Introduction
The sale of Chrishall Grange Farm provides an excellent opportunity to acquire an agricultural investment in an attractive location on the South Cambridgeshire/North West Essex border. The holding is let on a long-term Farm Business Tenancy and is farmed as a mixed arable and livestock enterprise with a good range of modern farm buildings, secondary range of timber framed traditional buildings, mature woodland and two cottages.

The holding is managed and maintained to an excellent standard, with the tenant combining a particular focus on environmental schemes with mixed use commercial farming enterprises.

The holding is situated in an accessible location just south of the A505 Duxford-Royston road and lies approximately 6 miles northeast of the market town of Royston and 11 miles south of the university city of Cambridge.

Method of Sale
For sale by private treaty as a whole subject to the existing Farm Business Tenancies.

Grange Farmhouse (see details below) is outside of the Farm Business Tenancy but subject to a third party tenancy and may be available by separate negotiation.

Description

Chrishall Grange Farm extends in total to 1042.74 acres (or thereabouts) of arable, pasture and woodland together with a good range of modern farm buildings and two Victorian cottages.

The Land

The land is classified as predominantly Grade 2 with some Grade 3, and is of mixed soil types ranging from light sandy loam soils in the west to chalky loam in the south. The land is free draining and is generally level with some steeper land to the south-west and is divided into good sized field parcels with excellent access provided off local roads and internal farm tracks.

The wooded areas include a number of mixed species shelterbelts together with Chrishall Grange Plantation (42.50 acres) which is a mature mixed species woodland.

The Buildings

The principal range of farm buildings is accessed off a concrete farm drive which leads to a concreted yard area and buildings comprising:

Main Grain Store (100´ x 80´) portal steel frame with roller shutter doors, grain walling and drying floor with galvanised central fan tunnel. Approximate capacity 1200 tonnes.

Workshop (40´ x 80´) portal steel frame with two pairs of sliding doors and concrete floor.

Second Grain Store (80´ x 60´) portal steel frame with roller shutter doors, grain walling and drying floor with central fun tunnel. Approximate capacity 800 tonnes.

General Purpose Lean-to (30´ x 80´) portal steel frame, open sided with hardcore floor

Machinery Store (30´ x 100´) portal steel frame with profile sheet roof and side cladding, open fronted with hardcore floor.

There are a number of additional buildings which are off-lying from the main farmyard and include:

Camps Barn (100´ x 45´) portal steel frame with grain walling, asbestos sheet roof and side cladding, roller shutter door and concrete floor.

Noshire Barn (100´ x 45´) portal steel frame with grain walling, asbestos sheet roof and side cladding, roller shutter door and concrete floor.
Redlands Buildings comprise a range of timber framed weatherboard barns with corrugated iron roof coverings including Main Barn (60´ x 20´) plus open fronted lean-to (60´ x 15´) and Cart Lodge (45´ x 15´).
Debdens Field Barn (30´ x 20´) concrete block, asbestos sheet roof and earth floor.
The site of a former World War 2 camp is located on part of the Chrishall Grange Plantation with a number of redundant camp buildings.

The Cottages

No 1 Chrishall Grange Cottages - a Victorian semi-detached brick and slate cottage with Entrance Hall, Sitting Room, Kitchen/Dining Room, Utility Room, Cloakroom/WC and Boot Room. First Floor - landing with airing cupboard, 3 Bedrooms and Bathroom. Outside - off-road parking, timber workshop building, coal shed, brick garden store and gardens to the rear and side. Oil-fired central heating and septic tank drainage.

No 3 Chrishall Grange Cottages - an end-terrace Victorian cottage of brick and slate construction with part rendered elevations with Entrance Porch, Living Room, Dining Room, Kitchen, Cloakroom/WC, Study, Utility/Boot Room. First Floor - landing leading to 2 Bedrooms and Bathroom. Outside - gravelled driveway providing off-street parking, timber garage/store and rear garden. Oil-fired central heating and septic tank drainage.

Agents Note: The Grange Farmhouse is located off the main farm drive and may be available by separate negotiation. The property comprises a 4-bed single storey property built in the mid 1970´s with double garage and gardens and is subject to an Agricultural Occupancy Condition. Please refer to agents for further information.

Tenure and Possession

The property is offered for sale freehold subject to three long-term Farm Business Tenancies dated 11th November 2002. The principal tenancy terms are as follows:

Term - initial term of 35 years for the period 28th December 2000 to 30th September 2036 with succession rights.

Rent Review - the rent payable is determined in accordance with Schedule 2 of the Agricultural Holdings Act 1986 with fixed review dates on each third anniversary. The next rent review is due 30th September 2023.

Current Rent - the principal passing rent is £68,000 pa plus and additional £10,275 pa from Landlord approved subletting (see below). Total rent - £78,275 pa.

Subletting - the Landlord has approved the subletting of approximately 103 acres of land on a pig licence, and No 3 Chrishall Grange to Rattlerow Farms Ltd for the period 1st September 2021 to 1st September 2023.

Repairs and Insurance - the tenant is responsible for all repairs maintenance and insurance.

Alienation - the tenant may not assign, sublet, part with possession or share occupation of the holding without Landlords written consent.

Part Resumption - the Landlord is entitled to recover possession of up to 1/10th of the holding for non-agricultural use for which planning permission has been granted.

Services

Private Borehole - a private borehole supplies the main farm buildings, field troughs and 1 and 3 Chrishall Grange Cottages together with 17 other residential properties in Chrishall Grange which are in third party ownership. The system was substantially upgraded in 2021 with the installation of a UV sterilisation plant, tri-booster pumps, new alkathene pipe and associated fittings. The supply is regulated under the Private Water Supplies Regulations 2018 (Amended) with the most recent Risk Assessment completed on 22nd June 2022.

The third-party property owners pay an annual rate for the supply of water to their properties.

A further borehole is located adjacent to Redlands buildings which is used solely for test sampling.

3-phase electricity is connected to the main farm buildings.

Development Overage
The land will be sold subject to a Development Overage in the event that planning permission is granted for any development other than for agricultural or equestrian purposes.
The uplift will be for 30% of any net development value resulting from the grant of planning permission, change of use or similar consent within a period of 40 years from completion of the sale. The overage will be triggered on commencement of the development or on the sale of the land with planning permission whichever is sooner.

Drainage Rates
Standard Environment Agency drainage rates are currently payable by the tenant.

VAT
The land is not registered for VAT however If the sale of the property or any right attached to it is deemed a chargeable supply for the purpose of VAT, such tax shall be payable by the purchaser in addition to the sale price.

Town and Country Planning
The majority of the holding is situated within South Cambridgeshire District Council with Redlands buildings and the surrounding land located in Uttlesford District Council.

The property is sold subject to any development plans, tree preservation orders, town planning schedules, applications, permissions and resolutions which may be or come into force. The purchaser(s) will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property.

Basic Payment Scheme
The Basic Payment Scheme entitlements are registered and owned by the current tenant.

Environmental and Grant Schemes
The tenant entered the holding into a 10-year Higher Level Stewardship scheme in 2013, and has also restocked existing and created new woodland areas under various Woodland Grant Schemes since the tenancy commenced.

Sporting, Timber and Minerals
All sporting, timber and mineral rights are included in the sale insofar as they are owned. The timber and mineral rights are reserved to the Landlord. The sporting rights are let to the tenant under the Farm Business Tenancy.

Wayleaves, Easements, Covenants and Rights of Way
The land is sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed.

The sellers will retain a right of way for all purposes and at all times across a section of the main farm drive leading to Grange Farmhouse, together with rights for all services including the septic tank located on Chrishall Grange Farm land.

There are two high pressure gas pipes crossing the land.

Two public bridleways pass through the southern part of the holding, one of which is part of the Icknield Way.

Tenant Right and Dilapidations
There will be no ingoing valuation or adjustment for tenant´s fixtures or improvements and the purchaser shall not claim for dilapidations, if any, in relation to the property.

Exchange and Completion
Exchange of contracts shall be within 6 weeks of the purchaser´s solicitor receiving a draft contract. Completion date to be agreed between the parties.

The rent due with effect from 30th September 2022 will be apportioned according to the date of completion. The water supply payments received by the seller from third parties will be apportioned from 1st April 2022 to the date of completion.

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

Plans, Areas and Schedules
Plans attached to the particulars are based upon the Ordnance Survey and are for identification purposes only.

Local Authorities
South Cambs District Council, South Cambridgeshire Hall, Cambourne Business Park, CB23 6EA www.scambs.gov.uk

Uttlesford District Council, Council Offices, London Road, Saffron Walden, Essex, CB11 4ER www.uttlesford.gov.uk

Viewings and Further Information
All viewings are strictly by prior by appointment with the sole selling Agents. For further information please contact Simon Gooderham on (01223) 213777 Option 2.

As always, potential hazards exist on working farms and it is requested that all viewings are undertaken with care and regard to safety particularly with regard to any areas in and around buildings. If there are any matters of particular importance or relevance then please discuss these with the agent prior to viewing in order to avoid any wasted journeys.

Anti-Money Laundering Regulations
Buyers will be required to provide proof of identity and address to the Selling Agent following acceptance of an offer (subject to contract) and prior to Solicitors being instructed.

Sellers Solicitors
Birketts LLP, 22 Station Road, Cambridge, CB1 2JD | +44 (0) 1223 326600
ref Rachel Mc Killop-Wilkin Rachel-McKillop-Wilkin@birketts.co.uk

Agents Notes
For clarification we wish to inform purchaser(s) that we have prepared these sales particulars as a general guide. None of the statements contained in these particulars as to the property shall be relied on as statements of fact. All measurements are given as a guide and no liability can be accepted for errors arising therefrom. The plan and acreages use gross acreages taken from the Ordnance Survey sheets and are for identification purposes only. The purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as to the ownership or any tree boundary or any part of the property. If communications, condition of the property, situation or such factors are of a particular importance to you please discuss these priorities with us before arranging an appointment to view to avoid a potentially wasted journey. October 2022