Big Green Guide 2015 by Dawn Borg

northdevonjournal.co.uk

Your guide to agriculture, land and rural property in North Devon

NDJ-E01-S5

Thursday February 26, 2015

The Journal

Devon Agriculture in numbers £780m gross output

£22.6m

to local economies

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

£319m GVA

WELCOME to this year’s Big Green Guide. In the 2015 edition, we look at the rural land and agricultural property market in North Devon. After a successful year of property sales, estate agents throughout the region are positive that 2015 could deliver an even better year. On P.3, Greenslade Taylor Hunt provide an update on the local farms and land market and shares its predictions for the cattle market in 2015. Peter McHugh of Webbers Fine & Country shares his “reasons to be cheerful” in the forthcoming

Contents & Welcome months on P.5 and we showcase a stunning farmstead in Bratton Fleming on P.8. Seddons brings you up to date on the CAP reforms on P.9 and Nancekivell & Co in South Molton shares its view on farm and land sales in North Devon, while introducing agricultural properties coming to the market. Stags report yet another busy year for sales and reveals its own predictions for the market this year on P.14. and we showcase a stunning dairy farm in South Molton on P.16. I also caught up with Brian Butler of

the National Farmers Union in Bideford to discuss the latest on farming here in the South West, see what he had to say on P.17. With so many beautiful agricultural properties coming to the market, we’ve put together 12 of the finest currently available in Devon don’t miss them on P.18 and P.19. A large property with up to 118 acres is also on the market with Phillips Smith & Dunn on P.22, and Geoffrey Clapp Associates discusses the importance of professional advice on P.24.

£15.9m

stewardship schemes expenditure

- editor

Photo: Dawn Stephens-Borg

6,105,021

1,302,213

593,719

85,599

poultry

cattle

sheep

pigs

3 -Greenslade Taylor Hunt 5-8 - Webbers

81,349

hectares of arable farmland

52,415

hectares of cereal

9 - Seddons 11 - Nancekivell & Co 14 - Stags

18,577

employed in agriculture

6,707km2 size of Devon

8,162

commercial farm holdings

77%

grassland

16 - Nadrid Farm 17 - National Farmers Union 18 -19 - Gallery 22 - Phillips Smith & Dunn 24 - Geoffrey Clapp Associates

visit our website www.northdevonjournal.co.uk

DEMAND for farms and land continues to outstrip supply which had the effect of further increasing land prices in 2014. The RICS recently reported that average land values across the UK had broken through the £10,000 per acre barrier for the first time. Whilst this is a great headline grabbing statistic it needs be remembered that this transaction based measure of farm land prices does include a residential component and therefore ‘bare land’ figures

NDJ-E01-S5

Thursday February 26, 2015

Greenslade Taylor Hunt

The farms and land market

tend to be lower with £5,000£8,000 per acre currently being the general range for the medium to better quality land in North Devon. We have experienced price rises in 2014 and with current limited supply this is likely to continue into 2015, all be it at a slower pace. Supply is still the main governing factor with very few farms and large blocks of land coming to the market, whilst the principle demand continues to be from the

commercial farming sector with farmers and agricultural businesses responsible for over two thirds of land purchases in 2014. Location and local competition remains a key factor in determining commercial land values with many large farms keen to expand. Lifestyle and non-farming buyers have recently been less prolific and careful thought therefore has to be given to lotting, with often larger parcels of land being more attract-

ive in the current market place. A few notable Greenslade Taylor Hunt farm sales in 2014 included, at the beginning of the year, completion on the 120 acre East Bridge Farm at Bishops Nympton, which was sold at a figure totalling in excess of its £895,000 guide price. The 155 acre Broadclose Farm at Rackenford also achieved a sale total well in excess of the £1,125,000 guide, with the larger blocks of bare land ranging from £4,900 to £6,300 per acre.

1847 to the present day – professional, dependable expertise WHILE assessing a compensation claim for a client recently, he mentioned that his family’s association with Greenslade Taylor Hunt extended back five generations to his great great grandfather, who had used Mr F.L. Hunt as his land agent. I had always been aware of GTH’s long heritage in the rural community, but this piqued my interest and led me to delve a little deeper into the firm’s history. In 1847 W.R.J. Greenslade set up business on the outskirts of Taunton, initially as a “wine merchant and auctioneer”. A few years later, in 1851 Mr J H Palmer started operating his business in North Somerset, offering agricultural auctioneering and estate agency services, initially to a relatively small number of local farmers and landowners, due of course to the greater difficulty that people had in travelling substantial distances in those days! Both businesses quickly thrived and grew in both the professional services they offered and their client bases. Moving forward to 1892, Mr R.B. Taylor and Mr F.L. Hunt formed an agricultural auctioneering and estate agency practice in Langport, named Taylor & Hunt. When their children showed interest in joining the practice, it was agreed that the practice would need to split to cover different locations, with R.B. Taylor & Son moving to Yeovil, and F.L. Hunt & Son remaining in Langport (in a building occupied by our firm to this very

The Journal

day!). Leaping forward a hundred years to the 1990’s (having survived two World Wars and several property market crashes, and supporting their farming clients through some of the most difficult times suffered by UK agriculture), the two esteemed firms of

Greenslades and Hunts merged to form Greenslade Hunt, and later that decade merged with R.B. Taylor & Sons (once again reuniting Taylor & Hunt after 100 years), to form Greenslade Taylor Hunt. In 2007 they acquired J.H.

Palmer & Sons, adding further long-standing heritage and experience to the firm. With each merger and acquisition, the firm has strengthened and broadened the diversity of services and expertise that it offers its clients, who range from antique collectors and smallholders to multi-national housing developers. Whilst we no longer offer a wine merchant service (!), the firm now spans Devon, Somerset, Dorset, and London, operating out of 17 offices, and prides itself on being able to offer a complete service in respect of most property types. As well as having the expertise to value and market agricultural, commercial, and residential property, antiques, livestock and machinery, and operating the largest livestock market in the south of England, the professional services offered by the firm have continually grown to meet the demands of the dynamic and ever-changing world of property, planning, legislation and taxation. So whether you need an Asbestos Survey or a Probate Valuation, a Fire Risk Assessment or a Building Survey, an Agricultural Tenancy or a Solar Farm, we have it covered. By Graeme Biffen MRICS FAAV, Associate, Rural Professional Department, Greenslade Taylor Hunt. Graeme can be contacted on 01769 574500 or via email at graeme.biffen@gth.net

Higher Yate at Cadeleigh, a 130 acre holding was sold in the region of the £1,235,000 guide. The market for smaller residential holdings also remains strong with the 73 acre West Yeo Farm near Witheridge and the 46 acre Stone Barton at Chawleigh both successfully sold, with guide prices of £1,395,000 and £825,000 respectively. As we head into 2015 we are confident that the market for farms and land will remain buoyant. Greenslade Taylor

Hunt has an ever increasing list of prospective purchasers looking for farms and large blocks of land across the region, reflecting the continued and significant market shortage, which can only bode well for those contemplating a sale in 2015. If you are considering selling agricultural property please contact Richard Webber in the South Molton Office on 01769 574500 or Tony Overhill in the Tiverton Office on 01884 243000.

Cattle trade South West

2015 is shaping up to be a good year for beef producers. Since Christmas the trade for stirks, store and prime cattle has taken a lift for the better. Twice this year new record averages have been set for store cattle at Sedgemoor market, most recently at £928. Best stirks are selling over £1000 and stores to £1,500. Prime cattle have seen heifers to 245ppk. The trade is being driven primarily by a tight supply of cattle, following reduced calf registrations two years ago. The current pressure on the

milk price will also see a reduction in milking cow numbers and hence calves. Suckler herds have been contracting in recent years as some producers have moved to dairy, increased their sheep flocks or simply retired. All factors point towards numbers of available beef and dairy cross calves remaining tight for the foreseeable future, so consequently trade for beef cattle should remain strong is the view of Rob Venner, partner in charge of Sedgemoor market for Greenslade Taylor Hunt.

4 NDJ-E01-S5

£1,675,000

Waterrow, Nr Taunton

An exceptionally attractive & versatile Residential Holding enjoying outstanding rural position with panoramic southerly views. Traditional character Farmhouse (5 beds ) , with additional det 2 bed bungalow (AOC). Traditional & modern buildings, formerly used for dairying, productive pasture and arable land with amenity appeal. In all about 145 Acres. For Sale by Private Treaty as a whole or in up to 3 lots. EPC=F Tiverton Office: 01884 243000 Fast Find : TIV130139

£575,000

Bampton, Nr Tiverton

A well appointed country house, set within beautiful countryside and available with a choice of adjoining land. Meticulously restored Traditional Farmhouse (4/5 beds) set within outstanding gardens and enjoying unrivalled rural views. Extensive garaging, workshops & general purpose buildings. Productive and privately situated pasture land with water features & amenity broad leafed woodland. In all about 16.10 Acres EPC=E Tiverton Office: 01884 243000 Fast Find : TIV140221

Mariansleigh

£550,000

Sol d

SS TC

Chittlehamholt

£795,000

£785,000

Aversatile holding in a prime position within the Exe Valley with additional income streams.Attractive farmhouse (3/4 beds) occupying a private position within the seclusion of its surrounding land, 2 Holiday Cottages (each 1 bed), organic pasture and amenity woodland and benefitting from Green energy production from Biomass and Solar thermal heating systems. In total, the property extends to about 23.83 acres. EPC=D Tiverton Office: 01884 243000 Fast Find : TIV140135

Charles, Nr Brayford

£525,000

Ne w

Clayhanger, Nr Tiverton

Enjoying panoramic views, a detached 4 bedroomed period house with the Individual detached 4/5 bedroomed modern home enjoying superb countryside An attractive Residential Smallholding comprising a 3 Bed Detached Cottage, benefit of large gardens, garaging, workshop, orchard, stables and pasture views, traditional & modern farm buildings, in all about 4.76 Acres. (available small range of Outbuidings and the adjoining undulating productive pasture paddocks, extending in total to about 2 Acres. EPC=D with less land if required) EPC=E land, extending in total to about 40.83 Acres. As a whole or in 2 Lots. EPC-D South Molton Office: 01769 574500

Cadeleigh, Nr Tiverton

Fast Find : STM140010 South Molton Office: 01769 574500

£495,000

A uniquely situated traditional detached 3 bed farmhouse in need of general improvement and modernisation but occupying a delightful position set within its surrounding land with adaptable outbuildings and adjoining pasture land. EPC=F Tiverton Office: 01884 243000 Fast Find : TIV150004

Langridgeford

Fast Find : STM120086 South Molton Office: 01769 574500

£375,000

Near Meshaw

Fast Find : STM140172

£375,000

A traditional 4/5 bedroomed Grade II Listed home set in a rural position with In a lovely rural location set down a very long lane, attractive semi-detached gardens, parking, former stables, double garage, car port, river frontage, in all 4 bed home, gardens, ample parking, stables & outbuildings, adj paddocks, extending to about 3.34 Acres. woodland & river frontage, in all about 6 Acres. EPC:E South Molton Office: 01769 574500

Fast Find : STM140093 South Molton Office: 01769 574500

Fast Find : STM130024

visit our website www.northdevonjournal.co.uk

The Journal

NDJ-E01-S5

Thursday February 26, 2015

Webbers

Reasons to be cheerful

Peter McHugh FRICS director of Webbers Fine & Country in North Devon

SOLD

SOLD WITH such acceleration in the market last year, people subsequently expected it to stall. But it’s good news all round, as it certainly hasn’t stalled and the market is very much stable. 2014 was a positive year for property and this year is set to continue in the right direction. As such, there are a few reasons to be cheerful in 2015. • 1 – Stability. It’s clear that the government have handed over the issue of house prices to the Bank Of England to reduce house price inflation. This has come to fruition and we are potentially looking at controlled growth. • 2 – Cheaper bills. Inflation is down and people will find they have more spending power and more disposable income. It’s also no secret that petrol prices have dropped dramatically, from around £1.40 to £1.05 per litre. This will no doubt have a knock-on effect on our economy. • 3 – Overhaul of stamp duty. The stamp duty reforms have undoubtedly had a positive effect on the market here in North Devon. Everyone is

now saving due to the eroded thresholds of £250,000 and £500,000. The vast majority of people in the West Country are now saving money as a result. • 4 – Pension reforms. As of April 2015, people will now be able to dip into their pension pots. Some will buy a car or a boat; others will wisely invest in property, especially residential buy to let investments. • 5 – Calm in the South East. London’s property market has now settled. Before crash in 2008, approximately 75% of our buyers came from London and the South East. After the crash, this dropped dramatically to around 50%. Now that the market has calmed down in London, more people will be looking to spend their money in the South West. We are expecting a greater influx due to stabilised house prices. Money is better spent on homes in the South West, on good country properties. We are well placed for an improvement in the marketplace and people will be looking for a lifestyle change right here in the West Country.

SOLD

in association with

Fine Country

NDJ-E01-S5

Homes from Webbers

Fine & Country North Devon Regional Office 39/41 Boutport Street, Barnstaple EX31 1SA

BRAYFORD BARNSTAPLE

ÂŁ750,000

Standing in approximately 3 Acres in a breathtaking and quiet location within Exmoor National Park and perfectly positioned for excellent horse riding and a wide range of outdoor pursuits, an impressive and individual detached period house with a separate holiday cottage and a two storey barn. EPC Rating E

Contact: 01769 575 797

ROBOROUGH WINKLEIGH

ÂŁ850,000

A beautifully renovated 4 bedroom farmhouse set in approximately 16 acres, with 3 bedroom holiday barn. Private and secluded location with a range of large span farm buildings set away from main house'. EPC Rating F and EPC Rating for Barn F

Contact: 01805 626999

Peter H McHugh, FRICS

Lindsay Braddick

Richard Douglas

Lee Hussell

Director

Manager

North Devon

Barnstaple

Bideford

Ilfracombe

01271 347861

01271 373404

01237 472344

01271 863091

in association with

Homes from Webbers

North Devon Regional Office Tel: 01271 347861 email: fineandcountry@webbers.co.uk North Devon Regional Office Tel: 01271 347861

LANDKEY BARNSTAPLE

ÂŁ725,000

A beautiful 7 bedroom farmhouse in need of some modernisation and magnificent barn with change of use for conversion into two houses. All set in gardens, grounds and paddocks of approx. 6.2 acres. On the southern edge of the village with easy access to Barnstaple, South Molton and the North Devon Link Road. EPC Rating G

Contact: 01271 347861

ABBOTSHAM BIDEFORD

ÂŁ750,000

A substantial and completely unique six bedroom Grade II Listed character property with stunning panoramic coastal and countryside view, almost 7 acres of gardens and paddocks and and direct access to the North Devon coastal path. EPC Rating E

Contact: 01237 472344

Michael Cooke

Colin Thorne

Lynne Jackson

Manager

South Molton

Braunton

Torrington

01769 575797

01271 812263

01805 626999

fineandcountry.com

NDJ-E01-S5

Fine Country

Thursday February 26, 2015

The Journal

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

Webbers

Rye Park House

Webbers Fine & Country: 01271 347861 ÂŁ750,000

RYE Park House is a traditional North Devon farmstead which has been restored by the current owners. Set in an enviable, peaceful location at the end of its own private drive, the home has spectacular views over the valley of Bratton Water to the National Trust owned woodland slopes beyond. Situated in Bratton Fleming, this Devon farmhouse also has a separate barn conversion with planning consent for an annexe. The idyllic property is

set within gardens, grounds and pasture paddocks of almost 11 acres. Arranged over two floors, the accommodation is most attractive. Inside, a door leads through to the family/dining room which forms a central part of the house. An old traditional fireplace features, housing a cosy wood burning stove and a bread oven to one side. The kitchen has been refitted in recent years and includes a ceramic hob and

ceiling spotlights. The adjoining sitting room is most spacious and has French doors opening out to a terrace. Another traditional fireplace can be found here. A walk-in store, pantry, shower room and a utility/ laundry room also feature on this floor. A notable attribute of this lovely home is the snug. Stairs accessed through a quaint cottage-style door lead to the first floor landing. Here, the master bedroom has its own modern en suite. Three

further bedrooms, all of a good size, can be found on this floor, together with a well-equipped family bathroom. Outside, at the front of the house, there is a lovely brickpaved terrace providing a sheltered alfresco dining space. Opposite here is The Barn, a single-storey dwelling which would be perfect as an annexe. This incorporates an open plan living/dining area and a wellfitted kitchen area. There is also a double bed-

room and wet room. The rear of the house is mostly lawned garden with established fruit trees. A delightful vegetable section sits to one side and part of the old driveway provides ample additional car parking space. An old traditional hay barn within the grounds could provide potential for a variety of uses, including conversion to holiday cottages, subject to the necessary consents. A range of outbuildings provide further storage in ad-

dition to power and lighting. The gardens and grounds surround Rye Park House, allowing a great sense of privacy and seclusion. The pasture paddocks extend to almost six acres in four separate enclosures. Beyond, the land includes rough pasture on the east side of the valley. Rye Park House provides a wonderful opportunity for those who enjoy the great outdoors. North Devonâ&#x20AC;&#x2122;s stunning countryside is literally on the doorstep.

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

The Journal

Thursday February 26, 2015

Seddons

CAP Reform

have you got your head around it yet? Claire Bellew, who is a Rural Chartered Surveyor at Seddons Rural and Professional in Tiverton, explains the new scheme and at what stage landowners should now be.

Speak to Claire at Seddonsâ&#x20AC;&#x2122; Tiverton office for details on the Basic Payment Scheme, Countryside Stewardship and Grants, Grass Keep Agreements, Planning, Compensation Claims, Landlord and Tenant Advice and Professional Valuations.

CLAIRE Bellew, who is a Rural Chartered Surveyor at Seddons Rural and Professional in Tiverton, explains the new scheme and at what stage landowners should now be. As of now, landowners must submit their claims for the Basic Payment Scheme online, via Rural Payments. Most farmers should have registered online by now and if you have not yet done so, I would advise that you do as soon as possible. This will need to be done even if applications were made online in previous years. Farmers can check field sizes and submit land uses for each field so it is beneficial to get all details up to date. The generous 25% top-up for young farmers is beneficial to anybody between 18 and 40 years old who is in control of the business. Hopefully we

shall soon have details of the certification process which businesses will be asked to complete, to verify they are young farmers. Another matter to be aware of, is claiming the Basic Payment Scheme where land is temporarily taken for utility works. Where land is taken on a temporary basis by utility companies, such as South West Water, that land will not be eligible for the calendar year and therefore cannot be claimed on. This will leave an excess of entitlements over land claimed, resulting in the loss of those entitlements. Therefore it is very important to receive adequate compensation for this loss from the utility company. Now that the new scheme has come in, it is essential to have the correct grazing agreement,

or contract farming agreement in place. Many grazing licences are, in fact tenancies, because the licensee has exclusive occupation of the property and conducts all of the operations to grow and take the grass. In order for a grazing licence to be a proper licence, the landowner must grow the grass and share occupation with the grazier, or at least have the right to share occupation. If the grazier has exclusive occupation, this could lead to significant difficulty in claiming the Basic Payment for the licensor. In order to show that it is a proper licence, the licensor should keep a record of works done in order to grow the grass and maintain the land. In doing so, if the status of the grazing

licence is ever challenged the landowner has sufficient evidence to rebut the challenge. Catchment Sensitive Grants and Woodland Capital Grants are now part of Countryside Stewardship, with applications for Woodland grants open now and applications for Catchment Sensitive Grants due to open on 2nd March 2015. Capital grants of up to ÂŁ10,000 per holding are available under Catchment Sensitive to create infrastructure that will help reduce water pollution from agriculture. There are some new target areas this year within the North Devon area, so please get in touch if you are interested in applying. Applications for multi-annual agreements under Catchment Sensitive are due to come out in the summer and these

will have to be applied for online, under the Rural Payments system. These will be more competitive; more targeted and more aligned with local environmental priorities, compared to previous schemes and will be based on a scoring system. Under existing ELS and HLS agreements, all agreement holders will need to complete and submit an annual claim form by 15th May 2015 in order to receive payment. This is completely separate to claiming the Basic Payment and is a new requirement as a result of new European Regulations. Claim forms will be issued to all agreement holders in March. Professional Valuations Claire also carries out many professional valuations for a variety of purposes including

tax and changes in businesses structures. She is a registered valuer with the RICS, so if you need a valuation please do get in touch. Alongside Claireâ&#x20AC;&#x2122;s busy work life, in her spare time she is an active member of Devon YFC and is currently junior vice chairman and vice Agricultural and Rural Issues chairman of the county. Within these roles she loves to get involved in all aspects of rural life and take part in many competitions. Her love for farming and the countryside has all come from growing up on a family farm in Bideford, North Devon where she still enjoys helping out as much as she can, especially during lambing time. Contact details: 01884 253500 or claire.bellew@sed dons.com

10 NDJ-E01-S5

www.seddons.com

Burrington, Umberleigh - £1,150,000

Ash Mill - £975,000

A delightful and privately situated property with stunning views over the Taw Valley and beyond. Farmhouse, detached annexe, two cottages, traditional farm buildings, landscaped gardens, paddocks, woodland, In all approx 12 acres. EPC rating: F

A picturesque farmhouse in a courtyard setting including a detached barn converted to the highest standard for holiday accommodation, further long stone barn with planning, outbuildings including American Barn style stables and beautiful landscaped gardens, set in approximately 23 acres of fenced pasture with an area of young woodland. EPC rating: E

Chulmleigh l 01769 581585

North Devon - £695,000

Knowstone - £660,000

A beautiful 4 bedroom extended family home with fantastic equestrian or smallholding facilities set in c.19 acres of pasture, woodland and river boundary with easy access to North Devon link road. EPC rating: E

Set in an idyllic wooded valley alongside the 'Crooked Oak' stream is this period 4 bedroom Grade II listed property and has been sympathetically converted to offer a unique family home with 10 acres of paddocks, outbuildings and loose boxes. EPC rating: F

Dulverton l 01398 324488

Chulmleigh - £595,000

Chumleigh - £595,000

Chulmleigh l 01769 581585

A charming recently refurbished 5 bedroom farmhouse with range of traditional barns with potential for conversion (stp), far reaching views,set in a glorious south facing rural location. In all about 4.7 acres. EPC rating: E

A rare and exciting opportunity to acquire a lovely four bedroom equestrian property within a traditional Victorian stable yard including a clock tower, plenty of stabling, a hay barn and riding arena. Approximately 10.9 acres of pasture with this property, plus a further 35.89 acres by separate negotiation. EPC: rating D

LOOKING TO RENT?

Contact Lettings on 01884 259900 BAMPTON • CHULMLEIGH • CULLOMPTON • DULVERTON • HONITON • TIVERTON • LETTINGS • FARMS • LONDON • FINANCIAL

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

The Journal

Thursday February 26, 2015

Nancekivell & Co

Farms and land continue to sell THE latest statistics show that the evergreen farm and farmland market continue to remain buoyant which has been the case throughout the uncertain economic times we have faced and the current recovery which we are at last experiencing. Farmland prices have increased according to National statistics by 2% over the last year and remain at their alltime high levels whilst equipped farms have risen in the last 12 months by between 7% and 10% which would reflect the value of the farmhouse in this particular equation. We find in North Devon that approximately half of our land purchases are taken up by nonfarmers for many reasons and apart from the wish to own a piece of Devon the current tax system makes land a very good store of wealth. Interest rates remain at an all-time low and can only go in one direction and although lending isn’t as easy to access as perhaps it was in the past Banks are still lending for the purchase of agricultural farms and land, albeit subject to their new lending criteria and conditions. The recent changes to the planning system relating to farm buildings which came in April last year as Statutory In-

strument 2014 raised a lot of eyebrows when it was first published as we all thought there would be a free for all on agricultural buildings which were more than 10 years old etc. etc. However, in practice there have only been a handful of consents granted for residential development in North Devon so it may well be a case of the local planning authority catching up with government policy. There have also been some

fairly interesting discussions about the on-going support payments for farmers up until the autumn of last year however it now seems that the on-going common Agricultural Policy Schemes in England are to remain more or less at the same levels so again, any doubts about the future of farmland based on the guaranteed income from the EU have at least for the time being been put to one side. This again has helped the value of farmland and farms.

The Marketing of Agricultural Land and Property This is a highly specialised sector of the market and my company has been dealing with this in North Devon for the last 27 years which I think gives my firm a great advantage over most of the competition in terms of local agricultural land values and marketing advice. At the end of the day, the sale of a block of land or farm is far more complicated than simply listing on whatever the most

Flitton Barton, North Molton. £1,400,000

popular portals of the day are and using the database of buyers which may be available for this type of property in the hope that a buyer will appear. The main issue which is often overlooked is when an agent is instructing is who will actually be conducting the negotiation. In this digital age one of the missing links is negotiation skills which can add value to any transaction for many reasons. The knowledge of how the farming system works, the types of land, the

likely returns available and of course historic sales all have a great part to play in valuation and marketing advice. Selling property is known to be one of the three most stressful events in most people’s lives. So, in other words anyone can advertise a property for sale and introduce barter but retaining the best price for the sale and dealing with all the hassle between agreement of sale and exchange of contracts is an art all of its own. Liaising and chasing the solicitors, helping the valuer/surveyors with comparables, renegotiating price, holding the hands of stressed out buyers and sellers, chasing up and down chains is a unique skill and can only really be practiced effectively by those who have many years’ experience in these matters. This traditional method and down to earth approach is clearly the most effective way of offering and successfully selling at the best possible price specialist property such as land and farms. Finally, there are some very interesting farms and land lots which are soon to be released by Nancekivell & Co including a 200 acre Exmoor Hill Farm, a 160 acre Hill Farm, an 80 acre farm on the Southern edge of the moor and a 140 acre farm on Exmoor National Park.

The Old Smithy, Riddlecombe. £375,000

Scoresdown Farm, Lynton. £2,000,000

Trentishoe, Combe Martin. £70,000.

12 NDJ-E01-S5

Covering North Devon and Exmoor TIVERTON

GUIDE PRICE £1,200,000

AGRICULTURAL TIED THREE BEDROOM DETACHED SOUTH FACING MODERN BUNGALOW SET IN APPROXIMATELY 102 ACRES OF LEVEL OR GENTLY SLOPING AGRICULTURAL PASTURE LAND WITH A SUBSTANTIAL RANGE OF MODERN FARM BUILDINGS. THE PROPERTY IS REGISTERED FOR SINGLE FARM PAYMENTS AND SITS IN AN EASILY ACCESSIBLE YET QUIET LOCATION. EPC F

CHULMLEIGH

GUIDE PRICE £595,000

A OPPORTUNITY TO ACQUIRE AN EQUESTRIAN PROPERTY WHICH INCLUDES A CONVERTED 4 BEDROOM HOME WITHIN A TRADITIONAL VICTORIAN COURTYARD AND APPROXIMATELY 10.9 ACRES OF PASTURE WITH A FURTHER 35.89 ACRES AVAILABLE BY SEPARATE NEGOTIATION. EPC: D

CHITTLEHAMHOLT

GUIDE PRICE £240,000

GRADE II LISTED 16TH CENTURY 3 BEDROOM THATCHED COTTAGE WITH AN ADJOINING OLD FORGE SITTING IN THE HEART OF THE VILLAGE OF CHITTLEHAMHOLT. THE PROPERTY HAS BEEN PARTIALLY REFURBISHED AND OFFERS THE UNIQUE OPPORTUNITY TO COMPLETE THE REFURBISHMENT TO YOUR OWN INDIVIDUAL TASTE.

OUT OF HOURS: PETER NANCEKIVELL MRICS 07970 288996

KENTISBURY FORD

GUIDE PRICE £625,000

A MODERN ( NO AGRICULTURAL RESTRICTION) 3 BEDROOM DETACHED HOUSE WITH 23 ACRES OF PASTURELAND SITUATED ON THE EDGE OF THE EXMOOR NATIONAL PARK WITH A RANGE OF MODERN FARM BUILDINGS AND A FURTHER STONE BUILDING WITH POTENTIAL FOR CONVERSION. EPC: D

NR TIVERTON

GUIDE PRICE £575,000

MODERN 6 BEDROOM CHALET STYLE BUNGALOW SET IN AN ELEVATED POSITION WITH GLORIOUS VIEWS ACROSS THE DEVON COUNTRYSIDE TO DARTMOOR. THERE ARE THREE PADDOCKS OF PERMINANT PASTURE TOTALING 13.4 ACRES AND A USEFUL RANGE OF OUTBUILDINGS THAT COULD BE USED AS STABLES AS WELL AS A LARGE AGRICULTURAL BUILDING

PETERS MARLAND

GUIDE PRICE £169,995

BEAUTIFULLY MODERNISED 3 BEDROOM COTTAGE IN A RURAL LOCATION, TASTEFULLY DECORATED TO A HIGH STANDARD WITH OFF STREET PARKING AND FAR REACHING VIEWS ACROSS TO DARTMOOR. EPC D

13 NDJ-E01-S5

Covering North Devon and Exmoor KENTISBURY

GUIDE PRICE £150,000

A GOOD SIZED BLOCK OF AGRICULTURAL PERMANENT PASTURE BEING A SERIES OF ENCLOSURES EXTENDING TO 28.9 ACRES WITH EXCELLENT ROAD ACCESS, CLOSE TO BLACKMOOR GATE. THE LAND INCLUDES A SMALL BLOCK OF WOODLAND KNOWN AS HOLLACOMBE COPPICE AND SITS INSIDE THE EXMOOR NATIONAL PARK BOUNDARY.

BARNSTAPLE

GUIDE PRICE £75,000

A 14.94 ACRE FREEHOLD RIVERSIDE PASTURE PADDOCK DOWN TO PERMANT PASTURE LYING ADJACENT TO THE RIVER YEO AND THE BARNSTAPLE TO BRATTON FLEMING COUNCIL ROAD WITH THE BENEFIT OF A CAR PARKING AND TURNING AREA.

BARNSTAPLE

GUIDE PRICE £65,000

A 6.5 ACRE PONY PADDOCK INCORPORATING STREAM WATER, ROAD ACCESS WITH OFF-ROAD PARKING AND THE BENEFIT OF A PRIVATE BRIDLEWAY UP TO A QUIET COUNTRY LANE FROM WHICH THERE ARE A NUMBER OF RIDING ROUTES

OUT OF HOURS: PETER NANCEKIVELL MRICS 07970 288996

BRATTON FLEMING

GUIDE PRICE £130,000

EASILY ACCESIBLE, EDGE OF EXMOOR NATIONAL PARK. A RARE OPPORTUNITY TO PURCHASE TWO GOOD SIZED AGRICULTURAL BUILDINGS MEASURING 36FT x 24FT AND 60FT x 24FT TOGETHER WITH AN ADJACENT BLOCK OF 7 ACRES OF AGRICULTURAL LAND SUB DIVIDED INTO 2 ENCLOSURES WITH DIRECT COUNCIL ROAD ACCESS

WHIDDON

GUIDE PRICE £75,000

SINGLE STOREY STONE BARN SET ADJACENT TO A COUNCIL ROAD WITH A LEVEL REAR AREA IN THE HAMLET OF WHIDDON, CLOSE TO THE MARKET TOWN OF BARNSTAPLE YET SURROUNDED BY OPEN RURAL COUNTRYSIDE. THE PROPERTY MAY HAVE POTENTIAL FOR MANY FUTURE USES, SUBJECT TO PLANNING.

RIDDIFORD

GUIDE PRICE £55,000

AN OPPORTUNITY TO PURCHASE A BLOCK OF LAND SITUATED ADJACENT TO THE A3124 TORRINGTON TO CREDITON ROAD, FORMERLY PART OF THE NOW DISUSED WINKLEIGH AERODROME WITH POTENTIAL FOR A RANGE OF USES SUBJECT TO PLANNING. THE SITE INCLUDES A WAR TIME CONCRETE BLOCK BUILDING

Thursday February 26, 2015

The Journal

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

Stags

Busy year for farm and land sales THE farming landscape of North Devon, Mid Devon and Exmoor is very diverse: larger dairy units in north-west Devon, through to the beef and sheep farmers on Exmoor and its foothills and more arable based units near Tiverton and Crediton. By having farm agents dedicated to specific areas of the West Country, Stags’ Farm Agency team understand these individual areas and are able to provide reasoned and tailored advice. As you will see on the opposite page, Stags Farm Agency had a busy year for farm and land sales in north and mid Devon in 2014, with those properties shown just a selection of the farms and land sales we managed. Land values have continued to vary significantly ranging from £2,600 per acre for a large block of grass land on Exmoor (140 acres) through to £8,000 per acre for 50 acres with buildings near Barnstaple and more than £15,000 per acre achieved on some occasions for smaller land lots and paddocks. The difference in value between better land and poorer land has been widening over recent years but increasingly it is individuals that have the largest impact on the price of land. Two examples of this are as follows: In one coastal north Devon village two neighbouring paddocks of about 4.50 acres were offered for sale in 2014. Neither had any benefits over the other, yet one sold for £8,000 per acre and the other sold for over £10,000 per acre. We had a similar situation either side of a

Mark Neason MRICS FAAV Stags Andrew Dodds MRICS Stags Farm Agency mid-Devon village where a 41 acre lot of grass land sold for £9,500 per acre and a nearby 14 acres of arable land achieved £9,700 per acre at auction, a narrower margin than usual between arable and pasture land. What does this tell us? That land quality, location and other factors including access and services do not solely affect value. People and their business decisions have an effect too and where there is competition, land values are driven upwards to levels perhaps above the true market value. This might reflect the fact farming businesses are looking further into the future

when making investment decisions; which is no bad thing considering the short term volatility of beef, lamb and milk prices. Non-farming buyers were active in the market in 2014 with Melbury Farm, Bideford and the former North Devon Farm Park at Marsh Farm, Landkey both selling to buyers originating from the south-east of England. Analysis of our buyers showed that 47% of people buying through Stags in 2014 were from London and the South East of England. Other people that can have a positive impact on farm and land sales are the farm agents. A surprising amount of our time is

Professional Services spent getting to really know buyers and their search requirements so that when we are employed to sell a farm or land lot, we have a head start on working towards finding a purchaser. One example of this is Moorhayes Farm (pictured), west of Tiverton, where the buyers - a family from London – were informed of the forthcoming farm sale ahead of open marketing, and a sale was agreed within three weeks of the farm being offered for sale on the open market. Predictions The RICS reported in their Land Market Survey that average land values increased by

6% in 2014. With more positive signs for the beef and sheep livestock sectors, contrasting with the significant fall in milk prices during 2014, it is difficult to be certain that land values will increase at the same rate that we’ve seen during the past five years but if the supply of land remains tight, values may remain firm. The shift between the Single Payment Scheme (SPS) and the new Basic Payment Scheme (BPS) is likely to be less disruptive than the change we experienced between IACS and SPS in 2005 and whilst the election traditionally has an effect on the property market as a whole, with fewer farms mar-

keted year on year and continued demand from farming businesses, residential buyers and investors, prices should remain stable, with land values continuing to be driven by competition in individual areas. Permitted Developments Rights (PDRs) The changes in Permitted Development Rights (PDRs) for agricultural buildings introduced in 2014 enabled the creation of up to three new dwellings within existing farm buildings of up to 450 m2 without the need for a formal planning application. Whilst Mid Devon District Council have taken an enlightened view and approved a large number of building types in a variety of rural locations, North Devon and Torridge authorities have approved very few with most refusals on the basis that the subject buildings are in ‘unsustainable locations’ or the building works necessary to create a dwelling go beyond the definition of conversion. Despite this, in north Devon Stags have obtained approval for the conversion of a range of traditional farm buildings and modern livestock buildings under the PDRs legislation. Many disappointed applicants have appealed and as more successful decisions are heard, the picture will become clearer. Stags have been involved with the sale of a number of barns with approval for change of use to a dwelling under the PDRs legislation. One example is near Templeton in mid Devon where a former cattle shed with 5.5 acres (pictured) was sold at auction for £230,000.

15 NDJ-E01-S5

* # + !

%!.. ...

& &

& & - (

% ( ...

& ) ,

& )

) & '

% ''. ...

& & ) & )-

#%! ( $

' %* ! &) $ &$ $ ( $ $) & ' ' '# +++% ! ' $ % ** ( ' & %* ( & $ & & $ ' $ "

% ! ...

& -

%'" ...

& ) & &

' (

+ #$ # ) ! " "( " *

%! ...

& & , + & ' -

% (.. ...

& )-

- .

%'!. ...

& )- & )

Thursday February 26, 2015

The Journal

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

Nadrid Farm

Jackson-Stops & Staff: 01271 325153 ÂŁ1,250,000

ON the edge of Exmoor National Park is this wellequipped dairy farm, with excellent potential. Nadrid Farm in South Molton has been the subject of significant investment in modern dairy facilities over recent years, though has planning for alternative uses. The historic grade two listed farmhouse offers ample character and a range of enchanting features. The extensive property com-

prises 98.84 acres in total, of mainly grade three land. Planning consent has been granted for a farm shop and holiday accommodation, together with consent for a 14-bedroom holiday unit complete with an indoor swimming pool. Nadrid Farm is an incredibly exciting property with boundless potential. The beautiful house dates back to the 17th century and faces west. The home features a range of

traditional farm buildings. On the ground floor is a kitchen with an oil fired Aga, a sitting room with a wood burner and a living room with a wood burner. The cosy interior nods to the propertyâ&#x20AC;&#x2122;s history, complete with character features. Various service rooms, including a boot room, dairy and store rooms, are also located on the ground floor. Upstairs, there are four bedrooms. Three are double bed-

rooms and one is a single. The large family bathroom incorporates a bath, shower unit, wash hand basin and WC. Due to the vast scale of the property, the gardens and land are the focal points of Nadrid Farm. A small enclosed garden with an outbuilding and garage sits to the west of the main house, while a small courtyard of traditional outbuildings sits north-west. Five modern farm buildings

are located to the west of the farmhouse including a livestock building, covered yard, parlour building, cubicle shed and an additional pole barn. Three traditional buildings include a two-storey traditional barn, a pole barn and a single storey traditional barn. Planning consent was granted in 2013 for conversion of these buildings to a farm shop, one unit of holiday accommodation and three/four bed and breakfast rooms.

Additionally, a substantial courtyard of single and two storey traditional farm buildings, extending to 560 square metres, had planning consent granted in 2014 to create a 14bedroom holiday accommodation unit with an indoor swimming pool. For those seeking a property with a huge amount of potential for conversion, in addition to a beautiful historical farmhouse, Nadrid Farm is the perfect choice.

visit our website www.northdevonjournal.co.uk

The Journal

NDJ-E01-S5

Thursday February 26, 2015

National Farmers Union The Voice of British Farming

“The challenge that farm businesses now have to face is volatility, and how to manage that as a small business.” - Brian Butler, NFU Mutual, Bideford

Brian Butler with Torridge branch chairman Graham Harding. “PERHAPS you consider farming to be a harmonious balance between stalwart country yeoman and the ebb and flow of different seasons, during which crops flourish and livestock grow. If it were only as simple! Farming is one of the greatest roller coaster rides available. The last 12 months weather, thank goodness, has been fairly kind for most farmers, once we got the wet start out of the way. But there are two other variables over which the farmer has no control. World markets and politicians, and although it is often debatable as to which is the worse, in the last 12 months it has been world markets. Farmers keep being told “we want your produce”. Indeed all the medium to long term prospects are excellent with rising world population. But the challenge that farm businesses now have to face is volatility, and how to manage that as a small business. British farmers increasingly are working

on a world market, but one advantage our farmers have is the high standard that we produce to and this is increasingly in demand. The main way consumers can help is always buy British and keep an eye out for the Red Tractor, if you see it you can be guaranteed that it was produced in this country. Supermarkets battling with each other to sell milk at a price less than production (and less than bottled water!), does not do anyone any favours except the consumer – but only for the short term. Those with a pious approach complain that farms are becoming more intensive, while they happily consume cheap produce. The basic truth is, if there is to be any UK dairy industry, with its high welfare standards and traceability, then farms have to produce more from the same base costs. Unless those that buy milk (processors, retailers and consmuers) are prepared to pay more!

Arable farmers have suffered in a similar way to the dairy farmer, with massive increases in world supply. But we know that as soon as the world sees a drop in production, which will almost certainly happen with changing weather patterns, then the price will quickly go the other way (great if you sell corn, not so good if you are a livestock farmer that has to buy it!). Beef and sheep farmers have not missed out on the roller coaster either. But at least they are beginning to see a recovery in prices. Sheep farmers in particular, need a good return as a reward for the form filling and tagging nightmare they have to deal with – with fines if they get it wrong. Although some movements, if less than 10 miles from home are now less onerous for both cattle and sheep farmers. Bovine TB continues to be a scourge of cattle farmers, and thousands of cattle in the prime of life are slaughtered

every year to try and keep this terrible disease in check. Farmers are fed up with their livelihoods being treated as a political football, what they want is the disease to be tackled effectively and quickly, failure to do so will just see more family farms give up keeping cattle. Unfortunately, the science points to the only effective solution being a cull of wildlife, alongside all the other controls we currently have. Farmers would love to have a workable vaccine, but unfortunately it is just not available and it doesn’t look like it will be here for some time. Farmers are good at looking after the land and their livestock, and many do not enjoy computers. But like everyone else, they are now being forced to become computerised, whatever their age or speed of broadband connection. A new government computer system is currently being trialled on farmers (being rolled out to everyone else in the coming

years). Once they have negotiated the hurdle of registration, they must then have fun with the new Basic Payment Scheme. At least there is practical help available from your local NFU office. If you have not indicated that help is needed, then get in touch quickly. The RPA have just agreed to provide a temporary simplified system (as they are all behind!), but many farmers will still need some help and guidance. Something else that farmers will need help with are the latest changes to pesticide regulations. Europe has some of the most stringent pesticide regulations in the world and we often see changes. This year anyone born before December 31,1964, that has previously relied on ‘Grandfather Rights’ will need to undertake training if they want to keep applying plant protection products. Again your local NFU office should be able to help organise this. So what for 2015? Beef, sheep

and cereal prices are all slowly improving, but some farmers have already decided that last year was the straw that broke the camels back, and will be leaving the industry. More small family farms disappearing, because buyers will not take a long term view, and provide a sustainable return for everyone involved. Sadly it looks like the pain for those in the Dairy industry will unfortunately continue, until things improve, hopefully in the autumn. We have one of the best climates in the world to produce milk in North Devon, so we will continue to see milk produced in this area, the real question is how. If we continue to see the current pressures, then we will undoubtedly see farms becoming more focused and larger. Those farmers that can manage and live with the roller coaster ride of market volatility will have a good future for themselves and their families. An expanding world needs feeding!”

Thursday February 26, 2015

The Journal

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

Gallery

Charles Bottom Cross, Brayford

West Harracott House, Barnstaple

Greenslade Taylor Hunt: 01769 574500

Webbers Fine & Country: 01271 347861

£525,000

£640,000

Hill Farm, Burrington

Shelfin Farmhouse, Mullacott Cross

Seddons: 01363 776262

Webbers Fine & Country: 01271 863091

£1,000,000

£630,000

Luckett Mill, South Molton

Thurle Farm, Chulmleigh

Seddons: 01884 253500

Seddons: 01769 581585

£695,000

£595,000

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

The Journal

Gallery

Rudd Cottage, Parracombe

Fleeds Farm, Clayhanger

Webbers Fine & Country: 01271 347861

Greenslade Taylor Hunt: 01884243000

£575,000

£1,450,000

Great Deptford House, High Bickington

Longham Farm, Cove

Webbers Fine & Country: 01271 347861

Seddons: 01884 255520

£450,000+ auction guide

£1,150,000

Rowan Cottage, Muddiford

Burstone Farm, Langtree

Phillips Smith & Dunn: 01271 327878

Phillips Smith & Dunn: 01237 423007

£665,000

£675,000

Thursday February 26, 2015

20 NDJ-E01-S5

michael.challacombe@phillipsland.com

: Barnstaple: 01271 327878

Out of hours: 07970 445204

1 ER OV RE AC

LEE - Guide £175 - £200,000

RIVER TORRIDGE VALLEY - Region of £575,000

In the dramatic North Devon Coastal belt close to Lee Bay and Woolacombe. With far reaching rural views over countryside to the coast. A substantial detached brick built barn of about 300 square metres - 3,200 square feet with consent for a conversion into 2 holiday cottages, one 3 bed unit and one 5 bed unit with surrounding grounds. Auction, date to be announced if not sold meanwhile .

In an outstanding rural setting overlooking theTorridge River valley. A superb range of stone barns developed as 2 highly individual character properties, with holiday use consent only. A stunning 5 bedroom, 3 bathroom, threshing barn and an adjacent 4 bedroom, 3 bathroom, stable barn. Indoor heated pool. Extensive garden of over an acre.

5 to 13 S RE AC

ALSWEAR

Auction Guide £30 - £40,000

An attractive beat of approximately 632 yards of single bank fishing and 64 yards of double bank fishing together with a fishing hut and off road parking on the River Mole about 3 miles south of South Molton and the North Devon Link road.

es Acr 1.5

GEORGEHAM

Region of £59,950

A particularly well located level grassy paddock divided into 2 with field shelter/stables. Close to Georgeham and Putsborough

SWIMBRIDGE - Guides from £29,500 An accessible block of pasture, amenity, conservation and woodland all set with far reaching panoramic views over the village, countryside beyond and away to the coast at Saunton. Available in up to 5 separate lots from 5 to 13 acres in size or a total of 44 acres in all. Basic payment scheme included.

www.phillipsland.com

coming 26 January 2015

: Barnstaple: 01271 327878

Out of hours: 07970 445204

to 75 S RE AC 118

BRATTON CLOVELLY, OKEHAMPTON

ÂŁ925,000

A most spacious period south facing stone built farmhouse with potential for 2 family use, 5 bedrooms, cellar, and in need of some updating. Set with far reaching views, Dartmoor and Bodmin Moors together with a range of some traditional and some modern farm buildings part with conversion potential to full residential use. Adjacent level or gently sloping pasture land, mains and stream water. Possible option on extra 45 acres adjacent.

0A 02 6T ES CR

LANGTREE

Region of ÂŁ675,000

Enjoying a totally private and secluded location yet only half a mile from the village of Langtree, a fully restored 4 bedroom farmhouse of character - the recent subject of immense expenditure with useful and adaptable range of outbuildings, some with development potential, informal gardens, meadows - about 6 acres in all - with further adjoining land available up to 20 acres. EPC band F

www.phillipsland.com

coming 26 January 2015

NDJ-E01-S5

michael.challacombe@phillipsland.com

Thursday February 26, 2015

The Journal

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

Phillips Smith & Dunn

Fursdon Farm

Phillips Smith & Dunn: 01271 327878 ÂŁ925,000

FURSDON Farm is a substantial stone country house with outstanding views to Dartmoor and Bodmin Moor. With traditional outbuildings and modern buildings both with great conversion potential, the property, near Oke-

hampton, has plenty to offer. In total, the home sits within 75 acres with another 43 acres available by separate negotiation. The house itself could offer potential accommodation for two families, due to its size and

unique layout. In brief, the home includes five bedrooms and a bathroom on the first floor, approached by two separate staircases, with two large reception rooms, a farmhouse kitchen and three walk-in dairies and pantries. A downstairs

cloakroom and a large cellar can also be accessed from the house itself and externally, making it a particularly useful room. The house is slightly elevated, overlooking some of its own buildings towards stun-

ning countryside, fields and trees beyond. Lawn gardens and apple trees sit to the north and east of the property, while to the south and west there is access to the farmyard, with plenty of parking space. The land included with

Fursdon Farm is all contained within a ring fence. In the main lot there are 75 acres which, apart from a strip of woodland, is all pasture. An additional 43 acres of pasture and woodland with a stream border is available to buy with the farm.

GCA

Associates

• Residential • Commercial • • Sales • Lettings •

Geoffrey Clapp Associates

Associates

• Residential • Commercial • • Sales • Lettings •

£575,000

SA LE

RE ED

HUISH CHAMPFLOWER, WIVELISCOMBE

Geoffrey Clapp

A Grade II listed farmhouse in an exceptional peaceful and secluded location commanding spectacular views with 24 acres, in an elevated south facing position with a number of outbuildings

GUIDE £90,000-£110,000

AU CT IO N

9A PR

NORTH MOLTON

17 acres of productive, level accommodation land with mains water. Situated 1 mile from the village of North Molton, with good road access. To be offered for sale by Auction on Thursday 9th April 2015.

NDJ-E01-S5

Geoffrey Clapp

GCA

Thursday February 26, 2015

The Journal

visit our website www.northdevonjournal.co.uk

NDJ-E01-S5

Geoffrey Clapp Associates

Strong demand for farms and land AT Geoffrey Clapp Associates we are pleased to report an extremely active agricultural market, particularly over the past six months with a very strong demand for traditional farmhouses with a few acres of land and buildings for buyers from the Home Counties and the Midlands. Small parcels of land have sold well with a 2½ acre paddock at Filleigh reaching £11,600 per acre at an auction we held at the end of last year.

Since the start of 2015 we have agreed the sale of a 120 acre farm near Rackenford at close to the asking price of £1,200,000 and a traditional farm at Rose Ash of 90 acres. Both properties attracted an enormous amount of interest with numerous potential buyers looking for a farmhouse to improve to provide their dream home. Wanneroo Farm, Timberscombe, is an equestrian property consisting of a beautiful 4

bedroom farmhouse with 10 acres and an amazing clear span building housing 14 American style stables which we are delighted to report has been recently agreed at close to the asking price of £825,000. Harts Farm, Huish Champflower is a good example of a farm that attracted an enormous level of interest. A grade two listed house in an idyllic location with buildings and a few acres received three offers from Home County buyers be-

Geoffrey Clapp

fore being agreed at a good price. We are currently receiving instructions on more agricultural properties that will be coming to the market in the next few weeks. Among which is a very large modern farmhouse, with extensive outbuildings and close to100 acres including some very useful well drained level ground providing good grass crops. The property will be offered with a guide price of

circa £1,300,000. Seventeen acres of pasture at Higher Ley, North Molton is to be sold by auction in South Molton on 9th April next, with a guide price of £90,000-£110,000, this land has a good road frontage and access, approximately one mile from the village and we anticipate a good level of interest. Equally, farmhouses with some outbuildings and smaller acreages are of particular appeal to buyers from the Home

Counties who are looking at retirement or a change in lifestyle. It is evident from the current situation that the agricultural market is strong and as we continue taking instructions and preparing details of other similar properties we are confident of continuing good demand as we approach what we anticipate will be a very busy spring. Please contact Geoffrey Clapp on 01769 572121 for more information.

Richard Stagg and Geoffrey Clapp

Professional advice is key THERE are a great number of professional services which are required by landowners and farmers when owning, selling or buying a property. When land is sold, owners need to consider the consequences of schemes such as the new Basic Payment Scheme and Environmental

Stewardship Schemes which may have time still to run under their existing agreements. The consequences of getting this wrong could mean the repayment of monies to the government or a renegotiation of the sale price, and therefore this is something that needs to be considered prior to a sale

rather than afterwards. In this respect good advice at the appropriate time is essential. There are other areas in which professional advice is preferable and often these relate to maximising the value of the farm. This could include securing planning permission for agri-

cultural barns under the recent permitted development regulations or perhaps formal valuation advice for tax purposes. Vacant possession is also normally required at the time of a sale and negotiations with a tenant or grazier can benefit from a sound approach. Also

when a property is purchased, if the buyer does not want to farm all of the land, advice on a suitable method of letting the land and the consequences of such a letting can often make life much easier in the following years. Richard Stagg who is a Chartered Surveyor and Agri-

cultural Valuer works with Geoffrey Clapp to provide this essential support for property owners and is renowned for his impartial advice and honest approach. To contact him either speak to Geoffrey Clapp Associates or contact him direct on 01884 821973.