Full Details

Saturday 26th September starting at 2.30pm.

It is aimed to create a traditional machinery & implement sale on the Mendips and the sale will offer:

Traditional site with easy access

Lorry & car parking

Refreshments available

Entries will be taken on morning of sale and items may be delivered from 9am onwards.

Entries received so far include:

Massey Ferguson 675 Tractor

Nuffield Universal 4, date of manufacture 1956

1980 David Brown 996 Tractor with cab, Good working order

8ft Trailer

Articulated 18ft Bale Trailer

Articulated 25ft Bale Trailer

Club Car Golf Buggy

12ft Hay Cattle Feeder

Cattle Crush

Ferguson Front End Loader

Single Padded Rice Horse Trailer (Double Axle)

Lion brass & cast iron water pump

Iron & copper balance scales

Old horse bits

Cement mixer

Lister Diesel Engine

General Purpose Saddle

Showing Saddle

Chestnut Fencing (approx 25m)

Daisy Rein & leather martingale

Assortment farm tools

Long handled scythe

Peat cutters

Two man saws

45 gallon barrel pump

Wolf Tool Spade

Barley Scoop

Calf Puller

Trailer Mud Guards

Various Fuel Cans

Cast FeedingTrough

Cast Bowls

Round Swill Troughs

Cream Separators

Various Sheep Equipment

Miscellaneous galvanised buckets & baths

Alpha Laval Pump

Buffalo Forge Bench Drill

Water pump

Rushtan Air Compressor

Planet Seed Drill

Assortment Massey Harris bits & pto cover

Right angled drive & gear

Industrial pipe wrench

Garden cultivator

Wheel weights

Butterchurn on stand

Lister creamer

Large Milk Churn (Cadbury Bros)

The Aero Broadcast Seed Sower

Wooden bucket with iron handle

Large bread peel

Iron Hay Rick Tester

Yokes

Costels

Cheese Roller

Apple Juicing Barrels

Milking Stool

Butter Churn

Various Old Milk Cans

Bird Scarers

Wooden Traps

Old Bird Cages

Milk measure & collection of wooden spoons etc

Whipple Tree & Old Horse Harness

Cast Iron Implement Seat

Painted petrol can

Hay knife and fire dogs

Cast Iron painted implement seat

Milk bucket & strainer

Push-off Buck Rake

Fertilizer Spinner

Ride on Mower & Spare Deck

Garden Trailer

Various Farm Bygones

2 wheel flat bed trailer

Car trailer with round top & cover

Rear tractor tyres

Vintage car tyres

Compressor

Suspension units with wheels

Steel car wheels will fit Mazda HX5

Various sun loungers

Child’s trampoline

Vicon Lely Acrobat

Fahr Tedder

Petter Engine

Vicon Fertilizer Spinner

Small car trailer

Feeding troughs

Wooden garage doors

Small spring tine harrow

Calf feed pen

Valtra Tractor hitch

Fraser Muck Master Spreader

Galvanised sheep feeder on wheels

Metal derv tank

Silage Grab

Top for Ifor Williams Ford Ranger

Various new tools

Boxes of nuts & bolts

Milking buckets

Horse feed manger

3′ Wide Chain Harrow

Horse Drawn Plough

Link Box

Butter Churn

Danarm Rotovator

Flymo Rotovator

Old Bellows

Aluminium Churn

Transformer G.W.O.

Tall Wrought Iron Gate (New)

Pair of Wooden Gate Posts

Chain Hoist

Tow Chain

Aluminium Drinkers

Round Cast Iron Trough

A Frame

150ltr 240v Compressor

Clarke Generator with 10hp Briggs & Stratton Engine

A pair of 11.5/80 - 15.3 Tyres

Fire Surround Metal Fire Basket

31 x 15.50 - 15 Tyre to fit Mc Hale Wrapper (New)

Ifor Williams Tail Gate

Large Taskmaster diesel workshop heater
Roller suitable for garden tractor - concrete roll, wrought iron frame.
Wall mounted hay rack
Small Anvil
John Deere drawbar
Range Rover Radiator for V8
1995 ‘N’ reg diesel VW Golf- MOT July 2010, Tax Jan 2010,199,000 miles

The window for 2010 derogation applications will be from February 1 to April 30, 2010.

There had been an expectation that the threshold would be set at 5ha but the Government have decided to set it at the minimum allowed by the EU.

Based in South Parade, the new office will serve North Somerset and the Chew Valley and will provide a range of land agency services in addition to a traditional estate agency employing proven techniques. The office will be headed by Tom and Sally Killen who have formed a formidable team of staff with extensive experience and detailed local knowledge.

The new office will complement the existing services offered by Killens from their offices at Ston Easton.

Commenting on the office opening, Tom Killen said: “I am thrilled and excited at the prospect of opening a new office in the heart of the Chew Valley. I was born and brought up locally and take great pride in the area. We plan to offer a higher level of service to the local community based upon experience, local knowledge, professionalism, integrity and a focus on customer service. Together, as a team, we will be using our skills to deliver a personal service that clients can have full confidence in.”

“South Parade is perfect, a well-known central location within the hub of the village and we look forward to welcoming existing and prospective clients to our offices when we open early in September.”

The Chew Magna office can be contacted on 01275 333993.

As Alan Bennett said, “life is rather like a tin of sardines – we’re all of us looking for the key” and the same could be said about the current state of the rural property market.

In recent months, various property experts have given conflicting views on the state of the residential property market with some predicting further dramatic falls until 2010 whilst others state that the market is bottoming out and values may start to climb towards the end of the year. It is indeed a confused picture.

Over the past three months, the RICS has reported increasing buyer interest and there appears to be growing confidence amongst agents. In April 41% more Chartered Surveyors reported a rise rather than a fall in new buyer enquiries, almost certainly fuelled by reduced interest rates and the fall in  values. There are signs of increased sales and this is our experience but it may be far too soon to say that there are green shoots of recovery.

Residential values have generally fallen by up to 20% during the past year and rising

unemployment, low consumer confidence and reduced availability of credit should all point to further deterioration. It does seem however that the rate of decline  is slowing. Supply is tight, partially caused by changes to the HIP rules, and this has contributed to the market being firmer. We know of a large number of motivated cash buyers keen to purchase, particularly in the middle to top end of the market, who are becoming increasingly frustrated. Where the right properties do reach the market then sales can be agreed quickly and bidding wars are still occurring with exceptional prices achieved.

Contents

After rapid rises in value between 2006 and 2008, the value of farmland has now stabilised as demand has fallen dramatically, particularly from lifestyle buyers. There is interest from outside investors seeking land do exist but recent demand has primarily come from neighbouring farmers seeking to expand further. Average land values, as reported by the RICS, appear to be in the region of £5000 per acre and that would accord with our experiences. Values are being under-pinned by a shortage of supply and the tax benefits of owning land. It does seem likely that values will remain stable for some time with good quality farms and land  being in demand whilst poorly located land of lesser quality being more difficult to dispose.

So , although the key may not have been found just yet, there are glimmers of hope that the tin may soon be open.

In spite of the tune, “Always look on the bright side of life”, we in Britain do seem to have a wish to live in constant doom and gloom. Reading the newspapers can be a depressing experience and we are, without doubt, passing through one of the deepest recessions ever seen. I have, however, always been an optimist and, to be honest, it does not seem too much use being anything else.

It seemed natural therefore to establish my own practice of Rural Surveyors and Property Agents 12 months ago. Timing is supposed to be everything and the timing could have been better. With me having decided to go it alone, the world seemed to turn on its heals and head straight for the door marked recession. Well, you can’t change circumstances but you can learn to live with them and, like many businesses, we are learning to adjust.

At Killens, we are fortunate to have a small, friendly and determined team of staff focussed on providing a professional service and we have certainly been busy. Our property agency has grown in spite of the severe downturn in the market and throughout the year we have received instructions to sell and let farms, houses, equestrian properties and land. My wife, Sally, from a farming family, now oversees the agency side of the business in addition to being a veterinary nurse. The professional side of the business has also expanded and we provide services such as valuation and estate management to a large number of clients, including the Environment Agency.

Our roots are firmly planted in the farming community across the West Country. Our offices are at Ston Easton, between Bath and Wells alongside the A37, and were previously farm buildings where my father and grandfather once milked the cows. Indeed, I previously spent many a time calving cows in what is now my office! I remember the old Winford market opposite the Prince of Waterloo in the village and my auctioneering days started in its successor, the Avon Livestock Centre, where initially I sold the poultry, vegetables and implements. Much has changed since then.

When I started my career the profession dealt with traditional and obscure matters such as manurial values and units of measurement such as chains and roods. Now, we contend with issues such as the single payment, telecom masts and agricultural property relief.

So what for the future? The property market is showing glimmers of hope. The strong land market has been well publicised and, although values have now stabilised, it is perceived that this will remain the case. The residential sales market has been in trouble but interest is picking up and more sales are being agreed. It is possible that we are close to the bottom of the market and low interest rates coupled with greater financial liquidity should lead to improvement. On the professional side of the business, we will no doubt have to develop to cope with new challenges.

Setting up any new business is not easy, particularly when there is an ongoing recession! Handling bureaucracy, identifying the market place, recruiting the right staff, getting the message across and a little bit of luck are all key. Careful planning and taking advice is required. Going alone can deliver independence and a sense of achievement but may also lead to longer working hours, greater stress and risk. For those considering it, well, I would not discourage you. We only live once and seizing control of your own life by creating your own job can be a very positive experience.

At Killens, we have been fortunate and are grateful for the support that we have received. We have been told that we have been sensible, brave and mad. All are probably right.

An old proverb states that “A man grows most tired while standing still” and bearing this in mind we are on to the next chapter and we will shortly be opening a new office in Chew Magna not far from that old Winford market where my career partly began.

The Rural Payments Agency are now issuing payments in respect of the 2008 Single Farm Payment Scheme following the opening of the payment window on 1^st December 2008. The RPA are sending out Claim Statements and Remittance Advice following which payments should be paid.

2008 Payments

In June Hilary Benn set the RPA payment targets for 75%, by value, of valid 2008 SPS claims to be paid by 31^st January 2009 and 90%, by value, by 31^st March 2009. The RPA confirmed that as of 31^st December 2008 they had made payments totaling in excess of £960 million to approximately 70,000 customers which represents 59% of the available fund paid to 65% of claimants. However there are still problems affecting 2005, 2006 and 2007 entitlements and claims which are yet to be resolved.

2008 SPS Exchange Rate

The RPA confirmed that the exchange rate applicable to the 2008 SPS payments has been set at €1 = £0.79030 (2007 exchange rate was €1 = £0.69680) – a 13.4% improvement on the Sterling value.

2008 SPS Entitlement Value

Entitlements consist of the regional flat rate element which is re valued each year and, if applicable, the historic element which takes into account any subsidies claimed prior to the SFP being set up, and which reduced in value each year.

The proportion of these elements change each year. The value of your 2008 entitlements consist of 45% of the regional flat rate and 55% of the historic element. If your entitlements do not have an historic element their value consists 100% of the regional flat rate which has been revalued for 2008 at the following levels:

Entitlement Statements

The RPA are intending to commence sending out the statements detailing the number and value of entitlements for the 2009 scheme year during January 2009 and it is hoped that the issues seen with the 2007 entitlement statements including loss of historic value elements, national reserve awards and fictitious entitlement transfers will be avoided. It is important to check that the statement is correct as this will form the basis of the 2009 claim.

BACS Payments

As of the 16^th October 2008 the RPA cannot make any payments by cheque. All payments now made by the RPA can only be made directly into your bank account via BACS. Therefore it should be ensured that the RPA holds your correct bank account details.

National Reserve Entitlements

On the 1^st January 2009 all entitlements obtained through the national reserve became normal entitlements and therefore are available to be traded as normal entitlements.

Transfer of Entitlements

The deadline for the RPA to receive the relevant forms for the transfer of entitlements is 2^nd April 2009. If you are considering transferring entitlements in or out then please do not hesitate to contact us. The completion of the transfer forms has become unnecessarily complicated due to the manner in which the RPA is interpreting the regulations.

2009 SPS – Set-aside entitlements

The obligation to manage land in accordance with the set-aside requirements was suspended for the 2008 scheme year and as of 1^st January 2009 has been abolished. Therefore set-aside entitlements have become normal entitlements, their values being set at the regional flat rate. It is likely that the RPA will continue to refer to these entitlements by their old set-aside labels on pre-populated correspondence sent during the Spring of 2009 as it may take sometime for them to update their system.

What Might Follow Set-aside?

As set aside has been abolished DEFRA is anxious to mitigate any potential environmental consequences that may arise throughout England. Although no formal plans have been released it is likely that DEFRA and Natural England will work together to prepare these measures under the label of ‘environmental management’ which may see an increase in the number of cross compliance conditions.

Please contact us for further information or assistance on any of the matters detailed above.

As of 1^st January 2009 new regulations extending the area designated as Nitrate Vulnerable Zones (NVZ’s) and also revising the rules within those zones come into force. Some of the measures will be subject to transitional arrangements (e.g. the storage capacity requirements comes into force from 1^st January 2012).

If you land was not included within a current NVZ but will be included for the first time in the extended areas on the 1^st January 2009, the restrictions do not come into force until 1^st January 2010.

The key measures within the revised Action Programme include:

• Whole farm manure N loading limit: Establishes a limit of 170 kg/ha of total N from livestock manures (deposited during grazing and by spreading) per calendar year, averaged across the farmed area.
• Closed period (organic manures): Prohibits the spreading of organic manures with high available nitrogen content during specified periods.  The length of the closed periods ranges from 3 – 5 months, and it applies to all soil types.
• Manure storage: Requires farms to provide sufficient storage facilities to store all slurry produced by livestock during a period of 6 months for pigs and 5 months for cattle, and to store all poultry manure for a period of 6 months.
• Closed period (manufactured nitrogen fertilisers): Prohibits the spreading of manufactured nitrogen fertiliser during specified periods unless there is a crop nitrogen requirement.
• Crop nitrogen requirement limit: Requires farmers to plan their applications of nitrogen to crops and to comply with an upper cap on nitrogen applications (N max), assuming a set level of efficiency of nitrogen supply from any organic manure applications.
• Spreading locations: Requires farmers to undertake a written assessment to identify areas of land at risk of runoff and causing water pollution.  Applications of nitrogen fertiliser and organic manures to areas of land identified as posing a high risk of runoff are prohibited.
• Spreading techniques: Prohibits the use of high trajectory application techniques for spreading slurry.  Additionally, applications of organic manure to bare soil or stubble will require incorporation into the soil in certain situations.
• Record-keeping: Establishes a requirement to keep a record of all N applications to land to facilitate compliance checking, and all to keep records of livestock numbers kept on the holding.

Further information on NVZ’s can be obtained from www.defra.gov.uk and maps of the revised extended zones are available from www.magic.gov.uk. Should you wish to discuss NVZ’s in more detail please contact us.

The 2008 Single Payment Scheme payment window is set to open on 1^st December 2008 and will commence paying all validated claims after this date.

The regional payment values for the 2008 scheme year have been released and are as follows:-

2008 conversion factor: €1 = £0.79030

These values are the regional flat rates only and do not take into account the historic element that may be attached to entitlements.

The Rural Payments Agency is expecting to release 2008 Entitlement Statements in January 2009. These statements will confirm the number and value of each farmers 2008 Single Payment Entitlements and should be checked carefully once received.

ENTITLEMENT CHANGES - FRUIT, VEGETABLES & VINES

The rules of the Single Payment Scheme (SPS) have recently been changed which means additional land can be used to claim payment against existing SPS entitlements in 2009.

As a result, the areas which will be eligible in 2009 will include:

• land under permanent fruit and vegetables (including commercial orchards),
• nursery crops
• vines

In addition farmers who had land used by these crops in 2008 may be eligible to apply for new SPS payment entitlements. These new entitlements can then be used to claim payment for the first time in the 2010 scheme year.

To register for these new entitlements the following crops must have been present on the land during the stated reference periods:-

• Permanent fruit (including commercial orchards), vegetables & nursery crops 1^st January to 30^th September 2008

• Vines – 1^st January – 31^st July

All potential eligible applicants must register interest with the RPA by no later than 31^st December 2008.

Agricultural land can be a very good investment. It is a finite resource and, due to concessions on inheritance tax, it may be a good vehicle for passing on wealth. 100% relief is available where land has been owned for more than seven years, or has been farmed by that person for two years. There are various means whereby the land can be farmed without having to be “hands on”, so don’t worry too much if you wish to invest but you cannot milk a cow or plough a field. Agreements do need to be carefully drafted, so ensure that you take good advice.

Income from land can come from various sources. Despite the see-saw in farming fortunes, there are still existing farmers seeking to rent land and we have seen rents as high as £150 per acre paid recently in certain locations. In some cases, the landowner may be able to retain the Single Payment and boost income further by entering the land in the Environmental Stewardship Scheme.

Returns on land for the non-occupying landowner have improved in recent years and there has been good capital growth. The market for land has been buoyant over the past year with blocks of agricultural land throughout the region selling for as much as £10,000 per acre.

Commercial farms and smallholdings have also been in demand, withs ales tending to be readily agreed. The market for paddocks has remained surprisingly firm in the credit crunch, with prices of as much as £20,000 per acre still achieved. Caution should be exercised as it seems the market is becoming more dependent on local demand.

Earlier in the year, with milk prices having increased, and wheat prices at their highest for many years, the farming community seemed to feel more affluent and entered the land market boosting values, probably at a time when the non-farming buyer began to drop out. There is a growing realism that farming fortunes may not be as buoyant as first thought and purchases are now more carefully considered. Land values currently achieved tend to be dependent on local demand and, where there are two potential buyers due to location, then premium prices can be achieved. Where there is no local demand, then land can be more difficult to sell.

The market for equestrian property has also remained firm. For example, a sale has been readily agreed by Killens for an establishment near Frome, comprising a bungalow, stabling for 20 horses, an indoor arena and about 20 acres. Demand remains for paddocks with stabling, although the level of demand may have cooled a little.

Buying land can be a dilemma. As agents, we are always keen to state that “this is a one-off opportunity” and this can encourage many buyers to go that little bit further, whether it be for a farm, block of land or paddock. I suspect that many agents would find it difficult to think of anyone who has ever regretted buying.

So the future looks uncertain for rural property, and that is inevitable with the current economic situation, but it is not all doom and gloom. Demand remains and good prices are being achieved. Those selling need to be realistic in their expectations and show a willingness to negotiate, while those looking to buy should take care and do their research, but should not be deterred from investing in what may prove to be a good and secure long-term investment.

Published in the Western Daily Press

Article from the Mendip Times - September 2008

According to tradition, Priddy Fair moved to the village in 1348 due to Black Death and it has been held continuously since apart from the foot and mouth years of 2001 and 2007.

Organised by a village Committee, in addition to the sheep and ‘country artefact’ auctions, there are plenty of tradestands with demonstrations being held during the day. There is also the horse field where travellers sell their horses and wares.

This year, Killens will be conducting the auctions in association with Greenslade Taylor Hunt who recently opened the Sedgemoor Auction Centre. Tom Killen stated; “It is great to have the experienced team from Greenslade Taylor Hunt on-board this year and hopefully their involvement will encourage this special Fair to flourish for subsequent years.”

For more information on the Fair, log onto www.priddysheepfair.co.uk

The case concerned 33 acres of pasture in County Antrim owned by a Mrs McClean who died in 1999. For many years other farmers had taken the fields for grazing. As pasture, the land qualified for agricultural property relief on its agricultural value but in this case there was substantial value over and above agricultural value due to the prospects of development. The Executors sought to claim Business Property Relief on this additional value.

The Commissioners decided that letting land on a grasskeep type arrangement was akin to running a business that consisted of wholly or mainly of holding investments and, as such, the land did not qualify for BPR. Consideration was given to the works undertaken by the deceased on the land and it was noted that her son-in-law undertook fencing and drainage works as well as weed control on her behalf but it was determined that these ancillary activities were not so substantial as to be a distinct part of the business.

This ruling should be of concern to those who own land with potential value above its agricultural value and make use of grasskeep arrangements. Any arrangements should be reviewed or preparation should be made for a potential tax liability. With grasskeep arrangements under increased scrutiny, this judgement could also lead to it being even more difficult to obtain Agricultural Property Relief on a farmhouse.

For more information on this case and its implications, contact Tom Killen – tom@killens.org.uk

Tucked away from the festival site on the edge of the village is the attractive property of Wellands which is currently on the market. It comprises a traditional former farmhouse together with outbuildings set in gardens and paddocks dissected by a stream. In all it extends to approximately 2 acres.

The house offers 5 bedroom accommodation and boasts character features including open fireplaces, beams and stone floors. An adjoining barn could readily be converted, subject to planning permission, to provide further rooms. The sale of Wellands is a rare opportunity…oh, and very resident of Pilton currently gets a free ticket to the Festival too!

If you are looking for a property with land in a great location then Hippisley Farm at Chewton Mendip should be worthy of consideration. Once part of the Waldegrave family estate, the farm dates back to the 1740s.

The property comprises a traditional Mendip farmhouse, along with traditional and modern farm buildings, set within 6.2 acres. There is considerable scope to extend and improve the property and some of the buildings are suitable for conversion to alternative uses, subject to planning. The farmhouse has four reception rooms, a study and a kitchen. Upstairs are five bedrooms and a bathroom.

It is ideally situated with Bath and Bristol within 45 minutes drive and the Cathedral City of Wells only 5 miles away. Chewton Mendip itself is a popular village with a good range of facilities including a very respected primary school and a busy pub.

The latest survey by the RICS confirms that UK farmland prices are surging at their fastest pace for many years. In the second half of 2007, prices rose by 27.9 percent compared to 22.6% in the first half of 2007.

As we have seen at Killens, improved commodity prices have encouraged farmers to expand production and enter the land market with demand outstripping supply. Whilst overseas buyers have been keen to purchase some of the larger farms, smaller farms have tended to go to those outside the farming community – the lifestyle buyers – although there are signs that these buyers are now retreating from the market in line with the current downturn in economic confidence.

In the current climate, farmland can be an attractive investment and, subject to careful handling, may be tax efficient. Tom Killen said: “It is now very difficult to give an indication of average agricultural land values as there can be wide variations dependent upon many factors. We have seen prices increase from £3000 a few years back to up to £6000 per acre now. Smaller paddocks still seem to be in strong demand with premium prices achieved.”

Are you considering selling? 2008 may be the year to sell. At Killens, we have widespread experience of the sale of all types of agricultural property by auction or private treaty.

The Rural Development Programme for England was launched in the South West in February and will provide financial support for a wide range of activities in rural areas including environmental stewardship, skills development, farming and forestry diversification, resource management, renewable energy supply chains and community-led development.

The RDPE is a seven year programme and is part of the Common Agricultural Policy. It aims to support and promote sustainable farming, forestry and food sectors, and also to bring wider benefits for the farming community, the environment and rural communities.

There are three areas of support:

Axis 1 – improving the competitiveness of the farming and forestry sectors with themes such as skills/business development and supply chain/added value

Axis 2 – improving the environment and countryside with schemes such as Environmental Stewardship and the Woodland Grant Scheme

Axis 3 – improving the quality of life in rural areas and promoting diversification of the rural economy with themes including resource management, social/community enterprise and sustainable rural tourism

Axes 1 and 3 are managed by the Regional Development Agencies whilst Natural England and the Forestry Commission will be managing Axis 2.

Killens can assist in providing further information on the programme.

A new firm of Chartered Surveyors and Property Agents, Killens, has been launched at Ston Easton.

Specialising in the sale and letting of rural and village property, the experienced team at Killens will be aiming to deliver a dynamic and personal service based upon local knowledge, a professional ethos and excellent website coverage.

In addition to their agency activities, Killens will also be offering a range of traditional professional services ranging from undertaking valuations, providing tenancy advice and estate management.

The offices at Ston Easton are in a fabulous rural setting just off the A37 with extensive on site parking.

Tom Killen, a partner in Killens, has over 20 years experience of providing property advice and has strong roots in Somerset. He said: “I am delighted with the formation of the new firm. We have a strong team who are experienced and knowledgeable and we will be working with clients on an individual basis to ensure we meet their specific needs.”

“We are committed to focussing on delivering a professional, personal and competitive service to our clients and fellow professionals.”