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217.87 acres, Warish Hall Farm, Takeley, Hertfordshire
Under Offer - Offers Over £2,500,000

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The land at Warish Hall Farm provides an excellent opportunity to acquire a block of strategic farmland located on the northern outskirts of the expanding village of Takeley on the north Hertfordshire/Essex border. The land is situated within the M11/A120 corridor and lies approximately 3 miles from Bishops Stortford and the M11 (J8). London Stansted Airport is 1½ miles north.

The land is bordered to the south and west by Takeley village and the north by the A120, with extensive frontage to Warish Hall Lane which provides a number of convenient access points to the field parcels.

The land is offered for sale without Development Overage.

For sale as a whole subject to the final year of a Farm Business Tenancy.

The Land
The property is divided into three separate blocks lying either side of Warish Hall Lane, which provides extensive road frontage and a number of access points directly off the council highway.

The land is level and classified as Grade 2 on the MAFF Land Classification maps, and is of the productive Hanslope soil series of slowly permeable calcareous clay soils suitable for combinable cropping and some root crops. There are a number of mature hedgerow boundaries which together with Priors Wood, a mature mixed broadleaved wood, enhance the amenity value of the land.

The land extends in total to 217.87 acres as follows:

Land Use Area (acres) Area (hectares)
Arable 185.84 75.21
Fallow/Scrub 10.01 4.05
Priors Wood 19.77 8.00
Grass Verges 2.25 0.91
Total 217.87 88.17

The land has been farmed on a Farm Business Tenancy by the current tenant since September 2014 and cropped with continuous Winter Wheat for the past 7 years.

General Remarks & Stipulations

Tenure & Possession
The majority of the land is freehold with HM Land Registry titles EX476530 and EX655232. The sale also includes the leasehold interest to the roadside verges registered under part titles EX834038 and EX834027.

The sale is subject to the current Farm Business Tenancy (dated 11th May 2015) which commenced 29th September 2014. Notice to Quit has been served on the tenant to terminate the current tenancy on 28th September 2019.

The passing rent under the FBT is £35,434 pa payable half yearly in advance on 29th September and 25th March. Rent will be apportioned as from the date of completion of sale.

Landowners Agreements
There are two Option Agreements relating to the land as follows:

1) Call Option Contract dated 3rd September 2007 for a period of 20 years relating to land north of Warish Hall Cottages.

2) Option Agreement dated 30th July 2007 for a period of 15 years relating to land East of Parsonage Road, Takeley.

Town & Country Planning
The land is located in Uttlesford District Council and development policies are regulated by the Uttlesford DC Local Plan (adopted January 2005) together with the emerging Local Plan that is currently under consultation and is expected to be adopted in Autumn 2019.

Takeley is designated as a Key Village in the existing and emerging Local Plans and there has been considerable expansion and residential development in and around the settlement in recent years.

Details of current and emerging policies can be viewed at

Development Overage
The property is to be sold without any Development Overage in the contract.

Statutory Designations
The property is situated in a Nitrate Vulnerable Zone. Priors Wood is designated as Ancient Woodland and a County Wildlife Site.

The grass roadside verges are registered Town and Village Greens.

Basic Payment Scheme
The land is registered with the Rural Payments Agency for the Basic Payments Scheme with 79.90 entitlements held on behalf of the landlord under the current Farm Business tenancy.

Environmental & Grant Schemes
The land has previously been in an Entry Level Stewardship scheme which we understand from the tenant has recently expired.

Sporting, Timber & Mineral Rights
All sporting, timber and mineral rights are included in the sale in so far as they are owned.

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

Two public footpaths cross the land south of Priors Wood. A further public footpath forming part of the Harcamlow Way, follows part of the northern boundary adjacent to the A120.

An overhead electricity line crosses the northern part of the land.

The land is sold in accordance with the registered title plans. The property is available for inspection and the purchaser shall satisfy themselves on the position and ownership of all boundary hedges, fences and ditches.

Plans, Areas and Schedules
The sale plans contained within the particulars and the data room are based on the Ordnance Survey and are for identification purposes only.

Local Authority
Uttlesford District Council
Telephone 01799 510510

The owners have elected to waive the VAT exemption and VAT will be chargeable on the sale price.

Any guide prices quoted or discussed are exclusive of VAT. If the sale of the property or any right attached to it is deemed to be a chargeable supply for the purpose of VAT, such tax shall be payable by the purchaser in addition to the sale price.

Viewing & Further Information
Viewing is strictly by appointment with the Sole Agent. For further information please contact Simon Gooderham or Catherine Hackshall at Cheffins Cambridge Office 01223 213777.

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

Agent´s Notes
For clarification, we wish to inform purchasers 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 and are for identification purposes only. The purchaser shall be deemed to have full knowledge of the state and condition thereof and as to the ownership of any tree boundary or any plot of the property. If communications, condition of the property, situation or such factors are of a particular importance to you please discuss these priorities before arranging an appointment to view in order to avoid a wasted journey. September 2018.


Property Ref.9527_100539066629. The information about this property is an advertisement displayed on our website by the agent referred to above. This advertisement does not comprise property particulars. AMC does not warrant its accuracy or completeness or the accuracy or completeness of any linked or associated information. Please see website terms of use