Manor Farm Manor Farm has come to the market for the first time since 1957, when the family purchased the farm. In this time the farmhouse has been renovated, and the farm buildings have been extended to offer additional grain storage.

The farm is a predominately arable farm, interspersed with small parcels of woodland, and a grass paddock which adjoins the house.

The Grade 2 farmland has been well farmed, and the farms large field sizes are well suited to modern farm machinery. There is a game shoot run for personal use across the farm utilising the woodland, arable land and ponds on the land.

Lot 2 – Land at Manor Farm 279.33 acres (113.05 ha) Guide price: £2,700,000

Lot 2 is 279.33 acres (113.05 ha) in total and is predominately arable along with some permanent pasture, woodland, and ponds. Lot 2 also benefits from a farmyard with grain storage and additional general purpose storage.

Land The land comprises 268.19 acres (108.54 ha) of arable land, 4.01 acres (1.62 ha) permanent pasture and 3.05 acres (1.23 ha) of woodland. The farmyard, tracks and ponds total 4.08 acres (1.65 ha). The land is accessed from Wheatsheaf Road, Woodhurst and also from Oldhurst Road, Pidley. A number of internal tracks link the fields and farm yard. The arable land is generally level and divided into large field sizes.

The land is mostly classed as Grade 2, with part of the land classed as Grade 3 according to the Agricultural Land Classification of England. The soil is a combination of Evesham 3 and Cannamore soil series, according to the Soil Survey of England and Wales. Evesham 3 is described as a slowly permeable calcareous clayey and fine loam over clayey soils, suitable for winter cereals and grassland. Cannamore soil series is described as a deep calcareous and non-calcareous fine loamy and clayey soil, suitable for cereals and field vegetables.

Cropping has been a combination of malting barley, milling wheat, oilseed rape and beans in recent years with other crops such as sugar beet having been grown on the farm historically. A full schedule of cropping is available from the vendor’s agent.

Farm buildings The farmyard is made up of five portal framed buildings with a concrete apron connecting the purpose built farm buildings. The farm buildings extend to approximately 1,403.76 sq ft.

A full table of description for the buildings is set out on Page 9 of the Brochure.

Solar panels There is a 28kw solar panel array on the rooves of the two grain stores (building 6 & 7). Further detail is available from the vendor’s agent.

General Method of sale: Manor Farm is offered for sale as a whole, or in up to 4 lots by private treaty. Subject to the holdover provisions outlined below. Further details are available from the vendor’s agent.

Holdover: In Lot 1 holdover will be required of the whole until 15th September 2025. In Lot 2, 3 & 4 holdover is reserved to permit the harvesting of all growing crops, storage and disposal of the crops and farm machinery. Further information is available from the vendor’s agent.

Services: Manor Farm has mains water and electricity to the farmhouse. The farmhouse is also connected to mains sewerage.

There is a separately metered three phase mains electricity supply to the farm buildings.

Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

There are two public footpaths over the land, one across Lot 2 and one across Lot 3. Further details are available from the vendor’s agent.

A permissive footpath runs along Lot 2 from Wheatsheaf Road to connect to the public footpath. Further details are available from the vendor’s agent.

Environmental Schemes: The vendor reserves the right to all future de-linked payments associated with the Basic Payment Scheme. The land is not entered into any environmental schemes.

Designations: Manor Farmhouse & The Granary Building are Grade II listed. The Farm is in a Nitrate Vulnerable Zone (NVZ).

Ingoing valuation: In addition to the purchase price the purchaser will be required to pay for: Growing crops and all beneficial cultivations, sub soiling, moling and acts of husbandry since the last harvest at current CAAV rates or contract rates where applicable; Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest at invoice cost; All seeds, sprays, fertilisers, fuel, oil and other consumables in store at invoice cost. Enhancement of £30/ acre/ month from the date of establishment to completion. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.

Early Entry: Early Entry may be permitted on to fields that have been harvested at the purchasers own risk following exchange of contracts. Further details are available from the vendor’s agent(s)

Sporting, timber and mineral rights: All sporting timber and mineral rights are included in the freehold sale, in so far as they are owned.

Planning: Prospective purchasers are advised that they should make their own enquiries of the local planning authority.

Overage: Lots 1,2,3 & 4 are sold subject to an overage on future non-agricultural development. The overage will not apply to any planning permissions granted or development or use in connection with agriculture, equestrian and forestry activities. If development takes place under the Town and Country Planning (General Permitted Development) (England) Order 2015 Class or any subsequent act or change to the regulations, then this will be a trigger event for overage. This overage will be effective for 40 years from the date of completion of the sale and will be payable on the implementation of planning permission (or disposal with planning permission) for such uses (excluding agriculture, forestry or equine use). The amount payable will be 30% of the increase in value resulting from that consent.

The overage is not intended to apply to the farmhouse. An Overage Plan is available from the vendor’s agent.

Fixtures and fittings: All items usually regarded as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with farm machinery are specifically excluded from the sale. These may be available to the purchaser by separate negotiation.

Drainage Rates: These are charged by Environment Agency at a rate of £2.19/ha on the farmland.

Local authority: Huntingdonshire District Council and Cambridgeshire County Council.

VAT: Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Health and safety: Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.

Solicitors: Mills & Reeve, Botanic House, Hills Road, CB2 1PH

Postcode: PE28 3BN

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Viewing: Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Stamford.

Agents note: The vendor of this property is a relative of an employee of Strutt & Parker.

This property has 279.33 acres of land.