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"An exciting agricultural investment opportunity. In total extending to 428.31acres 173.33 ha or thereabouts.

SITUATION
Sandford Orcas is a sought after residential village comprising a number of period village properties, popular pub, village hall and church. The farmstead is situated to the north of the village some 0.4 miles from the village centre and lies approximately 3 miles north of the town of Sherborne and approximately 5 miles north east of the town of Yeovil. Both centres offer an extensive range of shopping facilities, amenities and main line rail links to London Waterloo. The A303 is linked some 3 miles north west Sparkford providing links to the South West via M5 and London Home Counties via M3.

DESCRIPTION
The property presents a versatile agricultural investment opportunity comprising a modern farmhouse subject to an Agricultural Occupancy Condition , range of dairy and modern farm buildings, productive pasture and arable land subject to an Agricultural Holdings 1986 tenancy. In total Manor Farm extends to 320.77acres 129.81ha or thereabouts, as shown edged red on the site plan. Adjoining the farm are four blocks of pasture and arable land let on separate Farm Business Tenancy Agreements and extending to 107.54 acres 43.51 ha or thereabouts. In total the property extends to 428.31 acres 173.33 ha or thereabouts.

LOT 1 MANOR FARM, SANDFORD ORCAS as shown edged red on the site plan
FARMHOUSE
The detached farmhouse is constructed of reconstituted stone beneath a tiled roof, with double glazed windows throughout. The accommodation is set out on the attached floor plans and briefly comprises; Hallway, Living Room, Dining Room, Kitchen, Rear Hallway, Shower room. On the first floor; Landing, Bedrooms x4 and Bathroom.

OUTSIDE
The property is approached over a gravel driveway leading to gravel parking and turning area with Double Garage constructed of reconstituted stone beneath a tiled roof. There is a good sized garden surround currently laid to lawn bounded by post and rail fencing and hedgerow along the roadside and containing a small number of mature broadleaf and coniferous trees. The property adjoins open farmland to the south, east and north, and the lane to the west.

FARM BUILDINGS
The farm buildings are accessed from the council lane over a sloping yard area, part concrete, comprising a range of modern dairy livestock and general purpose buildings comprising;
Fodder Barn 22.3m x 13.6m
3 Bay Livestock Barn 7.41m x 4.6m
Covered Yard 18.12m x 16.02m
Dairy & Parlour Housing bulk tank, 20x20 parlour
Silage Barn 23.5m x 4.22m
Monopitch Calf Pen 8.94m x 4.28m

LAND
The land is located in 10 separate parcels and comprises undulating and sloping pasture and arable land with good access as set out below. The fields are generally of a good commercial size and bounded by stockproof fencing and traditional broadleaf hedgerows. The main parcel of land adjoins the farmstead of Manor Farm to the south and east and comprises sloping and undulating permanent pasture land. The parcel located to the western side of the Sandford Orcas Road comprises a smaller area of permanent pasture adjoining the stream with two larger enclosures of sloping temporary pasture. Located to the south of the village centre either side of the village are two separate parcels of sloping and undulating temporary pasture and arable land. The southwestern block is more fragmented with parts accesses from the council land and part via an adopted green lane. The majority is in temporary pasture and arable with two smaller parcels of permanent pasture. The land is classified as Grade 3. In total Manor Farm extends to 320.77 acres 129.81ha or thereabouts, as shown edged red on the site plan.

ADDITIONAL LAND
A further 107.54 acres 43.51 ha or thereabouts is available for sale in 4 separate lots as
follows;
Lot 2 Land adjoining Shillers Lane 3.27 acres 1.32 ha edged purple on the site plan Single enclosure of sloping permanent pasture land.
Lot 3 Land & Buildings at Weathergrove Farm 66.45 acres 26.89 ha edged blue on the site plan Level long term pasture and part sloping permanent pasture.
Buildings Former Silage Barn 60 x 30 , Adjoining Livestock Barn 60 x 30 , Straw Barn 46 x 23 , Lean to 46 x 23 , Former Cow Stall 20 x 15 , Adjoining Farm Yard 0.58 ac.
Lot 4 Land at Middle Field Lane 34.60 acres 14.00 ha edged green on the site plan Arable and Pasture land.
Lot 5 Land at Rosedown Farm 3.23 acres 1.30 ha edged yellow on the site plan Permanent Pasture.
In total the land as a whole extends to 428.31 acres 173.33 ha or thereabouts.

RIGHTS OF WAY, EASEMENTS, WAYLEAVE ETC
There are a number of public footpaths which traverse the land. Other than this we are not aware of any rights of way over the land and the property is sold as far as required by the vendor and will be conveyed subject to all rights of way, easements and way leaves of telegraphs poles, drains and wires, electric pylons and cables, water and gas pipes at present erected on and passing over or under the property and subject to the agreements affecting the same if any .

TENURE AND POSSESION
The land is of freehold tenure subject to the following tenancies;
Lot 1 Manor Farm 327 acres 132 ha is occupied under an Agricultural Holdings Tenancy Agreement dated 29th October 1987. We understand the rent was last reviewed with effect from 29th September 2023. The new rent recorded was £25,750 per annum.
Lot 2 Land adjoining Shillers Lane 3.27 acres 1.32 ha is occupied under a Farm Business Tenancy Agreement dated 1st January 2025 for 2 years at a rent of £500 per annum.
Lot 3 Land & Buildings at Weathergrove Farm 66.45 acres 26.89 ha is occupied under a Farm Business Tenancy Agreement dated 29th September 2022 for 6 years at a rent of £13,124 per annum plus £1 per annum for the farmyard and buildings
Lot 4 Land at Middle Field Lane 34.60 acres 14.00 ha is occupied under a Farm Business Tenancy Agreement dated 29th September 2024 for 5 years at a rent of £4,930 per annum.
Lot 5 Land at Rosedown Farm 3.23 acres 1.30 ha is occupied under a Farm Business Tenancy Agreement dated 14th January for 2 years at a rent of £500 per annum.

SERVICES
Lot 1 Manor Farm
Farmhouse Mains water, mains electricity and private drainage.
Farm Buildings mains electricity 3 phase and water
Land Mains water
Lot 2, Mains water
Lot 3 Mains water and electricity
Lot 4 Mains water
Lot 5 No services to the land.

FIXTURES AND FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

METHOD OF SALE
The property will be offered for sale by private treaty in five lots or as a whole.

OUTGOINGS
Dorset Council Tax Band F.

COVENANTS & RESTICTIONS
There are no overage provisions included within the sale.

AGRI ENVIRONMENTAL LAND SCHEMES
We understand that parts of the estate contained within Lots 1 and 3 are currently entered into a Countryside Stewardship Mid Tier Scheme. Further details from the selling agents. Other than this, we are not aware of any other Sustainable Farming Incentive, or other Environmental Land Management Schemes. As a result, prospective purchasers are free to enter the land into a scheme should this be of interest.

DESIGNATIONS
We are not aware of any other designations affecting the property."