43.82 ACRES (17.73ha) OF PERMANENT PASTURE IN AN ATTRACTIVE ELEVATED POSITION IN EAST HERTFORDSHIRE, WITH ROAD FRONTAGE. For sale as a whole

Introduction An excellent opportunity to purchase an attractive block of permanent pasture land with good amenity value. Situated in an accessible location in East Hertfordshire, approximately 2 miles south of the village of Benington, 6 miles east of the town of Stevenage and 13 miles west of the town of Bishop’s Stortford. The land benefits from road frontage onto Whempstead Road, via gated access.

The land is offered for sale with vacant possession on completion.

Method of Sale The land is offered for sale by private treaty as a whole.

Description The land is in an elevated position providing spectacular views across the open countryside and wooded valley. The land is undulating in nature and is naturally divided into two separate parcels by a restricted byway, which follows the Old Bourne Stream to the east. The land is classified as Grade 3, according to the Agricultural Land Classification Map and is of the Hanslope soil series of slowly permeable chalky boulder clay.

A pair of double gates provide direct access on to Whempstead Road and a further vehicular gate to the south, fronting Whempstead Road. There are a pair of double gates either side of the restricted byway providing access to the two parcels.

The boundaries are made up of a combination of mature trees and hedgerows, with a number of recently planted trees open to the western boundary of the northern field. In addition to the grassland, there is a small spinney located in the northern field and a triangular shaped woodland to the east of the southern parcel.

It is believed that land drainage is in place, however there are no drainage maps available. In recent years, the land has been grazed by sheep and an annual hay crop has been taken.

Tenure & Possession The land is offered for sale with vacant possession on completion. The purchaser will be granted a Right of Way 5 meters in width leading from Whempstead Road along a grass track following the western boundary of the southern field. The route of the Right of Way is outlined in blue on the plan attached and the purchaser shall contribute towards the cost of maintenance and repair of the track, according to use.

Drainage Rates Environment Agency drainage rates are currently payable at the standard rates.

VAT None of the property will be subject to VAT on the sale price.

Town & Country Planning The land is situated within East Hertfordshire District Council and 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 land has been claimed for Basic Payment Scheme entitlements up to now, however, the final claim year for the Basic Payment Scheme is 2023 and therefore entitlements will cease to exist after this year. The seller will retain all of the delinked Basic Payment Scheme payments.

The purchaser(s) will be required to indemnify the seller with regard to any claim in respect of breach of cross compliance or any other relevant scheme regulations for the current year up until 31 December 2023.

Environmental & Grant Schemes There are no environmental schemes on the land.

Sporting, Timber & Minerals All sporting, timber and mineral rights are included in the sale insofar as they are owned.

Wayleaves, Easements, Covenants & 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 sale contract will include a restrictive covenant relating to the north western boundary of the northern parcel so that should the purchaser(s) erect a fence on the boundary then this will be no more than 3’ 6’’ in height and will be a post and rail fence.

Tenant Right & Dilapidations There will be no ingoing valuation and the purchaser shall not claim for dilapidations, if any, in relation to the property.

Exchange & Completion Exchange of contracts shall be within 6 weeks of the purchaser(s) solicitor receiving a draft contract. Completion will be by agreement between the parties.

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

Local Authority East Herts District Council, Wallfields, Pegs Lane, Hertford, SG13 8EQ

Viewings & Further Information The land can be viewed by prior arrangement with the Sole Agents. For further information please contact Jonathan Purkiss or Jack French

As always, potential hazards exist on working farms and it is requested that all viewings are undertaken with care and regard to safety.

Nearest Postcode: SG2 7DH what3words: ///along.brilliant.restless

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.

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. This should avoid a wasted journey. October 2023.