.

Land Drainage

The land has been under drained where necessary and the drainage plans are available from the Vendors’ agents.

Energy Performance Certificates

The EPC’s of both Rawhall farmhouse and Rawhall farm cottage can be found in the data room.

Easements, Covenants, Rights of Way and Restrictions

The Farms are offered for sale subject to and with the benefit of all existing wayleaves, easements, quasi-easements, rights of way, covenants and restrictions whether mentioned in these particulars or not. Footpaths are highlighted on the plan at the back of this brochure.

Rawhall

Boundaries, Plans, Areas, Schedules and Disputes

The boundaries are based on the Ordnance Survey and are for reference only. The Purchaser will be deemed to have full knowledge of the boundaries and any error or mistake shall not annul the sale or entitle any party to compensation in respect thereof. Should any dispute arise as to the boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the selling agents whose decisions acting as expert shall be final.

Holdover

The Vendors reserve a right of holdover to manage, store and load grain in all three grain stores until 31st March 2025.

Ingoing Valuation

It is assumed that completion will take place at the end of September, once the 2024 harvest has been completed, and therefore the cleared fields will be left to stubble and no ingoing valuation will be required save for any fuels, oils, fertilisers and sprays in store at invoice cost. However if any works, cultivations and operations are required for the benefit of the 2025 harvest crop these will be charged in addition to the purchase price at CAAV rates together with the invoice cost of any inputs.

Residential Properties

The residential properties included within the sale are subject to Council Tax. From informal enquiries on the Valuation Office Agency Internet Rating List www.voa.gov.uk we understand that the residential properties have the following Council Tax bands:-

Rawhall Farmhouse Council Tax Band E

Rawhall Farm Cottage Council Tax Band B

Local Authority

Breckland District Councl

Elizabeth House

Walpole Loke

Dereham

Norfolk

United Kingdom

NR19 1EE Solicitors

Birketts LLP Solicitors

Kingfisher House

1 Gilders Way

Norwich

NR3 1UB

FAO: Sophia Key / Sarah Ellero / Rebecca Allen

Tel: +44 1603 756497

Viewing

Strictly by appointment with the selling Agents.

VAT

Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property or any part thereof or any right attached to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Rawhall and Vale Farms

Important Notice

Savills together with their clients give notice that:-

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and the agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

3. The reference to any mechanical or electrical equipment or other facilities at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function and prospective purchasers/tenants should satisfy themselves as to the fitness of such equipment for their requirements.

4. They have not made any investigation into the existence or otherwise of any issues concerning pollution of the land, air or water contamination. The Purchaser is responsible for making their own enquiries in this regard.

Particulars prepared April/May 2024. Photographs taken April 2024.