Manor Farm, Hall Lane, Wood Norton, Dereham, NR20 5BE

Location

MANOR FARMHOUSE AND BUILDINGS TOTALLING 0.84Ha (2.08Ac)

Manor Farmhouse, originally Hall Farm, is a detached grade II listed farmhouse with a north wing dating from the 17th Century and the south wing dating from the 18th Century. The House has distinctive tall chimneys and Dutch Gables and has provided a comfortable family home for the present owners for over 75 years. The accommodation is arranged to provide a separate entrance allowing independent accommodation more recently used for bed and breakfast. The house is elegant and characterful with two well-proportioned reception rooms and period detailing including beamed ceilings and inglenook fireplaces.

The farmhouse has extensive family accommodation with two reception rooms, kitchen, with AGA, laundry and shower room on the ground floor. The first and second floors provides six bedrooms, three with ensuite, together with separate bathroom and attic room.

The house has been well maintained but would benefit from a programme of modernisation and general updating. Any new owner will have a character home that can be adapted easily to suit the individual needs.

Outside there is a full range of outbuildings comprising garaging and general stores and orchard.

The formal gardens are situated to the northeast providing a suitable private space.

FARM BUILDINGS

The buildings provide a large range of storage and workshop accommodation more particularly;

Livestock/Machinery Building – 32mx16m
Traditional Barn/Remains of St Peter’s Church
Adjoining Dutch Barn
Large Dutch Barn
Former Livestock/Storage building
Modern 1000t Grain Store – 24mx18m
Former Brick, Block and Tile Livestock Building
Modern Livestock Housing – 18mx12m

ARABLE LAND AND GRASS MEADOWS EXTENDING TO 142.07Ha (351.05Ac)

Mainly ring fenced productive arable land, capable of growing a traditional range of arable and root crops, with extensive productive grassland located through the middle of the farm. The land is classified Grade 3 and more particularly described as slightly acid but base rich loamy and clayey.

The land is split in accordance with the following schedule:-
Arable – 316.11ac
Grassland – 31.80ac
Ponds spinney etc – 4.25ac

GENERAL REMARKS AND STIPULATIONS

METHOD OF SALE
The property is offered for sale as a whole.

LOCATION
The property is located off Hall Lane, Wood Norton NR20 5BE.

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TENURE AND POSSESSION
The property is offered for sale freehold with vacant possession at completion subject to holdover.

LAND AND CROPPING
The land comprises productive arable land mainly classified Grade 3 and is detailed as being of the Adleby and Frekenham soil series being loamy over sand and some over boulder clay. The land has been farmed in-hand within a rotation of cereals, sugar beet and beans.

HOLDOVER
The vendor will retain a right of holdover for the purposes of harvesting, clamping and carting away the sugar beet until the end of 31st January 2026.

COMPLETION
The sale of the farm will complete on 11th October 2025 (or earlier by arrangement) subject to the right of Holdover where necessary.

SUGAR BEET CONTRACT
The vendor has a contract with British Sugar to grow 1298 tons of sugar beet. Every effort will be made to affect a transfer to the purchaser.

Environmental Schemes
The property is currently subject to a Sustainable Farming Incentive (SFI) Scheme until 31st May 2026

Services
The property has the benefit of the following:-
Mains water
Mains Electricity – 3Phase
Private Drainage
Oil Fired Central Heating

VIEWING
Viewings are strictly by appointment through Arnolds Keys – Irelands Agricultural.

HEALTH & SAFETY
Viewing is at your own risk. Due to the potential hazards of a working farm, we ask that you are vigilant and take care when making your inspection for your own personal safety. For the avoidance of doubt neither the vendors nor the agents accept any liability.

INGOING VALUATION
The vendors reserve the right to require the purchaser at completion to pay for inputs, cultivations and work carried to growing crops established for the 2026 harvest.

MINERALS, TIMBER AND SPORTING RIGHTS
In so far as they are owned by the vendor the sporting, mineral and timber rights are included within the sale.

WAYLEAVES, EASEMENTS, COVENANTS AND RIGHTS OF WAY
The property is sold subject to and with the benefit of all wayleaves, easements, covenants and rights of way which may affect the same, whether mentioned hereto or not. The purchaser(s) will be deemed to have full knowledge and satisfied themselves as to the provisions of any such matters affecting the property.

RURAL PAYMENTS AGENCY
The land is registered with the Rural Payments Agency.

ENVIRONMENTAL MATTERS
The property lies within a Nitrate Vulnerable Zone.

DRAINAGE RATES
These are charged by the Environment Agency and the Norfolk Rivers Internal Drainage board.

PLANNING

The property lies within the area administered by North Norfolk District Council, to whom interested parties are advised to make their own enquiries in respect of any planning issues and development opportunities for the property. The farm is within the Countryside Policy area.

LAND REGISTRY
The land is registered with the Land Registry under Title Numbers:
NK360178, NK359884, NK360173, NK360163 (part), NK254952 and NK360159

AUTHORITIES
North Norfolk District Council: 01263 513811
Norfolk County Council: 0344 800 8020
Rural Payments Agency: 03000 200 301
Environment Agency: 03708 506 506

FIXTURES & FITTINGS
Only those fixtures and fittings mentioned in the sales particulars are included in the sale. Should you need clarification on any item please contact the agents.
VAT

In addition to the purchase price should any sale on the property or rights attached to it become a chargeable supply in terms of Value Added Tax, such tax will be payable by the purchaser(s).

PARTICULARS, PLANS, AREAS & SCHEDULES
The particulars and plans are based upon Ordnance Survey National Grid and are believed to be correct, but their accuracy cannot be guaranteed. The purchaser(s) will be deemed to have checked the plan and satisfied themselves of the land being offered for sale.

MONEY LAUNDERING REGULATIONS
Under current Money Laundering Regulations we are required to check the identity of the purchaser(s).

Summary

Key points

Contact

Arnolds Keys – Irelands Agricultural
Tel: 01603 250808
Simon Evans
simon.evans@arnoldskeys.com
www.arnoldskeys.com

EPC