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Exmoor Farmers Livestock Auctions Ltd

01643 841841 or [email protected]

Land at Wester Emmetts, Simonsbath




(unless sold prior)





A healthy and attractive block of agricultural land situated at the heart of the Exmoor National Park with excellent road access, livestock handling facilities and attractive annual income.

The land is classified as 39.2 acres approximately of SDA and 245.8 acres approximately of Moorland.

The property is ideally located for recreational and sporting potential.

Environmental Stewardship and Basic Payment Scheme

The property attracts an annual payment under its Higher Level Stewardship Agreement and the Basic Payment Scheme. Annual income of £21,600 (2016 year). This is based on payments under the Higher Level Stewardship Scheme of £12,687, based on normal environmental prescriptions for the area which include HL10 Moorland Management, HL12 Management of Heather, Gorse and Grass and HR1 Cattle Grazing Supplement. (Further details of the Environmental Scheme are available from the Agent). The current scheme runs until 29th February 2020. All the land is registered for the Basic Payment Scheme and in 2016 provided an income of approximately £8,920.

BPS entitlements will be transferred to the successful purchaser in readiness for the 2018 claim period (subject to RPA rules) and the appropriate part of the vendor's Environmental Agreement will be transferred subject to Natural England rules as at 1st January 2018. Should a purchaser require cattle for grazing to fulfill the Environment Agreement prescriptions, please discuss this with the selling agent as a suitable grazier would be available to fulfill this requirement.


The land is available with vacant possession upon completion.

Sporting Rights

Sporting rights are in hand and will be conveyed with the property. Hunting rights over the property are reserved to the Badgworthy Land Company and therefore excluded from the sale.

Water Supply

Water from natural sources and in addition a reservoir in the southeast corner which feeds two drinking troughs.


At any reasonable time.

Formal Tender

The property is offered for sale by Formal Tender as a whole (unless sold prior). The Tender Pack will be available online, details from Exmoor Farmers Livestock Auctions or the vendor's solicitors, Messrs. Clarke Willmott. The Tenders will close on Friday 1st September 2017 at 12 Noon. Please note if you require a paper copy there will be an administration charge of £15 plus VAT for each pack. The Tender Pack will contain the Tender Form, Contracts, Conditions of Sale etc. Tenders to be returned to the office of Exmoor Farmers Livestock Auctions Ltd., clearly marked on the envelope 'Wester Emmetts Tender'.

Easements, Wayleaves and Rights of Way

The property is offered for sale subject to and with the benefit of all matters contained in or referred to in the property and Charges Register of the Registered Title together with all public or private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not.

Plans, Areas and Schedules

The plans are for identification purposes only.


Any purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the Particulars or plans, or the interpretation of them, the question shall be referred to the vendor's agents whose decision acting as experts shall be final.

Important Notice

1. These particulars are prepared for guidance only. They are prepared and issued in good faith and are intended to give a fair summary of the property.

2. All statements, whether written or verbal and whether contained in these Particulars or otherwise made, in relation to the property or its value are made without responsibility on the part of Exmoor Farmers or their clients and no warranty or representation whatsoever is given in relation to such matters. Exmoor Farmers, nor any of its employees, has any authority to make or give any representation whatsoever in relation to the property.

3. Any areas, measurements or distances give are approximate only.