Woodfields Farm, Brickyard Road, Napton, CV47

Location

Woodfields Farm is a complete grassland holding adjoining the A425 and Old Brickyard Lane less than 2 miles from the eastern outskirts of Southam. In total the property extends to approximately 64.68 acres (26.18 hectares) and includes a farmhouse with modern and traditional farm buildings.

Farmhouse

Built in 1968, the house is constructed of brick under a tiled roof. The property provides accommodation on two floors extending to approximately 70m2 excluding the conservatories. On the ground floor is a kitchen/ dining room, sitting room, rear hall with WC, and sun room. On the first floor there are three bedrooms and a bathroom. The house is heated by the solid fuel Rayburn and the wood burning stove. The house has direct access off Brickyard Road, where there is a parking area and the garden surrounds the house. The planning consent for the house is subject to an Agricultural Occupancy Condition which to date has been complied with.

The Farm Buildings

In the farmyard there are two steel framed open fronted buildings measuring 30.2m x 9.14m and 36.4m x 9.2m. There is a third open fronted building measuring 18.45m x 9.2m, and an older pole barn building. Access to the yard is via an electric gate and the buildings are well laid out with ample parking, turning, and manoeuvring space.

The Former Diary

In addition to the more modern farm buildings is a former dairy building - a single story building of solid construction under sheeted roof at the entrance to the yard. The building has obvious potential for alternative uses and providing approximately 56m2 of gross internal accommodation using the existing footprint.

Land on the north side of the A425

Lying to the north of the A425 are three grassland parcels extending to approximately 25.62 acres (10.37 hectares). A small traditional red brick building lies on the eastern boundary. Within the building there is an owl box that is monitored by the South Warwickshire Barn Owl Survey. Access to the land is taken directly from the A425.

Land on the south side of the A425

To the south of the A425 is the farm house, farm buildings, and a further four parcels of grassland extending to approximately 39.06 acres (15.81 hectares). The land is flat and level with strong hedgerow boundaries. An attractive traditional red brick building lies in the western most parcel. Access to the land can be taken directly from the A425 or through the farmyard. There are overhead wires for which there will be no apportionment of the current year’s annual wayleave payment.

Services

There is a metered mains water supply that currently serves all the property with the meter being situated on the north side of the A425. If the land to the north is bought separately to the remainder, then the purchaser will be obligated to create their own separate water supply. Three Phase electricity is connected to the farm buildings. The house is served by private drainage system.

Tenre and possession

The property is offered for sale with vacant possession being available throughout upon completion.

Method of Sale

The property is offered for sale by private treaty and although described in a single set of particulars, offers will be considered for any part.

Asking Prices

The property is available as a whole for £1,400,000. Offers will be considered for any part at the following Asking Prices: The farmhouse and garden - £250,000 25.62 acres north of the A425 - £385,000 39 acres south of the A425 together with the farm buildings - £765,000

Development Clawback

The land shaded blue on the plan shall be sold subject to a retention of 30% for 30 years of any uplift in value for any use for solar or battery storage. This retention of 30% for 30 years of any uplift in value also applies to any change of use of the modern farm buildings to residential. The payment shall be triggered by the implementation or the sale with any planning consent. Implementation will cover long leases. There will be no other reservation of value on the land or buildings.

Basic Payment Scheme

There will be no entitlements to any delinked payments with the sale.

Environmental Stewardship Scheme

There are currently two Mid Tier Stewardship Schemes, and the hope is these will be surrendered shortly. The purchaser will be under no obligation to continue with the schemes if they are still running.

Woodfields Farmhouse

The Energy Performance Certificate Rating is G. The house is in Band D for Council Tax.

Local Authority

Stratford-Upon-Avon District Council.

Viewing Contact

Please respect that the property is occupied and therefore viewing is by prior appointment only. To arrange a viewing please contact Emily Harris: Email: emily. Mobile: The entrance to the yard is via an electrically operated gate.

Solicitor

Kate Austin of Arnold Thomson, 205 Watling Street West, Towcester, Northamptonshire NN12 6BX represents the vendors and any enquiries of a legal nature should be addressed to Kate Austin ). Further details are available from the agents.

Farm Sale

Melton Mowbray Market Auctioneers will be conducting a farm sale on the premises on Friday 7th June and further details are available from the auctioneers. Any enquiries should be addressed to Scott Ruck ).

VAT

There has been no election that the sale of the property is a chargeable supply for the purposes of VAT.