Lot 1: About 306.27 acres (123.94 ha.) principally comprising farmland with an extensive range of modern farm buildings

Lot 2: Broadacre, a detached 2 to 3 bedroomed stone bungalow, subject to an agricultural occupancy restriction

Lot 3: A telecommunications mast with excellent rental potential In all about 306.84 acres (124.17 ha.)

Niton Manor Farm is situated within an Area of Outstanding Natural Beauty on the southern side of the Island adjacent to the village of Niton that provides a range of local shops as well as a primary school, 2 public houses and doctor’s surgery. More comprehensive shopping facilities are available in the Island’s principal town of Newport approximately 7 miles distant. The island is accessed from the UK mainland by high speed passenger ferry services and car ferry services on 6 routes from the north coast with crossing times from around 15 minutes to an hour. Sandown airport is around 7 miles. The island has a diverse range of water and land based sports with extensive areas of unspoilt coast and downland. There is world renowned sailing on the waters around the island as well as other extensive leisure opportunites including numerous golf courses. There is excellent riding across the farm and adjacent public rights of way. The surrounding countryside is undulating providing wonderful coastal views, particularly from the top of the farm.

The stone bungalow and farm buildings are situated on the fringe of Niton village with the land lying to the west. The principally arable land rises to the north west where there is steeper downland in permanent pasture. Within this area at a height of about 230 metres above sea level is a telecommunications mast. The sale provides the opportunity to acquire a compact and diverse farm with excellent buildings and a dwelling making a well balanced package.

The view west from the top of the farm

LOT 1: THE LAND AND BUILDINGS

The majority of the land is ring fenced and situated on the northern side of the A3055 Blackgang Road with some additional land to the south of this road. The farmland
varies from grade 3 arable land to some steeper downland that is in permanent pasture. Approximately 244 acres (99 ha) are down to arable or short term leys with
approximately 56.8 acres (23 ha) of permanent pasture. The farm buildings are approached by a concrete access road and comprise a recently built workshop, 2 grain stores with drying floors and a livestock building as follows:

Workshop 18m x 12m A modern steel portal frame building with concrete floor built in 2006, 5.6m roller shutter door, power and lighting, incorporating farm office measuring approximately 2.75m x 3.2m with power and lighting, electric heating and toilet. 3 phase electrical supply.

Grain Store 24m x 17.5m A 4 bay portal frame barn erected in 1999 With concrete grain walling to 2.34m. There is a drying floor for 3 bays (18m) with a central tunnel to 3.04m in height, 5m high roller shutter door. Lighting and power including 3 phase supply.

Grain Store A 3 bay steel framed grain store 18.2 × 14.5m 15m overall with Challow drying floor covering 14.65 × 13.4m complete with air tunnel along one side with fan
served by Calor gas tank (leased). 5m high roller shutter door, lighting.
Livestock Building A 5 bay livestock building 30m x 16.5m with blockwork lower walls, with Yorkshire boarding above and corrugated roofing to either side of the central feed aisle. Concrete flooring.

Sprayer wash pad with raised water tank adjacent.

Diesel Tank 5,000 litres capacity. Adjacent to the road is the old village pond. Half a mile west of the main farm buildings is a former silage pit now providing an area of hard standing.

LOT 2: BROADACRE
Constructed in 1969 the bungalow is built principally of stone elevations under a slate roof. It has particularly spacious, well-proportioned rooms. The bungalow would benefit from some modernisation but has further potential subject to receipt of the necessary planning consents. It is subject to an agricultural occupancy condition which is based on a planning consent granted 24th January 1969 reading: ‘The occupation of the bungalow shall be limited to persons whose employment or latest employment is or was employment in agriculture as defined by S.221 of the act of 1962 or in forestry or in an industry mainly dependant upon agriculture and including also the dependents of such persons as aforesaid; and shall also be used and occupied only in conjunction with the working of Niton Manor Farm’. The accommodation comprises:

Covered entrance porch

Entrance hall Built in storage cupboards. Airing cupboard with radiator and slatted shelving.

Sitting room A spacious double aspect room with extensive windows overlooking the garden.

Kitchen Range of built in cupboards including work surfaces with space for twin stainless steel sink unit and mixer tap. Larder cupboard. Space for cooker, fridge and
dishwasher. Extractor above cooker. Door to:

Rear porch A basic extension in need of repair providing space for a utility room with a door to the garden.

Dining room/Bedroom 3 A double aspect room overlooking the garden.

Bathroom Bath with electric shower over, pedestal wash hand basin and WC.

Cloakroom WC

Bedroom 1 Built in cupboards.

Bedroom 2 Built in cupboards.

OUTSIDE

Boiler room Housing oil tank, insulated hot water tank and a Worcester oil fired boiler
The property is set in an attractive garden comprising lawns with a good range of mature trees and shrubs and a timber garden store. Broadacre is accessed via the access track passing the farm buildings culminating in a gravelled parking area. Please note the access from the east shall cease to be used.

LOT 3: THE TELECOMMUNICATIONS MAST
The 47 metre mast site was let on a 15 year lease from 25th December 1993 to Phillips Electronics UK LTD now operating as Arqiva. A rent of £10,000 per annum has been
paid since December 2003. A right of way is granted along the access track from the A3055 with an obligation to maintain. The compound measures about 70 feet square
and incorporates a stone structure that is a partly built historic lighthouse together with housing for site equipment. There is now potential to negotiate sufficiently improved lease terms.

GENERAL STIPULATIONS

Tenure
The farmland and buildings comprising Lot 1 are in hand with the exception of a small area of about 0.12 acre adjacent to the western boundary (marked as parcel number 3826 on the plan) that includes a tumulus which is let to the National Trust for £1 per annum.
Lot 2, Broadacre is currently occupied by a tenant but it is proposed to offer vacant possession upon completion.

Single Farm Payment
There are entitlements of 111.86 of normal units and 8.03 units of set aside, totalling 119.89 units for which the 2008 gross payment was £35,762.41. The vendors will claim the 2009 payment and will use their best endeavours to affect the transfer of the Single Farm Payment Entitlement to the purchaser.

Ingoing Valuation/Holdover
Depending on the completion date, the vendors reserve the right of holdover to harvest and store this years arable crops. In addition to the purchase price, the purchaser shall be required to take and pay for the following items at valuation on completion. The valuation is to be made by Christopher Scott Ltd acting for the vendor and valuer’s appointed by the purchaser, or failing that, by an independent expert who shall be appointed by the president of the Royal Institution of Chartered Surveyors on application by either valuer. In the event of the purchaser failing to appoint a valuer prior to completion, the valuation will be made by the vendor’s valuer and shall be final and binding on all parties. Valuation monies become payable on completion and interest will be charged at 4% above the then prevailing Barclays Bank base rate on any amount outstanding.
a: Growing crops including seed, fertilisers, sprays and lime, plus tillages in accordance with CAAV costings.
Contractor rates will be charged where applicable. Enhancement will be charged on growing crops at the rate of £15 per acre per month or part thereof from the
date of drilling to completion.
b: Leys at face value.
c: Hay and straw market value.
d: Consumables and all other stores including feed stuffs, fertiliser and fuels at invoiced cost. No counterclaim will be allowed for dilapidations of any nature. If the valuation is not agreed by completion a sum will be paid to the vendor on account equal to 80% of the value made by Christopher Scott Ltd, the balance to be paid on
finalisation of the valuation.

Site of Special Scientific Interest
There is a SSSI affecting the very southern part of the farm limiting intensive agricultural operations adjacent to the southern boundary of field number 5213.

Services
Lots 1 & 2 are served by mains water, electricity and drainage. The drainage for Broadacre reaches the mains via a shared system. There is a water supply to the
majority of fields.

Easements, Wayleaves and Rights of Way
The property is offered for sale subject to and with the benefit of all rights of way either public or private, all easements, wayleaves and other rights of way whether
they are specifically referred to or not. Copies of plans showing public rights of way can be obtained from the vendor’s agents. Southern Water and the local football club also have access over the initial stretch of the access drive to the farm building in order to access the village football pitch and a pumping station. In addition there is a part tarmac track along the western boundary of the property from the A3055 over which Southern Water has a right of way to a reservoir as well as this proving access to telecommunications mast in lot 2.

Fixtures and Fittings
All fixtures, fittings and chattels whether referred to or not, are specifically excluded from the sale, including fitted carpets, light fittings, free standing domestic and
electrical items, all garden statuary and ornaments, garden machinery and agricultural machinery. The majority of fixtures, fittings and furnishings are available
by separate negotiation. Further information can be obtained from the vendor’s agents.

Sporting, Timber and Mineral Rights
All sporting rights, standing timber and minerals in so far as they are owned are included in the freehold sale.

Boundaries
Any purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendors agents will be responsible for defining the boundaries or
any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendors agents whose decision acting as experts shall be final.

Plans, Areas and Schedules
These are based on the Ordnance Survey and are for reference only. They have been checked and computed by the vendor’s agents and the purchaser shall be deemed to have satisfied himself as to the description of the property. Any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

VAT
Any guide prices quoted or discussed are exclusive of VAT. In the event that a sale of the property or any part of it or any right attached to it becomes chargeable for the
purposes of VAT such tax will be payable by the purchaser.

Postcode PO38 2BN

Directions
The farm is located on the western fringe of the village of Niton. Upon entering the village of Niton from the North or East follow signs towards Blackgang Chine. Just as you leave the village the farm entrance is found immediately before the football pitch on the right hand side. Alternatively if approaching Niton from the west proceed along the A3055 from Blackgang towards Niton and as soon as you arrive at the village the entrance to the farm is found on the left hand side immediately after the football pitch.

MISDESCRIPTIONS ACT
Christopher Scott for themselves and the vendor of this property whose agents they are give notice that:
i The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract.
ii All descriptions, references to condition, necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchaser should not rely on them as statements or representations of fact and must satisfy themselves by inspection or otherwise as to the correctness and accuracy of each of them.
iii No person in the employment of Christopher Scott has any authority to make or give any representation or warranty whatever in relation to this property.