For Sale

Land at Yaxley sold


The land is located to the south west of the village of Yaxley and can be accessed off Mellis Road. The property is located approximately 1.4 kilometres (0.87 miles) from the A140. The market town of Diss is located approximately 8.8 kilometres (5.47 miles) to the north. The land can be found using the Directions and Location Plan.


The land extends to approximately 9.293 hectares (22.96 acres) known as ‘Waterlens’, shown on the plan, coloured red. The Property comprises of a single arable field and has direct access on to the public highway – Mellis Road – and enclosed by mature native trees and mature hedges.

We understand the property is drained. Drainage plans are available upon request.

The Agricultural Land Classification of England and Wales shows the land as being Grade 3. The land is classified by the National Soil Resource Institute as being slowly permeable seasonally wet slightly acid, but base-rich loamy and clayey soils with impeded drainage and moderate fertility. The soil is suited to pasture as well as to the production of arable crops.

The land is in an arable rotation, past cropping includes:

Year       Crop

2017      Spring Barley

2016      Winter Wheat

2015      Sugar Beet

2014      Winter Wheat

2013      Winter Oilseed Rape

2012      Winter Barley

General Remarks and Stipulations


The land is currently farmed under the terms of a Farm Business Tenancy dated 6th August 2015. The land is offered for sale freehold with the benefit of vacant possession on completion.

That said the current tenant has indicated an interest in continuing to farm the land under terms to be agreed.

Sporting, Mineral and Timber

The sporting, mineral and timber rights, in so far as they are owned by the Vendor, are included in the sale however the Vendor and their successors in title reserve the right to pick up dead and dying game. All such rights are believed to be owned by the Vendor.


It is intended that an exchange of contracts will take place within 28 days of the purchaser’s solicitor receiving the draft contract. Completion will take place 28 days thereafter.

A 10% deposit will be payable on exchange of contracts.

Ingoing Valuation

The Land is currently under cultivation and due to be cropped with Winter Barley.

In addition to the purchase price, the purchaser shall pay for all cultivations and farming operations carried out for the benefit of the current growing crop to be calculated in accordance with the 2017 CAAV costings. All seed, sprays and fertilisers applied to the land at invoice cost.

Local Authority

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

Telephone: 0300 123 4000

Basic Payment Scheme

The land is registered for the Basic Payment Scheme and the Entitlements are owned by the Vendor. The Vendor will make reasonable endeavours to transfer the relevant Basic Payment Scheme Entitlements to the Purchaser on completion of the sale.

Environmental and Countryside Stewardships

The land is entered into the Entry Level and Higher Level Stewardship Scheme which comes to an end on 31st October 2019. Where possible the HLS as it relates to the land will be transferred to the Purchaser.

Plans, Areas, and Boundaries

The boundaries are based on the Ordnance Survey and are for reference only. The purchaser will be deemed to have full knowledge of all boundaries and any error or mistake shall not be the responsibility of the Vendor or entitle any party to compensation in respect thereof.

The Vendors and Vendors’ Agents will do their best to specify the ownership of boundary hedges, fences and ditches but will not be bound to determine these. The Purchaser(s) will have to satisfy themselves as to the ownership of any boundaries.

Wayleaves, Easements, and Rights of Way

The property is sold subject to or with the benefit of all existing wayleaves, easements, rights of way, covenants and restrictions, whether mentioned in these particulars or not.

There is a public footpath which runs along the southern boundary of the property.


The Vendors reserve the right to connect into any services across the property, for the benefit of the retained land.

Method of Sale

The land is offered for sale by private treaty as a whole.

Postcode: IP23 8ET


Strictly by prior appointment with the Vendor’s agent.

Vendors Solicitor

Sprake & Kingsley Solicitors, 16 Broad Street,  Bungay,  Suffolk NR35 1EN


From Diss, head south along the A140 passing the village of Yaxley on the right. Turn right at the crossroads of Yaxley Road and B1117.  Continue through Thornham Parva turning right at the end of the road. At the end of the road the property entrance will be on the right hand side at the junction of Church Farm Lane and Mellis Road.

Important Note

Landbridge wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. These particulars do not form part of any offer or contract and should not be relied upon as statements of representative of fact. Landbridge has no authority to make or give in writing, or verbally, any representation or warrantees in relation to the property. They assume no responsibility for any statement that may be made in these particulars. Any areas, measurements or distances are approximate. The text, photographs and plans are for general guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulations or other consents and Landbridge have not tested any services, equipment of facilities. In the interest of health and safety, please ensure that you take due care when inspecting the property.

Whilst we endeavour to make our particulars accurate and reliable, if there is any point that is of particular importance to you please make contact and we will be pleased to check the information, especially if you are travelling some distance to make an inspection.

Registered head office is Rivers Court, High Street, Sproughton, Ipswich, Suffolk IP8 3AP.


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