Ashfield, Nr Debenham, Suffolk

£1,550,000 Sold STC
Lot 3 - Land at Ashfield Place Farm - 170.49 acres (68.96 hectares) A ring-fenced block of land in the village of Ashfield cum Thorpe. Consisting predominantly of arable land, there are also four blocks of attractive mature woodland and two grass meadows fronting the River Deben.

Lots 3-8 Ashfield Place Farmland

The farmland at Ashfield Place Farm is gently undulating in topography and comprises predominantly arable land but also some areas of woodland and grassland. In all, the land (excluding Lots 1 & 2) extends to approximately 885.93 acres (358.47 hectares). Having formerly been farmed in hand for many years, the land has been let since 2006 and is currently farmed under a Farm Business Tenancy (FBT).

Situated within the Deben Valley, the land consists of very productive heavy soil type, classified as the Hanslope and Beccles 1 Series and is classified as Grade 3 under the DEFRA 1:250,000 Agricultural Land Series Classification Map. The farm is ideally suited to a white straw rotation and the typical cropping schedule includes winter wheat, winter barley, oil seed rape and sugar beet.

There is good access off the public highway into the majority of the fields and if not, via a good network of internal tracks or designated rights of way.

The land is registered for the Basic Payment Scheme and all eligible Entitlements will be transferred to the Purchaser. Those held by the Seller will be transferred on completion, and the remainder on expiry of the existing Farm Business Tenancy on 30 September 2022.

The farmland is offered for sale in six lots.

LOT 3 – Land at Ashfield Place Farm – 170.49 acres (68.96 hectares)

This ring-fenced block of land lies to the east of the farmstead within the village of Ashfield cum Thorpe. Consisting predominantly of arable land, there are also four blocks of attractive mature woodland and two grass meadows fronting the River Deben. The woodland combined with the extensive network of hedgerows and undulating topography, offer good sporting potential.

The main access points to the land are off the A1120 to the north and Cretingham Road to the south and west.


IP14 6LU

Method of Sale
The property is offered for sale freehold with the benefit of vacant possession, subject to the tenancies, farming arrangements and licences that are in place – copies of which are available in the Data Room.

There is a Farm Business Tenancy (FBT) in place on the arable land and some of the farm buildings, terminating on 30th September 2022.

Ashfield Place Farm is offered for sale as a whole or in up to eight lots with the intention of achieving exchange of contracts as soon as possible with completion by agreement. A deposit of 10% of the purchase price will be payable on exchange of contracts and if early entry is required, then the Purchaser will be asked to pay an additional 10% at that stage.

If the property is sold in Lots, the individual purchasers will be required to sign an ´Exclusivity Agreement´ with a 5% ´Exclusivity Fee´ being paid to and held by the Vendor´s solicitor. A copy of the draft Exclusivity Agreement is available in the Data Room.

The Vendor will require rights of holdover for the growing, harvesting and storage of certain crops. There will also be holdover on the grain store through to 31st December 2022.

Local Authority
Babergh Mid Suffolk District Councils, Endeavour House, 8 Russell Road, Ipswich IP1 2BX

Vendors´ Solicitor
Birketts LLP, Providence House, 141-145 Princes Street, Ipswich, IP1 1QJ. Telephone: 01473 232300. Email: /

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

Rights of Way, Wayleaves and Easements
The property is sold subject to and with the benefit of all rights of way, wayleaves and easements that may affect the land and further details of which are included within the Data Room. Rights of Way benefitting the Property are shown coloured brown on the Sale Plan.

Restrictive Covenant
A restrictive covenant prohibiting development and the farming of outdoor pigs and poultry will be imposed on Field Nos, 1942 and 1015.

There will be a reservation in favour of the Vendor to share from any uplift in value resulting in future non-agricultural development of the barn marked ´X´ within Lot 6 on the sale plan. The Vendor will receive 25% of the net increase in value on grant of planning permission at any time within 20 years from the date of completion, triggered by the earlier of disposal or implementation with the benefit of such consent.

Lotting and Cross Rights
If the Farm is sold in lots, there may be reserved rights agreed to benefit each lot and to ensure the continued access, maintenance and supply of services across the Farm. Further details of these rights can be obtained from the Agent.

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.

The land is sold subject to any drainage rates and other outgoings that may be relevant.

Should any sale of the Property, 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. If appropriate, VAT may be chargeable in respect of the value apportioned to the Entitlements.

Fixtures and Fittings
Unless described in these particulars, all fixtures and fittings are specifically excluded from the sale.

Structural Survey
The Vendor has commissioned a full structural building survey of Ashfield Place Farmhouse and for the benefit of interested parties, a copy of which is available in the Data Room. Upon completion, the surveyors, will assign the survey to the Purchaser of Lot 1 and who will reimburse the Vendor for the cost of the survey – further detail is available from the Agent.

Basic Payment Scheme
The land is registered under the current Basic Payment Scheme (BPS). The Vendor will make reasonable endeavors to transfer the eligible Entitlements to the Purchaser after completion of the sale. If the Property is sold in Lots, the Entitlements will be apportioned between the individual Lots. The farming Tenant will retain the BPS income from the 2021 and 2022 Scheme years. The Purchaser will indemnity the Vendor and the Tenant in respect of all action, cost, claims and demands in connection with any failure on the part of the Purchaser to comply with Cross Compliance requirements in respect of the 2021 and 2022 Scheme years.

Environmental Stewardship Scheme
The land is included within a Countryside Stewardship Agreement (Agreement Number 883546). This runs from 1st January 2021 to 31st December 2025. The Purchaser or Purchasers (if sold in Lots) will be responsible for complying with all terms of the Agreement through to its termination. A copy of the Agreement is available in the Data Room.

Ingoing Valuation
If applicable, in addition to the purchase price, the Purchaser will take over and pay for all cultivations and growing crops upon completion. Payment is to be made at the figure assessed by the Vendor´s Agent based upon CAAV rates or contractors´ rates where applicable and invoiced costs of seed, fertiliser and sprays applied plus enhancement value.

The boundaries are based on the Ordnance Survey and are for reference only. Purchasers should satisfy themselves regarding these as no error, omission or misstatements will allow the Purchaser to rescind the contract nor entitle either party to compensation thereof.

Should any dispute arise as to boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the selling Agent whose decision acting as expert shall be final.

The Property is registered with the Land Registry and the Title Documents are available in the Data Room.

Data Room
Additional information about Ashfield Place Farm can be found in our online Data Room. Please contact the Vendor´s Agent should you wish to access the Data Room.

Anti-Money Laundering
In accordance with the Money Laundering Regulations 2017, once an offer has been accepted, the Purcher/s will be required to provide a proof of identity and address prior to the instruction of solicitors.

All viewings are strictly by appointment the Vendor´s Agent.

Important Notice
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. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved.