SITUATION
The land is situated near to the Two Gates Cross junction on the A361 (North Devon Link Road) within the parish of Rackenford in North Devon. Access to the A361 is within 0.2 miles and from here Tiverton lies approximately 7 miles to the south-east and the M5 motorway (Junction 27) is 13 miles to the east.

The market town of South Molton lies 11.5 miles to the west where there is a weekly livestock market.

DESCRIPTION
The land comprises two blocks of productive arable and grass land which total approximately 54.33 acres (21.98 hectares). The land lies at about 240 metres above sea level and has direct access to the public highway with the A361 at Two Gates Cross within 0.2 miles.

The land is classified as mostly grade 3 and the soils are described as being slowly permeable seasonally wet acid loamy and clayey soils.

The land is available as a whole and in two lots.

LOT 1 - GUIDE PRICE £230,000
LOT 1 totals approximately 22.93 acres (9.28 hectares) and comprises two gently sloping grass fields with a mostly south-west facing aspect and fine views to the south. The land has been used for mowing for grass silage production in recent years and has also grown cereal crops in the past.

LOT 2 - GUIDE PRICE £310,000
LOT 2 totals approximately 31.40 acres (12.71 hectares) and comprises five enclosures of grass land and a small area of tree cover. The land has a south and west facing aspect and has been used for mowing and grazing recently with some fields used for growing cereal crops in the past. This lot directly adjoins the A361 and has a small watercourse flowing through it.

SERVICES
LOT 1 - Mains water is connected.
LOT 2 - No services are currently connected. There is natural water available from a small watercourse.

ACCESS
There is direct access to both lots from the public highway.

TENURE
The land is owned freehold and is registered on the Land Registry. Vacant possession is available from the completion date.

METHOD OF SALE
The land is offered for sale by private treaty and is available as a whole and in two lots.

OVERAGE / DEVELOPMENT UPLIFT
The land will be sold subject to a development uplift (overage) deed on the following terms: Upon planning consent being granted for any residential or non-agricultural commercial or industrial use within a 30 year period from the completion date, the sellers will receive 25% of the increase in value (assessed by an independent valuer).

The overage deed will be drafted by the seller's solicitor once sale terms have been agreed.

DESIGNATIONS & LAND MANAGEMENT
Both lots are within a Nitrate Vulnerable Zone (NVZ). There are no active land management agreements.

COVENANT
A restrictive covenant was placed on LOT 2 in a conveyance dated 16th June 1989 which stated that the land shall not be used for noisy noxious or offensive trade or business or for any purpose which may become a nuisance, damage or annoyance to the owner of the retained land (land on the north side of the A361).

LOCAL AUTHORITY
North Devon District Council.

SPORTING & MINERAL RIGHTS
The sporting and mineral rights insofar as they are owned are included with the freehold.

WAYLEAVES & RIGHTS OF WAY
The property is sold subject to and with the benefit of any wayleave agreement and any public or private rights of way that may affect it.

There are no public rights of way passing through the land. There are water pipes passing underneath both Lot 1 and Lot 2.

BOUNDARY PLAN
A plan which is not to scale, is included with these sale particulars for identification purposes only.

VIEWING
Please call 01884 235705 or email: [email protected] to arrange a viewing appointment.

DIRECTIONS
From the A361 at Two Gates Cross between South Molton and Tiverton, proceed south towards Rackenford and the access gates into the land will be found on the left and right after 0.2 miles.

WHAT3WORDS
LOT 1: greyhound.self.pushes
LOT 2: disco.sailing.pavilions

DISCLAIMER
IMPORTANT: Stags gives notice that: 1. These particulars are a general guide to the description of the property and are not to be relied upon for any purpose. 2. These particulars do not constitute part of an offer or contract. 3. We have not carried out a structural survey and the services, appliances and fittings have not been tested or assessed. Purchasers must satisfy themselves. 4. All photographs, measurements, floorplans and distances referred to are given as a guide only. 5. It should not be assumed that the property has all necessary planning, building regulation or other consents. 6. Whilst we have tried to describe the property as accurately as possible, if there is anything you have particular concerns over or sensitivities to, or would like further information about, please ask prior to arranging a viewing.