£1,600,000 For Sale
A superb small farm set in a delightful rural position in east Suffolk; comprising period farmhouse, extensive farm buildings and 114 acres (46 hectares).

Upper Grove Farm is situated in a delightful rural position on the outskirts of the popular village of Rendham. The village benefits from the popular White Horse public house and a pretty church.

The market town of Saxmundham is about three miles to the east, and offers a good variety of shops and other amenities. There is a primary and middle school in the town and a further choice of schooling in both the state and private sector is available in Framlingham. Framlingham is about five miles to the west and is best known locally for its fine Medieval Castle and also has a good selection of shops, public houses and restaurants together with a fine Church.

The County town of Ipswich is about fifteen miles to the south from where main Inter-City services to London´s Liverpool Street station take just over the hour. There are also some direct trains daily to London from Saxmundham and a regular branch line service to Ipswich.

Method of Sale
We have been instructed to offer the land by private treaty inviting offers for the whole or three lots with the intention of achieving exchange of contracts as soon as possible with completion by agreement expected to take place as soon as possible after exchange. The Vendor may require holdover on the farmhouse and some of the buildings through to 31st December 2021, details to be agreed with the Agent. A deposit of 10% of the purchase price will be payable on exchange of contracts and if early entry is required, then the purchaser/s will be asked to pay an additional 10% at that stage.

Vendors´ Solicitor
Jonathan Margarson of Cross Ram & Co, 18 The Thoroughfare, Halesworth, Suffolk IP19 8AJ. Telephone: 01986 873636. Email:

Upper Grove Farm offers an exciting opportunity for anyone looking for a highly productive ring fenced small farm with an excellent range of modern buildings located in a delightful rural setting in east Suffolk.

Lot 1 – Comprising the farmhouse, which is not Listed, farm buildings and grassland and extending to approximately 6.20 acres (2.51 hectares). Lot 1 is shown outlined and coloured red on the enclosed plan.

Upper Grove Farmhouse
Ground Floor
A front door provides access to the

Doors lead off to the dining room, with radiator and

Sitting Room
A dual-aspect room with timber-framed double-glazed windows to the north-west and south-west overlooking the front and side of the property. Exposed timbers. Brick fireplace which is home to a wood burning stove with the benefit of a stainless steel liner. Radiator. Built-in cupboard. A door opens to stairs that lead to the first floor landing. Further door to the

Timber-framed double-glazed windows to the north-east and south-east. High and low level wall units with roll edge worksurface and one and a half bowl stainless steel sink with drainer and mixer taps above. Space for electric oven with extractor fan above. Radiator. Exposed timbers. Stable-style door to the exterior. Doors to the study, dining room and

Utility Room
Timber-framed double-glazed window to the south-east. Space and plumbing for washing machine, tumble dryer, dishwasher and fridge freezers. High and low level wall units.

Dining Room
Timber-framed double-glazed windows to the south-east and south-west with fine views over the gardens and fields to the front and side. Fireplace with tiled surround. Radiator. Exposed timbers. Understairs shelved cupboard.

Timber-framed double-glazed window to the north-east of the property. Radiator. Exposed timbers.

First Floor
Landing – doors lead to the bedrooms and bathroom.

Bedroom One
A double bedroom with timber-framed double-glazed window enjoying fine views to the south-west over the farmland. Exposed timbers. Radiator. A door opens to the

Dressing Room/Occasional Single Bedroom
North-east facing window to the rear of the property. Radiator. Fitted wardrobes with hanging rails and shelving.

From the landing, further doors lead to

Bedroom Two
A double bedroom with timber-framed double-glazed window to the south-west with field and woodland views. Exposed timbers. Radiator. Walk-in cupboard with shelving, window to the front and hatch to attic.

Comprising bath, shower unit and hand wash basin. Part tiled walls. North-east facing window to the rear of the property. Built-in airing cupboard with lagged hot water cylinder and slatted shelving. Radiator.

Comprising WC, hand wash basin and fitted cupboard. North-east facing window. A door opens to

Bedroom Three
A single bedroom with timber-framed window to the north-east, enjoying field views. Radiator. Exposed timbers.

The Gardens and Paddocks
Access from the pubic highway is via a concrete driveway, which provides ample off-road parking and leads to a double garage of block construction under a corrugated roof and has up-and-over doors to the front. The garden is laid to lawn and is bordered by well maintained and mature hedging. It contains trees and shrubs, as well as an extensive vegetable garden that includes a polytunnel. In addition is a summerhouse and a most attractive pond.

Beyond the farmhouse and buildings to the north are two delightful and well maintained grass paddocks bordered by hedgerows and mature oak trees. The smaller paddock is cut for hay and the larger paddock is typically grazed during the summer months by sheep. There is a large pond located in the large paddock to the rear of the farm buildings.

Services Mains water and single-phase electricity are connected to the farm house and farm buildings. Private drainage system. Oil-fired central heating.

Council Tax Band E. £2,150.18 per annum 2020/2021.

Local Authority East Suffolk Council.

Upper Grove Farm Buildings

1. Traditional Barn 19´ x 52´5 (5.8m x 16m)
A most attractive traditional timber framed barn with pantile roof and brick and timber walls. The building is divided into two with two bays being open sided and two bays enclosed with a personnel door. Lean-to at eastern elevation being the old dairy.

2. Former Cattle Yard 43´11 x 27´6 (13.4m x 8.4m)
Wooden framed building with pitched asbestos roof and with block walling and tin/asbestos cladding on three elevations. Concrete floor. Cattle gates at either end of the building. Lean-to on eastern elevation housing farm electricity supply meter.

3. General Purpose Building 80´8 x 35´5 (24.6m x 10.8m)
Of steel portal frame with cement fibre roof with blockwork and cement fibre wall. Concrete floor. 4m x 4m roller doors at either end. The building incorporates the workshop measuring 18´ x 16´ (5.5m x 4.9m) with separate 4m x 4m galvanised roller door.

4. Old Mill House 26´6 x 14´5 (8.1m x 4.4m)
With asbestos roof, block walling and concrete floor. Sliding door at one end and with additional personnel door. Electricity connected.

5. Dutch Barn 62´ x 28´2 (18.89m x 8.6m)
Wooden framed with asbestos roof, hardcore floor and open sided on three sides. Eaves height of 6.8m.

6. General Purpose Building 62´ x 40´ (18.89m x 12.19m)
Of steel portal frame with cement fibre roof with plasticised metal clad walls. 8.8m to eaves height. Concrete floor and with two sets of 4.5m x 4.5m roller doors on front elevation.

7. Former Cattle Building 59´ x 36´1 (18m x 11m)
Of steel portal frame with cement fibre roof and with block walking to 3m and Yorkshire boarding above on three sides. Concrete floor.

8. Dutch Barn 59´ x 49´2 (18m x 15m)
Of steel portal frame with cement fibre roof and partial concrete floor. Open sided. 7.5m eaves height.

9. Yard
Located in front of the modern farm buildings, is an excellent sized concrete yard, which benefits from access directly off the public highway. There are a further two access points from the farm buildings

The land is offered for sale in two lots and is shown for identification purposes coloured blue and green on the enclosed plan.

The land has been farmed in hand to an exceptionally high standard for many years. The farm is gently undulating and consists of Beccles 1 and Hanslope soils and is Classified as Grade 3 under the DEFRA 1:250,000 Land Classification Map.

There is good access into each lot directly from the public highway through a number of gateways. The land has typically been in a white straw rotation of winter wheat, winter barley, oilseed rape and temporary grass leys. A full cropping schedule is shown enclosed.

Lot 2 – 57.75 acres (23.37 hectares) – coloured blue on the enclosed plan.
This comprises a superb ring fenced block of arable land with good size fields and suitable for modern day large scale machinery. There are various access points directly off the highway as well as a network of grass margins around the individual field perimeters.

The farm is comprehensively drained throughout and a copy of the drainage plans are available for inspection with the Agent.

The field boundaries are well defined by mature trees, hedgerows and ditches and Lot 2 also includes three very attractive ponds all of which have been cleaned out in recent years.

Lot 3 – 50.06 acres (20.26 hectares) – coloured green on the enclosed plan.
Lying to the south of the public highway, this ring fenced block of land comprises predominantly arable land, a small area of permanent pasture and a superb area of woodland. Two of the fields are currently cropped in winter wheat with the remaining two arable fields being in the second year of a grass ley. As with Lot 2, there are various access points directly off the public highway and again, there is a good network of internal grass margins around the perimeter of the fields. The smaller field to the rear of the woodland was formally in an arable rotation but has been down to grass in recent years.

The mature woodland lies in the centre of Lot 3 and extends to approximately 7 acres (2.83 hectares). It boasts a range of traditional tree species including a number of mature oaks and is an oasis for a variety of both flora and fauna. Also located within Lot 3 is an old pill box and adjoining bore hole, both located adjacent to the public highway opposite the farm buildings; further details of which are available from the Agent.

At any reasonable time with particulars in hand by prior arrangement with the Agents. Given the potential hazards of a working farm and associated machinery, we please ask that you be as vigilant as possible for your own personal safety when making an inspection the property.

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.

There are two footpaths within Lot 3 and which run from north to south.

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.

These are shown for identification purposes only 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 Number SK342365.

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 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 for sale freehold with vacant possession upon completion.

Basic Payment Scheme
The land is registered under the Basic Payment Scheme and the following numbers of Normal Entitlements will be made available and transferred with each lot upon completion:

Lot 1 – N/A
Lot 2 – 23.37 Normal Entitlements
Lot 3 – 17.40 Normal Entitlements

The Vendor will retain the Basic Payment Scheme income from the 2020 scheme year. The Purchaser/s will indemnity the Vendor 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 2020 scheme year.

Environmental Stewardship Scheme
The land is not currently included within an Environmental Stewardship Scheme.

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 area of land on which the farm buildings stand (hatched black on the sale plan) will be subject to an overage agreement. The Vendor will retain 25% of the uplift in value in excess of the agricultural value over this land in the event that planning permission/permitted development for residential development is obtained by the purchaser/s. The valuation date will be the date of grant of planning permission and the overage will be effective for a period of 15 years from the date of completion of the sale. Payment will be due upon implementation of the consent.

Information Pack
An information pack containing further details relating to Basic Payment Scheme, previous cropping, land drainage etc is available for inspection at the Agent´s Office or can be emailed to interested parties.

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. 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. 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 or listed 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. June 2020