Introduction

The land at Shop Road extends to approximately 27.85 acres (11.27 hectares) and comprises four fields, enjoying a wonderful rural location along a no through road, on the outskirts of  Clopton.

Method of Sale 

We are instructed to offer the land by private treaty inviting offers for the whole with the intention of achieving exchange of contracts as soon as possible with completion four weeks thereafter. 

It is expected that the purchaser will be required to sign an ‘Exclusivity Agreement’ with a 5% ‘Exclusivity Fee’ being paid to and held by the Vendor’s solicitor. A draft ‘Exclusivity Agreement’ is available from the Agent. 

Vendor’s Solicitor

Furley Page, 39 St. Margaret’s Street, Canterbury CT1 2TX. Tel:  [use Contact Agent Button]. Contact: Hannah Sawyer. [use Contact Agent Button] 

Location

Shop Road is located on the outskirts of village of the popular village of Clopton.  Whilst in a very pleasant rural location, the land is well placed for access to Ipswich (nine miles), Woodbridge (seven miles) and Framlingham (eight miles).  Otley has a well regarding Post Office/village shop, a doctors surgery, primary school, village hall and excellent pub.  Trains to London’s Liverpool Street Station can be found at Ipswich.  The coast, with popular destinations such as Aldeburgh, Thorpeness and Southwold, is just 18 miles.    

Description

This block of land along Shop Road provides the purchaser with an opportunity to acquire four attractive fields extending in all to 27.85 acres (11.27 hectares).  The land is shown outlined red on the enclosed plan.

The land is relatively flat in topography and the field boundaries are well defined by ditches, mature trees and  hedgerows.  There is good direct access into all of the fields from Shop Road, a no through road accessed from the B1078.

Although currently fallow, until very recently, the land has been in an arable white straw rotation for many years. The land is shown as Grade 3 on the DEFRA 1:250,000 Series Agricultural Land Classification Map.

Viewings

At any reasonable time, with particulars in hand, by arrangement with the Agents first. 

Rights of Way, Wayleaves, Easements Etc.

The property is sold subject to and with the benefit of all rights of way, wayleaves and easements that may affect the land. 

Timber, Sporting and Minerals

All sporting rights, standing timber and mineral rights (except reserved by Statute or to the Crown) are included in the sale of the freehold. 

Environmental Stewardship Scheme

The land is not included within an Environment Stewardship Scheme.

Boundaries

All boundaries shall be as previously and the Vendor shall not be required to define the same.  These are shown for identification purposes only outlined red on the attached plan.  Purchasers should satisfy themselves with regard to these as no error, omission or misstatements will allow the purchaser to rescind the contract nor entitle either party to compensation thereof. 

The land is registered with the Land Registry under Title Numbers SK265319 and SK383477.

Town and Country Planning

The property is sold subject to any development plans, tree preservation orders, ancient monument orders and Town and Country schedules or other similar matters that may be or come into force.

Outgoings & VAT

The land is sold subject to any drainage rates and other outgoings that may be relevant. Should any sale of the land, or any right attached to it, become a chargeable supplier for the purpose of VAT, such VAT shall be payable by the purchaser in addition to the contract price. 

Tenure and Possession

The land is being sold freehold with vacant possession upon completion.  

Overage 

The land shown hatched black on the plan is sold subject to an overage agreement for a period of 15 years from completion. The overage agreement will not apply to any development for the purposes of agriculture, forestry or equestrian activities. An overage payment will be due on the later of the implementation of any other planning permission (including any development under the Town and Country Planning (General Permitted Development) (England) Order 2015 or any successor regulations), or the sale of the land with the benefit of such a planning permission. The overage payment will be 30% of the difference between the value of the land without planning permission and the value of the land with planning permission, less the sum of the costs reasonably and properly incurred by the buyer in obtaining that planning permission, any CIL liability and any payments due under a section 106 agreement. 

Quotas and Basic Payment Scheme

No Entitlements nor any quotas or contracts shall be sold with the land. 

NOTES

1.    These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. Interested parties should rely on their own/their surveyors investigations as to the construction type of the property and its condition. Any distances, and measurements which are given are approximate only. Any plans are indicative only and may not be the same as the transfer plan/s.  No guarantee can be given that any planning permissions, building contents or building regulations have been applied for or approved.

2.    Under Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 we, as Estate Agents, are required to obtain identification from buyers in the form of the photo page of your passport or a photo driving licence. The document must be in date.  In addition, we need proof of address in the form of a utility bill with the name and address of the buyer. This must not be more than three months old. We are also under obligation to check where the purchase funds are coming from.    September 2023