5 bedroom detached house for saleTansor Wold Farm, Warmington, Northamptonshire
Sold STC £895,000
Full descriptionA handsome Georgian farmhouse and range of barns with planning consent to create two separate dwellings set in an elevated rural position, with additional land available.
The Farmhouse and barns (Lot 1)
Tansor Wold Farmhouse is situated on the brow of a hill and boasts an elegant yet imposing Georgian facade. The Farmhouse is listed Grade II and bears all the hallmarks of the typical Georgian rural residence - such as a Colleyweston roof, well-proportioned windows, and walls built of fine local stone. It would be extraordinarily difficult to obtain planning permission to build a large, new house with an imposing façade, in the open countryside and on the brow of a hill. (Please note, difficult but not impossible - there are exceptions to the norm). Thus a dwelling such as Tansor Wold Farmhouse is something of a rarity. Attached to the main house, is a run of outbuildings with planning consent to be converted into two, 4 bedroom dwellings. Please note one dwelling is partially converted.
For details of lotting plan see 14th photo below
A Grade II Listed Georgian Farmhouse extending to 3197 ...sq ft (including uninhabitable loft space)
Scope for extension of the residence subject to both ...planning and listed buildings consent
A peaceful and idyllic location with stunning views
A sitting room with a wood burning stove
A dining room
A kitchen with a door leading to the front garden
1 family bathroom
2 shower rooms
A utility room
A study / playroom
A delightful garden of about 32,000 sq. ft.
Planning permission granted for a 4 bedroom dwelling of approximately 1773 sq ft.
East Northamptonshire Council reference number EN/00/00272/VAR. (Dwelling is partially built)
Planning permission granted for a 4 bedroom dwelling of approximately 1779 sq ft.
East Northamptonshire Council reference number EN/00/00272/VAR.
The interior of Tansor Wold Farmhouse is comprised of rooms of elegant proportion, but the standard of decoration is in general merely acceptable rather than at the level that befits a Georgian Farmhouse. The attic rooms of the Farmhouse are currently being renovated. This floor of the house would seem to have considerable aesthetic potential, by virtue of the distant views from the attic windows.
Land (Lot 2)
Adjacent to the property is approximately 3.51 acres of arable land, that could be laid to grass and used as a paddock. Available by separate negotiation
Please see the site plan, but please note there is no warranty as to accuracy, and this plan is indicative only.
Additional land and woodland
Conveniently located parcels of arable land and woodland are available by separate negotiation.
The land, which is Grade III, is capable of producing good yields of crops (field by field data is available on request): the last year, an excellent year, produced around 4 Tonnes / acre of wheat. Other years have produced lower yields. However, we regard a yield of less than 3.5 Tonnes / acre as a poor result. The land is in our view well drained with a reasonable to good soil structure and nutrition level. A large amount of farm data is (probably) available on request.
A grain store may also be available by separate negotiation.
The Woodlands and the sporting potential
The naturally occurring woodlands are, in our view rather beautiful and the rich variety of broadleave species is typical of a wood that has grown up over many years on a parcel of fertile clay-rich soil. Historically, these small woods have provided some enjoyable pheasant shooting, but the present owner has made no effort to maintain or enhance the sporting potential. Doubtless one could create a nice small shoot, via suitable cover crops and the active rearing of pheasants. The sloping elements of the terrain could provide some reasonably challenging drives. These small woods often attract pigeons, a source of at times quite challenging sport.
In terms of natural history the woods seem to be home to several species of bat and to a variety of birds and small mammals. For those interested, we may have data on bat species that may well be present.
The Hon. Charles Rothschild
The Hon. Charles, according to family tradition, first became interested in the Ashton Estate whilst on a butterfly
collecting expedition with the Vicar of Polebrook.
The nearby Ashton Woodlands contain several interesting species of butterflies. There is a public right of way through these enchanting woodlands. The Public Right of Way lies, at one end (near Stamford Corner), rather near to Tansor Wold Farmhouse and is readily accessible from the Farmhouse. Further information on the village and the Ashton Estate can be obtained via the OHL Limited
website (www.ohllimited.co.uk),via the English Heritage website (www.english-heritage.org.uk) and via the Ashton Estate country holidays website (www.ashtonestatecountryholidays.co.uk).
The Estate has of course changed considerably since the era of Charles Rothschild.
The Ashton Estate
The Ashton Estate itself is comprised of a significant area of farmland and woodland. It is a private domain famous for its beautiful landscapes, interesting fauna and the remarkable historic buildings. However, there are some public rights of way through the Ashton Estate, albeit by no means numerous: nonetheless the public paths and public roads link up to form harmonious circular and near circular routes. The Main loop runs in front of Tansor Wold Farmhouse, along a stretch of Public Road, and thus leads onto the public right of way through Ashton bluebell woods. One can also walk to Ashton Village by following the other half of the aforementioned loop.
Please note that the Ashton Estate is a private domain and no right of way will be granted for access through the Estate to Ashton Village. However, one can rapidly reach Ashton Village along the A605 to the Oundle roundabout - taking the first exit marked Ashton.
The nearby villages of Warmington and Tansor
Warmington is a delightful village that is near Tansor Wold Farmhouse. This settlement is considerably larger than Ashton and boasts an excellent hostelry "The Red Lion", a post office, butchers, a village shop and several other facilities. The Red Lion is a worthy rival to the "Chequered Skipper".
Mention of Tanesovre (Tansor Village) can be found as far back as the Domesday Book (1086). Today the village has some 60 dwellings. The village is situated on the River Nene which flows alongside the parish church of St. Mary's, which dates back to Saxon times. As well as a working farm and world-renowned Arabian Stud, there are a number of small businesses operated from Tansor and the famous Bluebell Lakes carp fishing waters lie within the Parish boundary.
The Electrical System
The electrical systems in Tansor Wold Farmhouse, in our view, meet the quite demanding standards required of buy-to-let properties. In fact we believe Tansor Wold Farmhouse meets an even higher standard in that according to Sadler Electrical Ltd (who look after nearly all the electrical systems on this part of the Estate) the system in the Tansor Wold Farmhouse is in accordance with the BS 7671 Requirements of Electrical Installations 17th edition i.e. Tansor Wold Farmhouse is in accordance with the standard demanded of new residential constructions. The property is fitted with hard wired smoke detectors and an intruder alarm.
Tansor Wold Farmhouse has oil fired central heating, mains electricity, mains water and a Klargester for disposal of sewage. The Klargester system obviates the need for use of the public sewage system and thus there are no sewage charges. Of course one does have to maintain the Klargester but the service record of Tansor Wold Farmhouse suggests that the annual cost is very modest.
The Collyweston slate roof
The Collyweston tile roof must be of both interest and concern to all prospective purchasers: Collyweston is one of the most beautiful and certainly one of the most expensive of all natural stone slates. In our view the roof is in reasonably good order.
Inheritance Tax: Possible Advantages
Agricultural Land: Tax aspects. Agricultural land can enjoy reduced or zero inheritance tax if certain conditions are met (this relief is termed Agricultural Property Relief, "APR"). Such Agricultural land can also enjoy inheritance tax relief if the land is used for an active business by a relevant person (the relief is termed Business Property Relief, "BPR"). This subject is complex and professional advice is required and the precise facts of a given situation are very relevant.
Woodland can also enjoy various inheritance tax advantages and income tax advantages and can attract grants. Again, this is a very complex subject and professional advice is again required.
The Liability to Inheritance Tax ("IHT") of potential heritage assets is a complex field: however it seems possible that any element of the Ashton Model Farm Settlement might qualify for Conditional Exemption, in particular, both woodland of scientific interest, any buildings attributed to William Huckvale and any Listed Building. This theory has never been tested, but it is an idea - at present merely an idea - that any purchaser of The Tansor Wold Estate might explore. A key question is whether the Farmhouse, which is on the periphery of the Estate, can be deemed to be part of the Model Farm Settlement. In our view Conditional Exemption only defers IHT, the qualifying asset still being subject to an IHT payment if for example such asset is sold or is not managed properly. IHT may not be payable on a gift by the present owner to another person provided the necessary undertakings are given. Please see the HMRC website for a general summary, for example the section "Capital Taxation and the National Heritage". Professional advice is required, because Conditional Exemption is a complex area of the Law.
As mentioned the taxation aspects of heritage assets, woodland and of land are all complex. A qualified local accountant, who is familiar with the Ashton Estate, is we think possibly prepared to give prospective purchasers a single maximum 60 minutes consultation free of charge. Neither the owner of Tansor Wold Farmhouse nor the managing agents (OHL Limited) are recommending the above local accountant, and no liability of any kind attaches to this introduction (to Nick Barks, FCCA - Bulley Davey, 4 Cyrus Way, Cygnet Park, Hampton, Peterborough, PE7 8HP, 01733 569494, email: email@example.com ). These caveats should be noted. Tansor Wold Farmhouse might provide an opportunity for a tax efficient intergenerational transfer of a rural property which also enjoys certain intrinsic tax advantages. For the sake of clarity, the seller and OHL Limited offer no taxation advice of any kind.
Fixtures, fittings and chattels
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale, unless otherwise stated but are, nonetheless, available for purchase
From the A1 take the A605 towards Northampton - after the Warmington roundabout take the next exit marked Lutton / Polebrook Airfield. Follow this road for approximately 1 ½ miles to the top of the hill. The property is on the left hand side (with a blue painted farm gate, just past the entrance pointing to the Farmhouse).
An alternative route: Leaving Oundle by the A427 and proceeding across the A605 please take the "Nene Way" towards Polebrook and then proceed into the village. Follow "Main Street" onto the Lutton Road - follow the Lutton road (past the airfield on your right) until you reach the crossroads. Take a left and continue to follow this road until you see Tansor Wold Farmhouse on your right.
Viewing is by strict appointment through the selling agents, Fisher German LLP, Tel. no. 01858 410200, and email: firstname.lastname@example.org. The property may be viewed on all days of the week because Managing Agents OHL Ltd (Tel: 01832 272264 Mobile: 07802 356171 and email: email@example.com) may conduct viewings on the instruction of Fisher German.
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