Lot 1 Deacons Farm, Smeeton Westerby

The Situation
The popular village of Smeeton Westerby is well known for its scenic quality, footpaths and bridleways, making it ideal for walking and horse riding. The village was once divided into the two separate hamlets of Smeeton and Westerby. The boundary is believed to be marked by two white stones next to Westerby House.

The village contains a public house, church and village hall whilst the neighbouring larger village of Kibworth Beauchamp, within easy walking distance, contains a good array of everyday shopping requirements, healthcare, public houses, restaurants and sports clubs. The city of Leicester to the north provides extensive shopping, leisure and business facilities.

Communication in the area is excellent with the city of Leicester offering a high-speed rail link to London St Pancras International, also available from the nearby town of Market Harborough to the south. By road the M1 connects to junctions 20 and 21. The M69 connecting via junction 21 of the M1 to the major arterial networks of the Midlands and south.

Educational facilities are excellent with preparatory schools at Uppingham, Leicester and Great Glen, secondary education at Leicester, Uppingham, Oakham, Oundle and Rugby. The area is well known for its sporting and recreational activities. Golf is available throughout Leicestershire and Market Harborough with water sports including sailing and fishing on Rutland Water.

Lot One

The Farmhouse and Farm Land (coloured pink on plan)

Deacons Farmhouse is set in approximately 1.25 acres of gardens and grounds. The property is beautifully positioned with wonderful country views and South facing gardens. There is approximately 3000 sq ft of living space and the accommodation briefly comprises; a large open plan kitchen, conservatory, formal dining room, spacious sitting room with open fireplace, home office, utility/boot room and four double bedrooms arranged over two floors, two of which have en suites and a family bathroom. Solar panels have been installed on the South facing roof and the vendor receives payments through the feed in tariff scheme. It should be noted that the farmhouse is subject to an agricultural occupancy restriction.

Outside
The delightful wraparound gardens are in the main laid to lawn with a large terrace, well stocked borders, mature trees to the boundaries and estate fencing abutting the pastureland with a useful block of timber outbuildings providing storage and carport.

The Land
The land comprises approximately 111 acres (45.36 hectares) of permanent pasture located to the South of Deacons Farmhouse. The Grand Union Canal runs through the centre of the farm and there is access to the Southern block over a brick built bridge. The land is divided into conveniently sized paddock with mature hedgerows and stock proof fencing. In the block of land to the North of the canal there are a number of water troughs and access point to the stream which runs through the land.

There are two access points off Saddington Road; one running past Deacons Farmhouse and the other directly into the most westerly field. The Land is classified as Grade 3 by the Agricultural Land Classification of England and Wales. The soil according to the Soil Survey of England and Wales, is described as slowly permeable seasonally wet slightly acid but base-rich loamy and clayey soils suitable for grassland and arable, some woodland.

Fencing
The fencing to the boundaries of the land comprising the development site and adjoining paddock, together with their ongoing maintenance will be the responsibility of the buyer of Lot 2, if the property is sold in separate lots. The development site and paddock are to be fenced off temporarily during demolition and permanently prior to commencement of development on the site.

Method of Sale
Manor Farm is offered for sale as a whole or in two lots by private treaty.

Tenure
The freehold of the property is offered for sale with vacant possession upon completion except where short term holdover is required. The farmland is occupied on grazing licenses which will be terminated prior to completion of the sale.

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

Wayleaves, Easements and Rights of Way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi- easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes and rent charges whether referred to in these particulars or not.

There is a right of way over the land. Further details are available from the vendor’s agents.
There are a number public footpaths running through the farmland.

Basic Payment
The entitlements to the Basic Payment Scheme (BPS) are not included in the sale, and the vendor reserves the right to all future payments associated with the BPS entitlements.

Schemes
A Countryside Stewardship - Capital Grant Agreement is in place for fencing (FG2), sheep fencing (FG1) and Coppicing Bankside Trees (TE10) which commenced from 1st February 2024 and terminates on 31st January 2027. Otherwise, the land is not subject to any other environmental schemes.

Designations
The Farmhouse is not listed. The farmland is in a Nitrate Vulnerable Zone (NVZ).

Town and Country Planning
The Farmhouse has an agricultural occupancy condition. Prospective purchasers are advised that they should make their own enquiries of the local planning authority.

Local Authority
Harborough District Council, The Symington Building, Market Harborough, LE16 7AG
Tel:
E-mail: customer.
Web site:

VAT
Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Health and Safety
Given the potential hazards of a working farm, we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.

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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Postcode
LE8 0QS

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, videos and/or virtual tours 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. June 2025.