BATFORD FARM

Common Lane, Harpenden, Hertfordshire AL5 5DN

BATFORD FARM

Common Lane, Harpenden,

Hertfordshire AL5 5DN

Barns with planning approval for change of

use and conversion into four dwellings,

together with a field extending in total to

approximately 2.506 hectares (6.19 acres)

Guide Price - £675,000

For sale by Formal Binding Tender.

Description

The barns are modern, utilitarian, agricultural

buildings comprising of Atcost concrete frame

with corrugated asbestos sheet roofs and

steel frame with corrugated asbestos roof.

The site adjoins the Katherine Warington

Secondary School (which in line with other

schools in the area has an alcohol and

entertainment licence) and is to be purchased

as seen; including heaps of hardcore and

manure.

Planning

The site lies within the Green Belt and the

Planning Authority is St Albans. To the north

west of Common Lane the Council proposed in

the Local Plan (now withdrawn) a strategic

housing allocation for 650 houses of which

40% would be Affordable Housing, together

with a Primary School and Local Centre.

Planning approvals were granted by St Albans

District Council on 15 February 2021 (Planning

applications Nos 5/20/3142 and 5/20/3143).

The approvals are for the change of use and

conversion of the buildings into four

dwellings. The Regulations by which the

approval was granted require completion of

the works within three years of the grant of

planning permission vis 14 February 2024.

Copies of the approval and plans are provided

within the Data Room.

Barn A (the smaller concrete framed building)

is shown with the following accommodation:

entrance hall, cloaks/store,

lounge/dining/kitchen, three bedrooms, two

with en suites and a family bathroom. Approx

floor area 1,660 sq.ft (154 sq.m)

Barn B (the larger concrete framed building) is

shown divided into two units.

Unit 1 – entrance hall, lounge/ kitchen,

bedroom and bathroom. Approx floor area

655 sq.ft (61 sq.m)

Unit 2 – entrance hall, lounge/dining/Kitchen,

study, utility, four bedrooms, three with en

suites and a family bathroom. Approx floor

area 2,744 sq.ft (255 sq.m)

Barn C (steel framed building) is shown to

provide the following accommodation:

entrance hall, living/dining/kitchen area, two

bedrooms and a bathroom. Approx floor area

979 sq.ft (91 sq.m)

Formal Tender Process The property is being sold by Formal Binding

Tender. Purchasers are advised to study the

Guidance Notes in the Data Room on how to

make an offer. A minimum of seven days

before the Tender Date, purchasers must have

submitted proof of identity to meet the Anti-

Money Laundering (AML) Regulations. Bids

will not be accepted if the AML checks have

not been cleared prior to the Tender Date.

What is needed to comply with the Regulations

is specified in the Guidance Note. An

administration charge of £25 is required to

complete these – cheques made payable to

Weldon Beesly LLP.

All offers are to be submitted by completing the

Tender Bid Form by the Tender Date vis

Wednesday 4 August 2021. The form and a

cheque for the sum of £20,000 (the Bidder

Security Payment) made payable to

Debenhams Ottaway LLP Client Account

marked G Simons to the rear. The envelopes

are to be marked for the attention of Mr D

Bromley FRICS, Bidwells, John Ormond

House, 899 Silbury Boulevard, Milton Keynes

MK9 3XJ. The envelopes should be clearly

marked on the back ‘Tender Bid Batford Farm’.

The Tenders will be opened in the presence of

both Agents.

Purchasers are strongly advised to get

solicitors advice regarding the purchase and

the legal documentation before making a Bid.

The successful purchaser will be required to

provide the balance of a 10% deposit to

Debenhams Ottaway within 1 working day of

confirmation of acceptance of offer. For those

who have been unsuccessful, their cheques

will be returned within five working days.

Completion will take place on 1 October 2021;

or earlier by agreement.

Tenure and possession

The land is currently the subject of a Farm

Business Tenancy (FBT). At the purchaser’s

discretion, the freehold will be sold either

with vacant possession or subject to the FBT.

Fencing

The purchaser will be obligated to fence the

boundary A-D on the plan and thereafter

maintain. This boundary is already mostly

fenced. There is a discrepancy in the boundary

to the northeast, where Herts Council have

encroached slightly onto the land being sold;

discussions are currently being had with them,

but the property is being sold on this basis.

Services

Purchasers to make their own enquiries.

Letters of Reliance

No Letters of Reliance will be provided in

connection with the planning documents and

reports. A letter of reliance will be provided

by Weldon Beesly in relation to the FBT.

VAT

The vendors have not opted to tax for VAT

and no VAT will be chargeable on the

purchase price.

Restrictions on Sale

The vendors are imposing the following

restrictions in connection with the sale:

a) An Option in favour of the Vendors to

acquire the frontage strip 7m wide adjoining

the Common Lane and 3m wide in respect of

the Mackerye End Lane frontage, shown

brown on the sale plan. The term of the

option will be 20 years and the purchase price

£1. The purpose of the Option is to enable the

widening of Common Lane to facilitate an

access for potential development to the north

east of Common Lane. Should the vendors

exercise the option, it will be subject to the

Purchasers rights of access and services to the

Adopted Highway and an obligation to make

good any damage. The purchaser will be

prevented from constructing any buildings on

the Option land. Buildings exclude fences,

walls, accesses for vehicles, paths and

services. Further details in relation to the

Option and other restrictions are provided in

the Data Room.

b) Restrictions on Title. The freehold in the

property is being transferred subject to

Overage provisions and a Restrictive Covenant

on the Option land:

i) Overage on the site of the buildings (the

land coloured green on the plan) will be

subject to an Overage if planning permission is

granted for more than four dwellings (not

conversions). The Overage will be for a term

of 20 years and the payment is 50% of the

enhanced value. There will be exempt

disposals relating to the sale of a unit together

with its curtilage. Further details of the

Overage and the mechanism for payment are

provided in the Data Room.

ii) Overage on the field (the land hatched blue

on the plan) will become payable if it is used

other than for agriculture, equestrian or

recreation/leisure/gardens and grounds

ancillary to the dwellings on the land hatched

green. The payment will be 50% of the

enhanced value. The Overage term is 20 years.

Further details of the mechanism and

payment for Overage are provided in the Data

Room.

iii) Restrictive Covenant on the Option land

preventing any buildings being constructed on

it. Buildings will not include the use as vehicle

access, paths, fencing, or other means of

enclosure. Further details are provided in the

Data Room.

Viewing

The site can be inspected by prior

appointment with the Agents. In this respect,

the Agents will advise of the specific viewing

times and dates.

Health & Safety

All prospective purchasers must use all due

diligence and vigilance when inspecting. This is

part of a working farm and the buildings are in

need of repair, there are also areas of slurry.

The owners and agents do not accept

responsibility for the safety of those viewing.

Data Room

The data room can be accessed here -

www.weldonbeesly.com/property-portal/

The username and password are both: Property

See following note on how to download each

document.

Once each document is viewed, click the top left

button to download (the arrows mid-page take

you to the next document).

The data room may be updated from time to

time. The last date of any update will be one

week before the Tender Date. Purchasers are

expected to have fully considered all the

documentation in the Data Room.

The information in the Data Room will comprise:

• The planning applications and reports

• The planning approvals

• Guidance Note on AML Requirements

• Guidance on the Tender Bidding process

• Notice of creation of the FBT

• The FBT

• The Land Registry Title

• General terms for the overage

• General terms for the Option back to the

vendors

• Replies to Enquiries

• Sale Contract

• The Transfer

• The Option

• The Overage Deed

• Tender Bid Form

• Searches

Tender Date

The Tender Date is noon on Wednesday 4

August 2021.

Please ensure that at least seven working

days prior to the Tender Date you have

submitted all the information required in

respect of the AML Regulations. Tenders will

not be accepted unless the necessary checks

have been completed. Tenders must be on a

completed Tender Form. Tenders must be

accompanied by a cheque for £20,000 as a

Bidder Security Payment and cheques made

payable to Debenhams Ottaway LLP Client

Account marked G Simons on the rear. All

envelopes to be marked at the back ‘Tender

Batford Farm’ and received at the offices by

Noon Wednesday 4 August 2021 marked for

the attention of Mr D Bromley FRICS, Bidwells,

John Ormond House, 899 Silbury Boulevard,

Milton Keynes MK9 3XJ. The balance of the

Deposit (10% of the price) to be paid to

Debenhams Ottaway client account within 1

working day. The clients reserve the right not

to accept the highest bid, or any bid.

IMPORTANT NOTICE

Weldon Beesly, their clients and any joint agents give notice that:

1. They are no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must be relied upon as statements or representations of face. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Weldon Beesly have not tested any services, equipment or facilities. Purchaser(s) must satisfy themselves by inspection or otherwise. 3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the Purchaser(s) is/are responsible for making their own enquiries in this regard. Particulars of sale prepared in June 2021 and photographs taken in April 2021.

derek.bromley@bidwells.co.ukjack.panton@weldonbeesly.com