Midfedder Farm, Heath Road, Warboys, Cambridgeshire, PE28 2UJ

Versatile, mixed use property

Two bedroom farmhouse with two bedroom annex

Range of commercial and agricultural buildings

Subject to an occupation condition

All set in 2.97 acres (1.20 hectares) of gardens, paddock and yard

Summary Description

Two-bedroom farmhouse, subject to occupancy condition, with two-bedroom annex
Range of commercial buildings, including cattery, kennels and retail premises and
agricultural buildings

Approximately 1.04 acre (0.42 hectare) of grass paddocks

FOR SALE BY PRIVATE TREATY
Available as a whole

INTRODUCTION
An exciting opportunity to acquire a versatile, mixed use
property comprising a two-bedroom farmhouse, subject to
an occupation condition, with two-bedroom annex, range
of commercial and agricultural buildings, including cattery,
kennels and retail premises, all set in 2.97 acres (1.20 hectares)
of gardens, paddock and yard.

The property represents an excellent opportunity for
someone seeking a small holding, commercial premises or a
development opportunity, subject to obtaining the relevant
planning consents.

The property benefits from prominent road frontage onto
Heath Road via a wide, gated access.

LOCATION
Midfedder Farm is located in the county of Cambridgeshire,
north east of the town of Warboys, on the southern side of
Heath Road (A141). The property is situated approximately
6 miles south west of Chatteris and 9 miles north east of
Huntingdon. Amenities within Warboys include two primary
schools, doctors' surgery, post office and shops.

The post code for Midfedder Farm is PE28 2UJ.

MIDFEDDER FARMHOUSE
The property comprises a two-bedroom, semi-detached
bungalow of brick construction, uPVC double glazed windows
and tile roof. The property benefits from its own private
garden, predominantly laid to lawn with a detached garage.
The accommodation extends to approximately 1,159 sqft and
comprises a porch, hallway, lounge with woodburning stove,
kitchen with oil fired range, utility room, conservatory, two
bedrooms, one with ensuite shower room, bathroom and
office/bedroom 3.

OCCUPANCY CONDITION
The dwelling is subject to an occupancy condition which
states that "the occupation of the dwelling shall be limited
to a person solely or mainly working, or last working, in the
locality in agriculture or in forestry or as the owner/manager of
the cattery/kennels at Midfedder Farm, or a widow or widower
of such a person, and to any resident dependants." Details of
the occupation condition are included within an application
(Ref: 95/01521/FUL) to vary the property's original agricultural
occupancy condition.

ANNEX
Known as "Orchard End", the annex was consented in 2003
(Ref: 03/02495/FUL) and comprises a two-bedroom, semidetached,
two storey dwelling of brick construction, uPVC
double glazed windows and tile roof. The property benefits
from its own private garden, predominantly laid to lawn with
patio area and large pond. The accommodation extends to
approximately 1,097 sqft and comprises hallway, dining room,
kitchen/reception room, conservatory and bathroom on the
ground floor with two bedrooms on the first floor.

THE YARD & BUILDINGS
The yard and buildings are arranged around a predominantly
hardcore yard, with the shop and cattery buildings having
prominent road frontage. Further details of each building are
as follows:

Workshop & Store - A 19.46m x 10.58m approx 5-bay timber
pole barn with a concrete floor and timber walls. The building
includes a 3-bay, steel portal framed building with concrete
block walls, used as a workshop which is situated within.

Livestock Pens - A 35.77m x 5.28m approx single storey
building with mono-pitch roof, concrete floor and box profile
cladding. This is presently split into pens and has been used to
house livestock.

Hay Barn - A 18.16m x 12.09m approx open fronted, 3-bay
steel portal frame hay barn with box profile cladding roof. This
building has an earth floor.

Storage Building - A 9.32m x 12.09 approx 1-bay enclosed steel
portal frame building with a roller shutter door and pedestrian
door. The building has a concrete floor and box profile roof and
cladding. The building is attached to the Hay Barn.

Store - A 4.46m x 9.09m approx 3-bay open fronted pole barn,
with a mono pitch roof, concrete block walls up to 1m and box
profile cladding above.

Shop - A 10.52m x 17.76m approx double pitched building
comprising a 2-bay steel portal frame shop building. There
is a roller shutter door on the side elevation along with other
pedestrian access doors. This includes a lean-to of the same
construction. A mezzanine is present above the office area of
the building.

Kennels - A 8.38m x 20.36m approx kennels building with
15 pens of timber frame construction with mono pitch roof,
concrete floor and box profile cladding and roof. The building
has external runs to the rear of each kennel which are of brick
construction.

Cattery - A 10.16m x 15.82m approx cattery building of timber
frame construction with a concrete floor and concrete block
walls. There is a kitchen and storage area along with 35 pens.
The building has electric thermostatic heating.

PADDOCK
The paddock is situated to the south west of the yard and
buildings and comprises 1.04 acre (0.42 hectare) of permanent
grassland, bordered by post and wire fence and hedgerows on
three sides with the buildings creating the eastern boundary.
The land is classified as being Grade 3 agricultural land with
the soil being of the Evesham 3 series, being lime-rich loamy
and clayey soils. There is a gateway from the driveway into the
paddock.

GENERAL REMARKS & STIPULATIONS
Overage Clause
The property will be sold subject to an overage clause whereby
the Vendor will be entitled to 25% uplift in value for any new
residential development or change of use of commercial
or agricultural buildings (existing and new) to residential
(payment on implementation or on sale with the benefit of
planning permission) to run for a period of 25 years from the
date of completion.

Services
Midfedder Farmhouse benefits from mains electricity and
water supplies together with oil-fired range that provides
central heating and hot water.

Orchard End benefits from mains electricity and water supplies
together with oil-fired central heating system.

There is mains water and mains electricity to the buildings,
with the cattery building having an electric heating system and
the shop having an oil fired central heating system.

The two residential dwellings share a septic tank, with a
second septic tank being located in the paddock which serves
the cattery building.

Method of Sale
The property is offered for sale as a whole by Private Treaty.

Tenure
The property is being sold freehold with vacant possession
upon completion and subject to any rights and easements as
described in these particulars.

Access
The property is accessed directly from Heath Road via double
gated access.

Public Rights of Way
There are no known public rights of way crossing the property.

Wayleaves, Easements & 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, sport, drainage, water and electricity suppliers and
other rights obligations, easements and quasi-easements and
restrictive covenants and all existing and proposed wayleaves
for masts, pylons, stays, cables, drains, water and gas or
other pipes whether referred to in these particulars or not in
particular or not.

Land Registry
The property is registered at the Land Registry under Title
Number CB286556.

Drainage Rates
All of the land is subject to drainage rates payable to Warboys
Somersham & Pidley Internal Drainage Board at the prevailing
rate.

Energy Performance Certificate
Midfedder Farmhouse - D
Orchard End - D
Shop Building - E
Cattery Building - B

Council Tax
Midfedder Farmhour and Orchard End are both subject to the
payment of Council Tax with the following bands:
Midfedder Farmhouse - Band D
Orchard End - Band B

Business Rates
Some of the buildings at Midfedder Farm are subject to
Business Rates with a rateable value of £22,250, as from 1st
April 2026.

Planning Consents
The principle planning consents relating to the property are:
Change of use to Cattery - Full Planning Permission
approved on 30th October 1981 (Ref: 81/01422/FUL)
20 boarding kennels and runs - Full Planning Permission
approved 22nd October 1985 (Ref: 85/01240/FUL)
Alterations to form reception/sales area - Full Planning
Permission approved 14th July 1988 (Ref: 88/01094/FUL)

Further details of the above consents are available in the
Data Room with detail of additional consents available from
Huntingdonshire District Council.

Local Authority & Local Planning Authority
Huntingdonshire District Council, St Mary's St, Huntingdon
PE29 3TN.

Disputes
Should any dispute arise as to the boundaries or any point
arising in the General Remarks and Stipulations or Particulars
of Sale, schedule, plan or interpretation of any of them. The
question shall be referred an Arbitrator to be appointed by the
Vendor's Agents, whose decision acting as expert shall be final.

Plans & Areas
These are prepared as carefully as possible by referencing
additional OS data and the Land Registry. These plans are
published for illustrative purposes only and although they are
believed to be a correct that accuracy cannot be guaranteed.

Anti-Money Laundering
In accordance with the most recent anti money laundering
legislation the purchaser will be required to provide proof of
identity and address to the selling agent once an offer has
been submitted and accepted (subject to contract) prior to
solicitors being instructed.

Fixtures & Fittings
All fixtures and fittings are excluded from the sale unless
specifically referred to in these particulars.

Boundaries
The Purchaser shall be deemed to have full knowledge of all
boundaries and neither the Vendor nor the Vendor's Agents
will be responsible the defining boundaries or their ownership.
Any red line boundary shown on the photographs are for
illustrative purposes only and do not represent the actual
boundary and are not to be relied upon.

VAT
Any guide price quoted or discussed is exclusive of VAT, we are
not aware that VAT will be payable on the property but 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 proposes of
VAT, such tax will be payable in addition to the purchase price.

Viewing & Health and Safety
The property can be viewed strictly by appointment only with
the Vendor's Agents (Brown&Co) Telephone number:

People viewing the Property should be careful and vigilant
whilst on the Property. Neither the Vendor nor the Vendor's
Agents are responsible for the safety of those viewing the
Property and accordingly those viewing the Property do so at
their own risk.

Vendor's Agents
Brown&Co, The Fairways, Wyboston Lakes, Great North Road,
Wyboston, Bedfordshire, MK44 3AL

Contact:
James Bailey
E: james.
T:

Ella Redrup
E: ella.
T: