West End, Welford, NN6

A detached 5-bedroom farmhouse, with spacious garden, outbuildings and a 1.27 acre paddock.

For sale as a whole or in 3 Lots as follows:

Lot 1 – Farmhouse, outbuildings and 2.3 acres of paddock land and gardens.
Lot 2 – 35.11 acres of pastureland
Lot 3 – 87.39 acres of pasture and arable land and barn with potential for development

Situation - West End Farm is situated on the south west of Welford a village on the Leicestershire and Northamptonshire borders. The outlying 87.39 acre block of land is located approximately 1 mile (by road) to the west and lies on the southern side of South Kilworth Road.

Welford is situated approximately 8 miles south west of Market Harborough, 13 miles east of Rugby and 14 miles north west of Northampton, which each provide rail links to London and Birmingham.

The property is shown on the location plan.

Distances - Market Harborough – 8 miles
Rugby – 13 miles
Northampton – 14 miles
London – 90 miles

Description - West End Farm comprises a 5-bedroom detached period farmhouse, with a range of outbuildings and approximately 123.30 acres of productive agricultural land. The farm is conveniently positioned on the edge of the village with far reaching views across the countryside beyond.

The farm is being offered for sale as a whole or in up to 3 lots.

Please refer to brochure attached.

Lot 1 (edged red)

Farmhouse

The Farmhouse is a period detached property constructed of redbrick, under a pitched timber framed slate roof. The original part of the property was constructed in 1848, with more recent extensions having been added to the western and northern elevations. Adjoining the northern elevation of the property is a garage of red-brick under corrugated-sheet roof construction. The internal accommodation extends to approximately 2,134 sq.ft (GIA) in all, across two floors.

A paved patio area wraps around the rear of the property (west-facing) from which extends a spacious lawned garden, presented over two levels with planted borders, summerhouse and second patio seating area.
The garden continues down the slope to a second part extending to 0.86 acres in all, containing a vegetable patch, orchard, and greenhouse. A ground-mounted PV solar array is also situated along the northern boundary, which feeds the house and provides on average, an income of £500 per annum in electricity based on the existing tariff.

The accommodation is shown on the floorplan and comprises:

Ground Floor - Entrance Porch
Kitchen (with electric aga + walk-in larder)
Utility room + WC (with shower)

Steps leading up to:
Sitting room 1 (with log burner)
Sitting room 2 (with log burner)
Dining room (open fireplace)

Stairs leading to first floor landing

First Floor - Bedroom 1 with en-suite (+ walk-in wardrobe)
Bedroom 2 with en-suite
Bedroom 3
Bedroom 4
Family Bathroom

Steps down from the landing to:

Study/Bedroom 5

Outbuildings - The outbuildings extend to approximately 3,263 sq.ft in total, being mainly of timber frame under corrugated tin roof construction, and are situated in a U-shape around a central concrete yard and back on to the garden to the west. Whilst in need of modernisation, they provide for some alternative use potential subject to obtaining the necessary planning consents.

Land - A 1.27 acre paddock lies to the south west and can be accessed from the bottom of the garden. The land would be suited to agricultural or equestrian use and is enclosed by hedge and fence boundaries.

If Lot 1 is sold separately to Lot 2, the purchaser of Lot 1 will be responsible for erecting a stock proof fence along the boundary line between points A & B (shown on the enclosed plan) and connecting their own water supply from the house.

Lot 2: (edged blue)

Lot 2 extends to 35.11 acres of pastureland with frontage and access off South Kilworth Road. The block comprises 2 field parcels with mature tree and hedgerow boundaries and stock netting fencing. Whilst relatively level in the main, the land does slope steeply down towards the brook that runs along the eastern boundary. The land is classified as Grade 3 and the soil described as a slowly permeable, slightly acid but base-rich loam and clay soil.

The land would be suited to agricultural or equestrian use.

Lot 3 (edged green)

The largest block of land lies to the south of the South Kilworth road and was known as ‘The Hill’. It is a separate block of ring fenced land extending to 87.39 acres in all comprising 2 parcels of arable land (26.71 acres) with road frontage onto South Kilworth Road. There are 3 parcels of sloping pastureland (60.21 acres) with mains water and stock fencing.

Situated within the block of pasture land is a brick-built barn with a ground floor area extending to about 516 sq.ft, with access via an existing hardcore track off South Kilworth Road. Whilst in disrepair at present, the agents believe there is potential for alternative use and conversion of the barn subject to obtaining the necessary planning consents.

The land would be suited to agricultural or equestrian use and is classified as Grade 3 and the soil described as a slowly permeable, slightly acid but base-rich loam and clay soil.

Tenure & Possession - The intention is to exchange and complete as soon as practically possible. Vacant possession will be given upon completion.

The grassland in Lots 1, 2 & 3 is subject to Grazing Licences until 31st October 2025.

Rural Land Register And Sfi - The land is registered with the Rural Land Register and the fields will be transferred to the purchaser upon completion.

The land is currently subject to an SFI agreement for management of hedgerows and grassland options. If the rules of the scheme allow, this agreement will be transferred to the new owner(s) upon completion.

Overage Clause - The farmhouse, outbuildings and the barn within Lot 3 are excluded from the overage clause.

An overage clause will be included within the sale contract, reserving 30% of any increase in value due to any non-agricultural or non-equestrian development in relation to the land (the farmhouse and building within Lot 1 and the barn in Lot 3 will be excluded), that takes place within a period of 30 years from the date of the sale, triggered upon implementation of planning, sale or long lease.

Fixtures & Fittings - Only those items specifically mentioned in these sale particulars are included within the sale. The other items are specifically excluded.

Method Of Sale And Lotting - The property is offered for sale by private treaty and any interested parties should submit their offer to the agent’s Rugby office.

The vendors reserve the right to offer the property for sale in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from sale without prior notice.

Epc - The property has a rating of D 55 with the potential of C 76.

Services - The farmhouse benefits from uPVC windows, mains water, electricity, and drainage supply. The electricity supply to the property is supplemented by a feed from the ground-mounted solar PV array situated at the bottom of the garden.

The land in Lot 2 is fed by a spring, although we believe that mains water is available nearby.

Lot 3 benefits from mains water to two troughs and an existing electricity connection to the barn, albeit this is currently switched off.

Purchasers should make their own enquiries as to the availability and adequacy of the services to the Property.

Plan, Area & Description - The property is sold as Title Number NN352074

Please note the field numbers quoted may not match the RPA field numbers.

The plans are for identification purposes only.

The plan, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions or misdescriptions.

Sporting, Timber And Mineral Rights - All rights are believed to be held with the freehold owner and will be included within the sale of the land.

Easements, Wayleaves And Rights Of Way - An overhead electricity line crosses the eastern block of grassland and the two arable fields. It is assumed that the property benefits from all necessary rights of way, easements and wayleaves for services and access.

Council Tax - West End Farm is in Council Tax Band ‘E’ for which the charge for 2025/26 is £2,895.91 and payable to West Northamptonshire Council.

Local Authority & Utilities - West Northamptonshire Council: Tel.
Western Power: Tel.
Anglian Water: Tel.

Viewing - Viewing is strictly by appointment through the agent’s Rugby office - Rural Department - Tel:01788-564680

Please be aware that livestock graze the pasture land, therefore please keep gates closed and take appropriate biosecurity measures.

Whatthreewords - Lot 1: ///iterative.strict.ticking
Lot 2: ///surpassed.torn.blessing
Lot 3: ///funny.opts.downhill

Vendors Solicitor - Kate Austin
Arnold Thomson Solicitors, 205 Watling Street West, Towcester, Northants, NN12 6BX
| kate.

Amc - If you would like to discuss financing a purchase of agricultural land, please speak to one of our AMC agents (James Collier or Andrew Pinny) who will be happy to discuss this with you and make an introduction to AMC on your behalf.

Anti Money Laundering Regulations - Under the Money Laundering Directive (S12017/692) we are required under due diligence as set up under HMRC to take full identification (e.g. photo ID and recent utility bill as proof of address). When a potential purchaser submits an offer for a property, please be aware of this and have the information available.