Land forming part of Park Farm, Beaudesert, Henley-in-Arden, B95 5QD

Ref: 28755013
By Auction
For Sale
The above land will be offered for sale by public auction, subject to prior sale reserve and conditions, at 6.30 pm on Tuesday 11th June 2019 at Henley Golf and Country Club, Stratford Road, Beaudesert, Henley-in-Arden. B95 5QA


  • Approximately 46.23 Acres
  • Pasture Land
  • Located In Four Evenly Sized Enclosures
  • Sold at Auction on Tuesday 11th June at Henley Golf Country Club at 6:30pm


The above land will be offered for sale by public auction, subject to prior sale reserve and conditions, at 6.30 pm on Tuesday 11th June 2019 at Henley Golf and Country Club, Stratford Road, Beaudesert, Henley-in-Arden. B95 5QA


The 46.23 acres (18.70ha) of land being offered for sale by public auction gives purchasers an excellent opportunity to obtain a useful block of gently undulating pastureland, with good, long frontage to the A3400 Birmingham Road on the outskirts of Henley-in-Arden.

Located in four evenly sized enclosures, the land rises to the southeast from a brook which bisects some of the land and forms part of the northern boundary. There is a small spinney of trees, with a pond which could (with suitable permissions if necessary) be further developed into a water feature for either recreational or wildlife use.

The land also has the benefit of access from and frontage to Impsley Lane on the northern boundary.

Boundaries are a mixture of timber post and woven pig wire fencing, together with mature hawthorn hedging, with hedgerow trees. Although currently sown to long term leys, the land has been arable cropped in recent years.
General Information Services
Prospective purchasers should make their own enquiries with the appropriate utility companies for the verification as to the availability of services, although we are informed that mains water is connected to the land.
Warwickshire County Council -
Stratford District Council -
Seven Trent Water -
Western Power Distribution -
Tenure and Possession
The land is freehold, 10% of the hammer price is to be paid as a deposit to the vendor's solicitors upon exchange of contracts in the auction room, together with an administration fee of £500 plus VAT to the auctioneers in the room on the night.

NB - The grazing/mowing of the land is currently let to a local farmer but can be determined upon giving 28 days notice.

Completion is scheduled for the 9th July 2019.
Tenant Right
There will be no ingoing valuation for UMV/RMV's and no claim for dilapidations (if any) will be entertained from the purchaser(s).
Rights of Way and Easements
The land is subject to all rights of way and easements that may exist.

A public footpath runs along the western boundary. Further details of the right of way that bisects the land can be found in the auction pack.
Boundaries and Timber
All growing timber is included in the sale. The ownership of boundaries (where known) is delineated by an inward facing 'T' mark.
Sporting and Mineral Rights
Sporting and Mineral Rights where owned are included in the sale of the freehold.
Basic Payment Scheme
The land is registered with the Rural Payments Agency (RPA) for Basic Payment Scheme (BPS) purposes and a claim has been submitted for the 2019 cropping year. No entitlements are included in the sale of the freehold but might be available to purchase by separate negotiation.
Plans shown are for identification purposes only.

Field Schedule
SP1467/6824 - 11.73 acres (4.74 ha)
SP1467/9236 - 10.27 acres (4.15 ha)
SP1566/0716 - 11.72 acres (4.74 ha)
SP1566/1796 - 12.51 acres (5.06 ha)
Giving a total of 46.23 acres (18.69 ha)
The land may be inspected by prospective purchasers in possession of a copy of these sale particulars, during daylight hours only, at their own risk. It is specifically requested that potential purchasers, when viewing, have regard that the land may well have livestock grazing upon it. All gates must be left as found, no litter left and no dogs whatsoever are allowed on the land.
Vendor's Solicitors
A full auction pack is available from the vendor's Solicitors.

Shakespeare Martineau,
Bridgeway House,
Stratford-upon-Avon. CV37 6YX
Acting - Mr. Peter Snodgrass
Tel. No. 01789 416400
From Henley-in-Arden and the south take the A3400 Birmingham Road north and, after approximately 500 yards, the land will be found on the left hand side, as indicated by the John Earle auction board.

In addition Impsley Lane will be found between properties on the Birmingham Road.

Turn left and follow this lane to the top of the hill where the land will be found on the left hand side, again indicated by the John Earle auction board.

From the M40/A3400 and the north, come off the M40 motorway at (restricted) J16, head south on the A3400 and, after approximately 1 1/2 miles, the land will be found on the right hand side, indicated as above.
Conditions of Sale
The property will, unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the Vendor’s Solicitor. These conditions may be inspected during the usual office hours at the offices of the vendor’s Solicitor mentioned in these sales particulars during the five days, exclusive of Saturday and Sunday, immediately before and exclusive of the day of the sale. The conditions may also be inspected in the Sale Room at the time of the sale but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not.
Money Laundering
Money laundering regulations have been introduced by the government, affecting auctioneers, under the Proceeds of Crime Act 2002/Money Laundering Regulations 2007. To comply with this Act, we require all purchasers to pay the deposit by any of the following methods: Bank/Building Society Draft, Personal/Company Cheque. All purchasers will be required to provide proof of both their identity and current address and all parties intending to purchase any property must bring with them the following items: Full U.K. Passport or Photo Driving Licence (for identification), a recent Utility Bill, Council Tax Bill or Bank Statement (as proof of residential address). These should be presented to the vendor’s Solicitor when signing the contract.
Agent's Note
The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price, and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single figure guide. (RICS Common Auction Conditions 7th Edition).


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Important Remarks

Please note that all the above information has been provided by the vendor in good faith, but will need verification by the purchaser’s solicitor. Any areas, measurements or distances referred to are given as a guide only and are not precise. Floor plans are not drawn to scale and are provided as an indicative guide to help illustrate the general layout of the property only. The mention of any appliances and/or services in this description does not imply that they are in full and efficient working order and prospective purchasers should make their own investigations before finalising any agreement to purchase. It should not be assumed that any contents, furnishings or other items shown in photographs (which may have been taken with a wide angle lens) are included in the sale. Any reference to alterations to, or use of, any part of the property is not a statement that the necessary planning, building regulations, listed buildings or other consents have been obtained. We endeavour to make our details accurate and reliable, but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not give any warranty in relation to the property and we have no authority to do so on their behalf.

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Regulated by the Royal Institution of Chartered Surveyors (RICS) Misrepresentation Act 1967. John Earle. Conditions under which particulars are issued. Messrs John Earle or the vendor/lessor. 1. These particulars do not constitute, nor constitute any part of, an offer or contract. 2. All statements contained within these particulars as to this property are made without responsibility on the part of Messrs John Earle or the vendor/lessor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The vendor does not make or give, and neither Messrs John Earle nor any person in their employment has authority to make or give, any representation or warranty whatever in relation to the property. John Earle is a trading style of John Earle & Son LLP. Registered office address: Carleton House, 266-268 Stratford Road, Shirley, B90 3AD. Registered number: OC326726.