About this property

Detailed Description

Manor Farm is located in Repps with Bastwick, the combined two small villages which border the River Thurne in the heart of the Norfolk Broads.

The farm extends to approximately 120.76 hectares (298.39 acres) in total and comprises the substantial period farmhouse, good quality arable land and grazing together with an extensive range of traditional and modern farm buildings.

As a whole the property provides prospective purchasers with the opportunity to acquire an equipped mixed farm in an attractive east Norfolk setting; the Vendor has farmed the arable land in hand and utilised the buildings for their suckler cow herd. The buildings may have scope for alternative uses, subject to planning.

Repps with Bastwick is located approximately 11 miles west of the seaside town of Great Yarmouth and 17 miles north east of the Cathedral City of Norwich. Repps with Bastwick borders the River Thurne over which the nearby historic Potter Heigham Bridge crosses and is one of the most popular areas for visitors to the Broads. The village of Potter Heigham offers a range of attractions including boatyards, café, public houses,
restaurant, shops and moorings as well as direct access to the River Thurne. The river offers a gateway to the Broads National Park with its network of waterways and leisure opportunities including boating, fishing, paddle boarding and canoeing.

Other local services are available in the nearby villages of Ludham (3 miles to the west), Martham (4 miles to the south east) and the town of Stalham (5 miles to the north). The property is within easy reach of the east Norfolk coast and its popular beaches at Winterton on Sea, Waxham and Eccles-onSea.

The Cathedral City of Norwich offers extensive cultural and shopping facilities as well as a main line rail service to London Liverpool Street with the fastest journey time of 111 minutes. Norwich Airport on the outskirts of the City has an increasing number of flights to European and international destinations via Schiphol, Amsterdam.

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LOT 1 MANOR FARMHOUSE, FARM BUILDINGS AND ARABLE LAND, APPROXIMATELY 14.55 HECTARES (35.95 ACRES)

Lot one comprises the substantial period farmhouse as well as the extensive range of farm buildings and the arable land closest to the house and yard. The house is approached from the minor road Staithe Road to a large parking area to the rear. It benefits from an attractive enclosed garden to the east with wonderful borders and shrubs which can be enjoyed from a covered seating area.

A traditional outbuilding located on the edge of the garden has scope for conversion to ancillary accommodation such as an annexe or games room (subject to planning). The farmhouse is steeped in history; it is understood to date back to 1683 after which time much of it was damaged
by a fire. It was rebuilt in the 18th Century and has an impressive Georgian style façade with red brick facing under a cement tile roof. The well-proportioned rooms with high ceilings are a particular feature of the property. The extensive accommodation is shown on the floorplan; there are three reception rooms and five bedrooms, the master of which has an adjoining dressing room.

Farm Buildings

The extensive range of farm buildings have been used by the in hand mixed farming operation. The buildings with their approximate measurements comprise:

1. Traditional Range (119 sqm). Constructed of brick under a pan tile roof, with timber doors.
2. General Purpose Building (200 sqm). Constructed of steel portal frame with tin clad elevations, sliding doors and corrugated fibre cement sheet roof.
3. Cartshed (115sqm). Open fronted with pan tile roof.
4. Livestock shed (285 sqm). Open fronted with feed barrier, steel portal frame, loose housing, part concrete panel and part tin sheet clad elevations with corrugated fibre cement sheet roof.
5. Straw shed (444 sqm). Open fronted, steel portal frame with corrugated fibre cement sheet roof and partially clad to three elevations.
6. Cattle shed (253 sqm). Open fronted lean too with loose housing, connected to external cattle yard.
7. Grain store (199 sqm). Steel portal frame with grain walling, roller shutter door and corrugated fibre cement sheet roof.
8. General machinery store (135 sqm). Open fronted lean too with corrugated fibre cement sheet roof and some side cladding.
9. Lean too (157sqm). Open fronted.
10. Cattle shed (214sqm). Steel portal frame with cement sheet roof and part block walls and part side cladding.
11. Cattle shed (311sqm). Monopitch building with part brick and part cement sheet clad walls and cement sheet roof. Enclosed store to the north.
12. Traditional building (41 sqm). East of the house, constructed of brick under a pan tile roof, with timber doors. North and east of the farmyard there is approximately

LOT 2 - QUALITY ARABLE LAND EXTENDING TO 70.89 HECTARES (175.17 ACRES)
Situated either side of Church Road the productive block of arable land is classified as Grades 1 and 2 by the provisional agricultural land classification sheet.

Unusually, given its proximity to the Norfolk Broads, the land sits in an elevated position being upto an estimated 47ft above sea level at points, with the Bacton Gas terminal being visible on a clear day. The vendor has not historically had to rely heavily upon fungicides and believes this is in part due to its position.

The land benefits from good road frontage with access off Church Road or Heath Road. To the southern boundary of parcel 5707 there is an area of copse and a former marl pit.

There is currently an open boundary to the north of parcel 5707, which will be staked by the selling agents prior to completion.

LOT 3 - GRAZING EXTENDING TO 32.59 HECTARES(80.24 ACRES)
Located to the north of the holding and to the south of the River Thurne, Lot three comprises a single block of good quality grazing marsh.
The grazing is divided into parcels by an internal network of well-maintained dykes with gateways between each for ease of stock movement. Adding to the amenity of the grazing land there is a central copse and pond.
The land is mostly identified as grade 3 by the provisional agricultural land classification sheet and easily accessed off The Causeway to the north east or via a right of way to the west.

LOT 4 - ARABLE LAND 2.73 HECTARES (6.75 ACRES)
Comprising a single parcel of productive grade 1 arable land there is good road frontage along Repps and Heath Road.

GENERAL REMARKS & STIPULATIONS
Method of Sale
The property is offered for sale by Private Treaty as a whole or in lots. If a purchaser is interested in part of any lot, they are invited to discuss their requirements with the selling agents.

Tenure & Possession
The property is sold subject to a cropping licence for part 6055 for the growing and harvest of a crop of potatoes. The licence fee will be apportioned, subject to the timing of completion. Other than in respect of this agreement, the property is offered for sale freehold with vacant possession on completion.

Exchange of Contracts & Completion
Exchange of contracts and completion will take place within 28 days after receipt by the purchaser/s solicitor of a draft contract with completion no later than 28 days thereafter. A deposit of 10% of the purchase price will be payable on exchange of contracts. If early entry is required then the
purchaser/s will be asked to pay an additional 10% at that stage.

Ingoing Valuation
In addition to the purchase price, the Purchaser(s) will be required to take over and pay for the growing arable crops and other tillages, post-harvest sprays and other acts of husbandry to include costs of all cultivations and operations in accordance with CAAV costings or contractor costs, as directed by the selling agent. For the established arable crops, enhancement at £24.71 per hectare, per month from 1st January 2026. Hay and straw at market value. All purchased stores including fertilisers, seeds, sprays, feeding stuffs, fuel and oils etc. to be charged at cost. Tenant right shall be paid for immediately once the valuation is agreed with interest at 4% over Barclays Bank plc base rate at the date of valuation from exchange of contracts on to date of payment. Should the valuation not be agreed within four weeks of exchange of contracts, the matter will be referred
to the decision of a single Arbitrator to be appointed by agreement or in the event of a dispute by the President of the Royal Institution of Chartered Surveyors.

Wayleaves, Easements & Rights of Way
The farm is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, quasi-easements, and all wayleaves whether or not referred to in these particulars. In particular:-
- Lot 3 benefits from a right of access over the area shaded brown on the sale plan.
- A public footpath crosses the holding along the boundaries between Lot 1 and 2.
- A gas pipeline runs through the holding.
- Electricity poles and lines cross the holding.
- The vendor reserves a right of access for all purposes with or without vehicles over the strip of land hatched brown crossing parcel 8945 to the former cold war nuclear bunker, built in the 1950's to house up to three people for up to three weeks in the event of an atomic strike. The bunker is
excluded from the sale, although is available by separate negotiation.
- The vendor reserves the right to install, lay and thereafter maintain services as necessary over parcel 5707 to service the retained land, subject to making good any damage caused.

Countryside Stewardship Agreement
The farm is entered into a Mid-Tier Countryside Stewardship Agreement from 01/01/2024 expiring on 31/12/2028.

The purchaser will be obligated to take over the agreement with effect from completion. Income under the agreement will be apportioned as at completion.

Designations
Part of Lot 3 is within the Broads National Park.

Holdover
The vendor reserves the right to holdover on the yard and parcel 1038 for a period of 8 weeks from completion of the sale for the purpose of a farm machinery sale.

Services
The farmhouse and buildings benefits from a mains water supply and mains electricity (three phase). The farmhouse has drainage to a private system and the property has an air source heat pump.

Outgoings
Manor Farm is in Council Tax Band E. Drainage rates are payable. Apportionment of all outgoings will be made as at the date of
completion.

VAT
Should any other aspect of the farm, or any right attached to it become a chargeable supply for the purposes of VAT, such tax shall be payable by the purchaser in addition to the contract price.

Sporting, Minerals & Timber
All sporting rights, timber or timber like trees, and mineral rights (except as reserved by statute or to The Crown) are included in the sale.

Plans, Areas & Schedules
These have been prepared as carefully as possible and based on the Ordnance Survey national grid landline data. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy is not guaranteed.

Town & Country Planning
The purchaser/s will be deemed to have full knowledge and have satisfied themselves as to any planning matters that may affect the property.

Fixtures & Fittings
All fixtures and fittings are excluded from the sale unless specifically referred to in these particulars.

Disputes
Should any disputes arise as to the boundaries or any points concerning the particulars, schedules, plans and tenant right issues, or the interpretation of any of them, the question will be referred to an arbitrator appointed by the selling agent.

Health & Safety
The property is part of a working farm and therefore viewers should be careful and vigilant whilst on the holding. Neither the Seller nor the Selling Agents are responsible for the safety of those viewing the property and accordingly those viewing the property do so at their own risk.

Anti Money Laundering
In accordance with the most recent Anti Money Laundering Legislation, the Buyer will be required to provide proof of identity and address to the selling agents once an offer is submitted and prior to solicitors being instructed.

Viewing
Strictly by appointment with Brown & Co. Please contact Anne Barker or Sarah Lucas on 01603 629 871.