Reed Lane Farm

Reed Lane Farm

MILEHAM, NORFOLK

Reed Lane Farm

MILEHAM, NORFOLK

• A productive and equipped arable farm, located in the heart of mid-Norfolk.

• A well-positioned four bedroom farmhouse (subject to an Agricultural Occupancy Condition) located in the middle of Reed Lane Farm.

• An equipped grain store with roller shutter doors and on floor drying facilities.

• Extensive environmental and sporting appeal.

• Environmental scheme income of £55,398.46 p.a.

IN ALL ABOUT 404.47 acres (163.692 hectares)

REED LANE FARM NR20 4JH

DEREHAM – 6 MILES

FAKENHAM – 9 MILES

NORWICH – 23 MILES

(All mileages are approximate) For sale by private treaty as a whole

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

Reed Lane Farm presents purchasers with the opportunity to acquire an attractive equipped arable farm in Mid-Norfolk. The farm has been farmed in hand and considerable care and attention has been put into the soil and the environmental attributes of the farm. The arable land extends to approximately 380.73 acres (154.08 hectares) and the fields are of good size suitable for modern commercial agricultural machinery.

Reed Lane Farm is very well-positioned and located to the to the east of the village of Mileham. Mileham is an attractive village located on the B1145 road that connects the market towns of Kings Lynn and Aylsham.

The market town of Dereham which has more extensive health, education and retail services is approximately 6 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, some 5 miles to the south, gives excellent access to the regional and national road network.

Reed Lane Farmhouse and buildings are well positioned in the centre of the farm. The farmhouse is accessed via a private track off Reed Lane. It benefits from far-reaching views to the south and west and has an attractive enclosed garden along with a large pond.

On the ground floor, there is a family kitchen, dining room, sitting room, conservatory, office, utility room.

On the first floor, there is a spacious principal bedroom that benefits from a walk-in wardrobe and a further en-suite bathroom, whilst there are three further bedrooms and a family bathroom.

The farmhouse is served by a double garage to the east of the house.

Currently Reed Lane Farmhouse is let on an Assured Shorthold Tenancy (AST) receiving an annual rent of £16,500.

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

Ground Floor

First Floor

Farm Buildings

There is one modern farm building at Reed Lane Farm which is situated in a yard adjacent to the farmhouse. The building is a steel portal frame grain store with roller shutter doors. The store has ventilated floors with a central air tunnel and can store approximately 350 tonnes on each side. There is a lean-to on the grainstore which has primarily been used as a workshop and machinery store.

Farmland

The arable land at Reed Lane Farm extends to around 380.73 acres (154.08 hectares) with the land situated within a ring fence. The fields are of good commercial size suitable for modern farming practices. A large part of the land at Reed Lane Farm is classified as Grade 3 on the Agricultural Land Classification Series of England and Wales with a small area of the farm being classified as Grade 2.

The soils are of the Beccles 1 series described as a slowly permeable fine loamy over clayey soil with a chalky till. Such

soils are suitable of growing winter cereals, some root crops and grassland. Reed lane Farm is currently cropped in a rotation of wheat, barley and oilseed rape.

Reed Lane Farm is part of a wider Sustainable Farming Incentive (SFI) as well as a Countryside Stewardship Mid-Tier scheme. Collectively this results in an environmental income at Reed Lane Farm of £55,398.46.

Reed Lane

Cropping

General Remarks and Stipulations

Method of Sale

The property is being offered for sale by Private Treaty as a whole. 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 Reed Lane Farm is £12,853.82.

Reed Lane Farm is also part of a wider Sustainable Farming

Incentive agreement which terminates on 31st March 2027. The annual payment is £42,544.84. 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 both agreements 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 Reed Lane 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.

Fixtures and Fittings

The water and fuel tanks at Reed Lane 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 to the north of Reed Lane Farm the land has been under drained where necessary and the drainage plans are available from the Vendors’ agents.

Energy Performance Certificates

The EPC of Reed Lane Farmhouse 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.

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 out of Reed Lane grain store 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:-

Reed Lane Farmhouse Council Tax Band D

Property Information

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.

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.

Reed Lane, Rawhall and Vale Farms