Land At Cockhamsted Farm, Friars

Braughing, Ware, Hertfordshire SG11 2NN

Guide price  £1,550,000 (Sold Subject to Contract)

Sold Subject to Contract


The land extends to around 249.04 acres (100.78 hectares). It is level arable land and includes a small area of woodland.


The farm is situated to the north of the hamlet of Friars, Braughing, east of the village of Braughing. The land is within 3 miles of the A10 and A120 junction and within 10 miles of the M11. The surrounding land is mainly in agricultural use.


The 247.07 acres of arable land is classified as Grade 2. The soil type is described by the Soil Survey of England and Wales as Hanslope, a slowly permeable calcareous clay soil with some slowly permeable non-calcareous clay soil. The soil survey suggests suitable cropping is winter cereals and some other arable crops.



The land is offered for sale by private treaty as a whole. If the land is of interest, please contact the selling agent.


In the event that planning permission or other consent is granted on the land in the next 30 years for a non-agricultural use, the purchasers, or their successors in title, will pay to the vendors 30% of the increase in the value of the land with the benefit of consent over its existing use value, after deducting the cost of obtaining the planning consent.


The land is freehold, subject to occupation under a Agricultural Holdings Act 1986 lifetime tenancy. The current passing rent is £17,062 per annum (£68.83/acre). There are no rights of succession to the tenancy. Further details and a copy of the agreement are available from the Agent on request.


The sporting rights are included in the sale in so far as they are owned. The sporting rights are reserved to the landlord under the tenancy agreement.


The mineral rights are included in the sale in so far as they are owned. The mineral rights are reserved to the landlord under the tenancy agreement.


There are no contracts or quotas available with the farm.


Basic Payment Scheme entitlements are owned by the tenant and are not included within the sale.


The land is being sold subject to and with the benefit of all rights including rights of way, whether public or private, light, sport, drainage, water and electricity supplies and other rights and obligations, easements and quasi easements and restrictive covenants and all existing and proposed wayleaves and masts, pylons, stays, cables, drains, water and gas and other pipes whether they are referred to in these particulars or not. There is a public footpath crossing the land at the south end and a bridleway passing over part of the private road.

The private road is being sold with the farm subject to the rights of the neighbouring owners and occupiers.

A right of way is being reserved by the vendor for accessing retained land and any land purchased, at all times and for all purposes.

The stretch of road marked red on the plan is owned by the two residential properties adjacent. A limited right of way is permitted over this stretch of road. The neighbour has the right to erect two gates across the access road. The gates are to remain unlocked at all times.


There are no services to the land.


Any prices quoted or discussed are exclusive of VAT. We are not aware that VAT will be payable, but in the event that a sale of the property, or any part of it, or any rights attached to it becomes a chargeable supply for the purpose VAT, such tax will be payable in addition to the purchase price.


Given the potential hazards of working farmland, we would ask you to be as vigilant as possible when making your inspection for your own personal safety and that of others.


The land falls within the jurisdiction of East Hertfordshire District Council. The current planning policy is the East Hertfordshire Local Plan 2007. The District Council is currently working on an emerging district plan setting out the policies for 2016 to 2031.
This plan is available but has not yet been adopted. The land is currently designated as Rural Area Beyond The Green Belt.
The emerging district plan continues with the same designation.

The Minerals Local Plan is currently under review with a draft plan and timetable expected for 2016 with adoption in 2018.


From the A10, take the B1368 towards Braughing. At the war memorial take the right turn onto Ford Street and continue through the village past the Brown Bear public house on your right and then turn right onto Friars Road. After just over half a mile, there is a private lane on the left hand side. Turn onto the lane and the land is on the right hand side. Continue along the lane around the right hand corner to view the land on the left and right of the lane, as shown on the plan.

To reach the most northerly part of the land by public highway, pass through Braughing village, do not take Friars Road and continue along the road for approximately 1.5 miles.


Interested parties may view the land during daylight hours with a copy of these particulars to hand, having first registered their interest with the selling Agents, JHWalter LLP.


JHWalter LLP, 1 Mint Lane, Lincoln, LN1 1UD

Isabel Lougher
01522 504331 / 07738 421388

Tim Atkinson
01522 504313 / 07919 694224

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* Please Note: If Google Street View appears with no imagery, it is not available for this property

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