Lot 1 Loodal Farm, Whissendine

Location
Loodal Farm is situated in idyllic countryside on the edge of Whissendine Village, Rutland. The village benefits from a range of amenities, including public house, village store and post office, primary school, village hall and church. Further afield, the market towns of Oakham (5.2 miles) and Melton Mowbray (6.5 miles) provide further shopping, school and leisure facilities.

The Property
A grassland farm, as a whole, extends to approximately 41 acres and situated on the edge of Whissendine Village. Loodal Farmhouse is subject to an Agricultural Occupancy Condition and requires extensive modernisation throughout. The property has the potential to become an attractive family home, set in an enviable location with commanding views and easy access to the village. There are a useful set of modern and adaptable farm buildings that provide further opportunity for change of use subject to planning permission.

Lot 1
Lot 1 is situated on the eastern side of Ashwell Road and comprises Loodal Farmhouse, the farm buildings (A-D) and 41.06 acres in total. The residential element, yard and buildings amount to approximately 6.5 acres. There are three small spinney woodlands amounting to 2.91 acres or thereabouts. The remaining area mounts to 31.65 acres and is largely classified as ridge and furrow permanent pasture. The land is accessible via Loodal Farmyard and two additional accesses off Ashwell Road.

Lot 1 is outlined in red on the plan and images provided.

The Farmhouse
The farmhouse is accessible from Ashwell Road via a short concrete driveway and is subject to an agricultural occupancy condition, dated 25th May 1984, a copy of which can be obtained from the agents. The farmhouse is constructed of red brick under a tiled roof. Internally the farmhouse comprises a kitchen, utility room, office, sitting room and three bedrooms on the first floor. Modernisation of the farmhouse is required throughout.

The Farm Buildings
There is an extensive range of steel portal framed agricultural buildings that offer significant opportunity, either in conjunction with an agricultural enterprise, or via development subject to obtaining the appropriate consent. In addition, there are two former poultry buildings that provide an exciting opportunity to repurpose subject to planning.

Lot 2
A ring-fenced parcel of agricultural land extending to 34.5 acres. Situated on the edge of Whissendine village the land includes a former poultry building measuring approximately 2,000 square meters (21,528 sq ft), a small spinney and orchard.

The Land
The land is mostly flat with some gentle undulation and has historically been grazed by livestock. All of the land is classified as Grade 3 on Natural England’s Land Classification Maps. Soilscapes describes the land east of Ashwell Road as slowly permeable seasonally wet slightly acidic but base-rich loamy and clayey soils with moderate fertility. The land is bordered by matured hedgerows and livestock fencing, most of which is in poor condition and the grass has suffered from undergrazing in recent years.

General

Method of Sale
The property is offered for sale as a whole by private treaty.

Tenure and Possession
The freehold of the farm is offered for sale with vacant possession, subject to a notice served on the occupier of the workshop building. Full details of this notice are available from the Vendor’s Agents.

Services
The farmhouse has mains water, mains electricity and private drainage to a septic tank. It also benefits from a domestic solar panel array, although we are informed no Feed in Tarriff is derived from this scheme. We are informed that the land and building benefit from mains water, although we recommend purchasers should undertake their own enquiries of the relevant utility providers for the possible provision of services.

Wayleaves, Easements and Rights of Way
The land is sold subject to and with the benefit of all rights including rights of way, whether public or private, light, drainage, water and electricity supplies and any other rights and obligations and restrictive covenants, whether referred to in these particulars or not.

Basic Payment
We are informed that there are no entitlements included within the sale.

Sporting, Timber and Mineral Rights
The mineral, sporting and timber rights are included in the sale, in so far as they are owned.

Planning
Prospective purchasers are advised that they should make their own enquiries of the local planning authority as to the current status and future potential of the land and buildings being sold.

Overage
The farm building, yard area and paddock off Ashwell Road will be sold subject to a new overage provision. The vendor reserves a right to 20% of any uplift in value in the event planning is granted for non-agricultural use within a period of 30 years.

Restrictive Covenant
The Vendor intends to sell Buildings D and E with a restriction preventing their future use with poultry.

Agricultural Occupancy
It is understood that Loodal Farmhouse is subject to an Agricultural Occupancy Condition.

Local Authority
Rutland County Council
Catmose, Oakham, LE15 6HP

VAT
Is not chargeable on this property. In the event that the sale of the property or any part of it, or any right attached to it becomes a chargeable supply for the purpose of VAT, such tax is to be payable in addition.

Solicitors
Freeths Solicitors.

Health and Safety
Given the potential hazards of working farms and farmland we ask you to be vigilant and careful as possible when making your inspection. Beware of moving vehicles and keep away from machinery. The ground may be uneven and slippery where cattle have been grazing or tractors working.

Plans & Particulars
These are believed to be correct, but their accuracy is not guaranteed, and no claim can be admitted for any errors or discrepancies.

What3words
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Directions
From Whissendine village, head south east on Ashwell Road, Loodal Farmhouse is on your left hand side as you climb the hill and leave the village.

Viewing
Strictly by confirmed appointment with the Vendor’s Agents.

IMPORTANT NOTICE
King West, their joint Agents (if any) and clients give notice that:
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification, address and source of funds at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. King West asks for your co-operation in this regard.
7. These particulars should not be reproduced without prior consent of King West. March 2024