Land for sale

Woodford, Kettering, Northamptonshire NN14

The Farmland
The farmland comprises approximately 102.09 acres (41.31 ha) of arable land, 34.35 acres (13.89 ha) of permanent pasture, 7.78 acres (3.15 ha) of woodland and the remaining 2.83 acres (1.15 ha) is made up of ponds, tracks and the farm yard area. There are two ponds within the holding, the larger pond lies to the west of the buildings, while the smaller pond is situated near the northern boundary. The parcels are divided by hedgerows and ditches, and majority of the land benefits from roadside access.

The land is classified as Grade 3 according to the Agricultural Land Classification of England & Wales. The soil types are a combination of the Moreton Series, a well-drained clayey and fine loamy soil and the Banbury Series, a deep loamy clay soil.

The Buildings
The farmyard at Hill Farm comprises of two portal
framed, open-fronted agricultural buildings, situated in a convenient yard area with direct access from Mill Road, Woodwell. The buildings are of steel frame construction with corrugated sheet roofing and partial block wall, providing versatile space for agricultural or equestrian use in their present form, as well as offering the potential for conversion to residential use subject to planning permission.

The yard benefits from a hardstanding surface and connection to mains water and electricity supplies. The buildings are enveloped by two grass paddocks and a small, wooded area which contains a pond, creating a rural and peaceful setting should the buildings be developed in the future.

General
Method of sale: Hill Farm, Woodford is offered for sale as a whole by private treaty.

Tenure: 101.2 acres is subject to a Farm Business
Tenancy due to terminate on 29th September 2026, which may be terminated earlier by agreement. The remaining buildings and land are available with vacant possession. Further detail is available from the vendor’s agent.

Ingoing valuation: In addition to the purchase price
the purchaser will be required to pay for:- Growing crops and all beneficial cultivations, sub soiling, mole draining and acts of husbandry since the last harvest at current caav rates or contract rates where applicable; Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest at invoice cost; All seeds, sprays, fertilisers, fuel, oil and other consumables in store at invoice cost.

Enhancement of £30/ acre/ month from the date of establishment to completion. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.

Early Entry: Early Entry may be permitted on to fields that have been harvested at the purchaser’s own risk following exchange of contracts. Further details are available from the vendor’s agent.

Designations: The land is in a Nitrate Vulnerable Zone (nvz).

Planning: Prospective purchasers are advised that they should make their own enquiries of the local planning authority.

Local authority: North Northamptonshire Council.

Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

There is a public footpath passing through the most northeasterly arable field of the farmland. Further details are available from the vendor’s agent.

Sporting, timber and mineral rights: All sporting and timber rights are included in the freehold sale, in so far as they are owned. The mineral rights are excluded from the sale as they are owned by a third party.

Services: Mains water and mains electricity are
connected to the farm buildings. Some of the land also benefits from mains fed water troughs.

Fixtures and fittings: All items usually regarded as
tenant’s fixtures and fittings and equipment including farm machinery are specifically excluded from the sale.

Overage: The land is sold subject to an overage on
future non-agricultural development. The overage will not apply to any planning permissions granted or development or use in connection with agriculture, equestrian and forestry activities. If development takes place under the Town and Country Planning (General Permitted Development) (England) Order 2015 Class or any subsequent act or change to the regulations, then this will be a trigger event for overage. This overage will be effective for 30 years from the date of completion of the sale and will be payable on the implementation of planning permission (or disposal with planning permission) for such uses (excluding agriculture, forestry or equine use). The amount payable will be 30% of the increase in value resulting from that consent.

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

Viewing: Strictly by confirmed appointment with the vendor’s agent.

Health and safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.

Solicitors: Hcr Law Lancaster House, Nunn Mills Rd, Northampton NN1 5GE, United Kingdom

Hill Farm, Woodford
The property is situated around Woodwell, a hamlet outside the popular village of Woodford, Northamptonshire. Woodford has a primary school, church and pub which sits centrally in the village.

Further afield the property is close to the market town of Thrapston which has further shops, eateries and leisure facilities. Kettering (6 miles), Wellingborough (8 miles) and Corby (12 miles) all offer a full variety of services and have growing employment and industrial facilities