Home Farm, Old Weston is a mixed farm, extending to approximately 160.92 acres (65.12 hectares) in total. The farm is located centrally within the village of Old Weston and enjoys both direct access on to Main Street, and views over the Cambridgeshire countryside to the east. The property includes a detached four bedroom farmhouse with adjacent buildings and paddock land; a red brick barn with Prior Approval for conversion to a single residential dwelling; a range of farm buildings and pasture land in all extending to approximately 23.77 acres (9.62 hectares) and arable land extending to approximately 137.15 acres (50.50 hectares).
In all about 160.92 acres (65.12 hectares)
Lot 1 - Home Farm House with Outbuildings and Paddocks, in all 1.70 acres - £400,000
Lot 2 - Traditional Red Brick Barn with Prior Approval for Change of Use to a Single Residential Dwelling, in all 0.17 acres - £250,000
Lot 3 - 1.46 acres of Pasture Land and Agricultural Buildings- £100,000
Lot 4 - 20.44 acres of Pasture Land off Main Street £135,000
Lot 5 - 62.00 acres of Arable Land south of High Street, Old Weston £500,000
Lot 6 - 75.15 acres of Arable Land north of High Street, Old Weston £600,000
Home Farm is located within the rural village of Old Weston, close to the Cambridgeshire/ Northamptonshire border. Formerly known as Hospital Farm, there are records which indicate that parts of the property date back to the 1600´s. The Langley family have occupied the farm since 1934 when the Langley Brothers took a tenancy over the holding and the family subsequently bought the farm in 1954 from Parson Latham´s Hospital in Barnwell.
Home Farm benefits from excellent road links, situated approximately 2.5 miles north of junction 16 of the A14, leading to the A1 (M) and the M1/M6. There are direct rail services available from Peterborough (20 miles) to London Kings Cross/St Pancras International (approximately 50 minutes) and from Huntingdon (13 miles) to London Kings Cross/St Pancras International (approximately 1 hour).
Old Weston village benefits from a range of services including: The Swan public house, the Church of St Swithin, a village hall and a recreational ground. The town of Huntingdon is situated 13 miles to the south east and offers a range of services, including supermarkets, a hospital and professional businesses. Peterborough is situated 20 miles north of Old Weston, where there are also a number of more extensive services available. The historic University City of Cambridge is situated approximately 32 miles to the south east of Home Farm and offers an extensive range of shopping and leisure facilities.
Primary education is available in the nearby village of Brington, at the Church of England Primary School, and there are a number of secondary schools in Huntingdon.
Private education is available at Kimbolton School (7 miles) and Oundle School (9.5 miles) and at other well-respected schools in the area.
LOT 1 - HOME FARM HOUSE 1.70 acres (pink on the plan)
Home Farm House is a four bedroom farmhouse offering generous family accommodation arranged over three floors, together with an enclosed garden to the side elevation and an orchard to the rear. The property is constructed of rendered brick under a slate roof, with parts of the property dating back to the 17th Century. The farmhouse has oil fired central heating and would benefit from refurbishment. The accommodation briefly comprises:
ON THE GROUND FLOOR The front entrance leads from a porch in to a family room with a stone floor and an oil fired Rayburn. From the family room a door leads directly to the sitting room. The family room also leads directly into an L-shaped stone hallway, where there are doors leading to a lounge, cellar, pantry, kitchen/utility and wc. Both the sitting room and lounge are carpeted and include period fireplaces, with windows facing out into the garden. The kitchen/utility comprises a range of fitted storage units and leading from the kitchen/utility to the rear, is a lobby with a boiler and wc with a hand basin. The pantry which is adjacent to the kitchen off the hallway, has an original stone floor and includes a range of shelving for storage. There are original stone tile floors in all ground floor rooms except for the lounge which has a wooden floor to accommodate a cellar which is situated beneath.
ON THE FIRST FLOOR Stairs rise to the landing which leads to four double bedrooms one of which includes an airing cupboard. There is a family bathroom, which comprises a wc, bath and hand basin. There is a goodsized attic room on the second floor.
The property is accessed off Main Street, via a pair of double gates and driveway leading to an extensive parking area and a number of outbuildings. These buildings comprise a traditional red brick building under a tin roof, which is split into separate enclosures and a larger red brick building under a tiled roof, with a timber lean-to at the rear. The property enjoys an enclosed garden with a number of mature trees and a hedge providing privacy. The garden adjoins a grass paddock and includes a small area of grass to the rear and side of the property, where there are a number of fruit trees.
LOT 2 - TRADITIONAL RED BRICK BARN WITH PRIOR APPROVAL FOR RESIDENTIAL CONVERSION & ASSOCIATED BUILDINGS 0.17 ACRES (blue on the plan)
The traditional red brick barn is located within the farmyard to the south east of Home Farm House. Originally built as a Granary, the barn has more recently been used as a grain store and as a general-purpose agricultural building. The construction comprises of traditional red brick under a slate roof, with a mezzanine first floor. There is currently a covered yard which adjoins the barn. Within Lot 2 there is also a traditional red brick building under a tiled roof, which is open sided and includes an enclosed store at one end.
Prior Approval has been obtained for the Change of Use of the traditional brick former Granary building to a Single Dwelling House (Class C3) Class Q (a) under Huntingdonshire District Council - Planning Ref: 18/00732/PMBPA. The approval comprises of a single dwelling, two storey barn conversion, including associated parking and garden area. The plans include part of the traditional red brick building to the front which has been incorporated to provide parking for two cars and a storage area. The gross internal area of the floorspace available within the Granary barn amounts to approximately 187.55 m2.
The traditional red brick barn with consent for conversion to a single dwelling, is offered for sale with an area of amenity land and yard area, in order to offer versatility to the purchaser. If Lot 2 is sold separately to the farmhouse and the farmland, a right of way will be granted over the driveway to give access directly on to Main Street. It is important to note that the permission in respect of the barn has been granted under Permitted Development, therefore, the development must be completed within three years of the date of consent which was 3rd August 2019. Furthermore, a Community Infrastructure Levy charge may be liable in respect of the development once completed, however, the option to exercise a self-build exemption may be applicable. Further details are available from the Agent.
LOT 3 - PASTURE LAND AND AGRICULTURAL BUILDINGS - 1.46 acres (green on the plan)
In all, approximately 1.46 acres (0.59 hectares) of pasture land and buildings, which extends to the east from the main farmyard at Home Farm. The range of farm buildings includes a straw shed with an additional lean-to building, a grain silo, a general purpose building with open cattle yard and a traditional farm building. The ridge and furrow pasture land has historically been grazed by cattle. The land is classified as Grade 3 according to the Agricultural Land Classification of England and Wales and the soil is of the Hanslope Soil Association according to the Soil Survey of England and Wales, which is characterised by permeable clayey soils. If sold separately, the land and buildings will be granted a right of way over the Home Farm driveway to provide access to Main Street.
LOT 4 - PASTURE LAND OFF MAIN STREET - 20.44 acres (yellow on the plan)
In all, approximately 20.44 acres (8.27 hectares) of ridge and furrow pasture land which has historically been grazed by cattle. The land is classified as Grade 3 according to the Agricultural Land Classification of England and Wales and the soil is of the Hanslope Soil Association according to the Soil Survey of England and Wales, which is characterised by permeable clayey soils. There is a pond in the south western corner of field 2874. The land is split into two separate enclosures, with mature hedgerows and trees making up the majority of the boundaries. The land benefits from road frontage on the western boundary which adjoins Main Street.
LOT 5 - ARABLE LAND SOUTH OF HIGH STREET, OLD WESTON - 62.00 acres (orange on the plan)
A productive block of arable land totalling approximately 62.00 acres (25.09 hectares), divided into three field parcels. The land has formed part of an arable rotation growing combinable crops. Access to the land is taken directly off High Steet, Old Weston which adjoins the northern boundary of Lot 5. The land is classified as Grade 3 according to the Agricultural Land Classification of England and Wales and the soil is of the Hanslope Soil Association according to the Soil Survey of England and Wales, which is characterised by permeable clayey soils.
LOT 6 - ARABLE LAND NORTH of HIGH STREET, OLD WESTON - 75.15 acres (purple on the plan)
A productive block of arable land totalling 75.15 acres (30.41 hectares), divided into three field parcels. The land has been part of an arable rotation growing combinable crops. Access to the land is taken directly off High Street, Old Weston, which runs along the southern boundary of Lot 6. The land is classified as Grade 3 according to the Agricultural Land Classification of England and Wales and the soil is of the Hanslope Soil Association according to the Soil Survey of England and Wales, which is characterised by permeable clayey soils.
Method of Sale
The property is offered for sale by Private Treaty as a whole or in up to 6 Lots. Tenure & Possession The property is offered for sale freehold with the benefit of vacant possession upon completion.
The property is located within the administrative boundaries of Huntingdonshire District Council. Prior Approval has been obtained for the Change of Use of the Traditional Red Brick Barn to a Single Dwelling House (Class C3) Class Q (a) under Huntingdonshire District Council - Planning Ref: 18/00732/PMBPA. The approval comprises of a single dwelling two storey barn conversion, including an associated parking and garden area. The gross internal area of the floorspace available amounts to approximately 187.55 m2. Further details are included in the Information Pack.
The farmhouse benefits from mains water, mains electricity and is connected to mains sewage. The property has an oil-fired central heating system. A number of the buildings are connected to both mains water and an electricity supply. If Lot 2 and Lot 3 are sold separately to Lot 1, the Purchaser (s) shall be responsible for meeting the cost of any separation of the water and electricity supplies to the house and buildings included in Lot 1.
Fixtures & Fittings
All items usually regarded as owners fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically included within the sale.
Energy Performance Certificate Efficiency Rating - Current F; Potential C
Sporting, Timber and Mineral Rights
All sporting, timber and mineral rights are included in the freehold sale, insofar as they are owned.
Basic Payment Scheme The farmland is registered on the Land Parcel Identification System for the Basic Payment Scheme (BPS). The seller will retain the 2019 scheme year payment and monies relating to previous years. The BPS Entitlements are included in the sale. Further details are included in the Information Pack.
The property is currently not subject to any AgriEnvironment Scheme agreements.
In addition to the purchase price the purchaser(s) will be required to pay for:
Growing crops and all beneficial cultivations, subsoiling, mole ploughing and acts of husbandry since the last harvest at current CAAV rates or contract rates where applicable. Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest will be recharged at invoice cost. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading. Enhancement of £20/acre/month from 1st October to completion.
Easements, Wayleaves, Covenants and Rights of Way
The property is sold subject to and with the benefit of all existing wayleaves, easements and rights of way, whether public or private, light, sport, drainage, water, electricity supplies and any other rights, obligations, easements and quasi easements, whether specifically mentioned or not.
If Lots 2 and 3 are sold in separate Lots, a right of way will be granted to the Purchaser (s) of Lots 2 and 3, over the main driveway included within Lot 1, with future repair and maintenance obligations according to user. Rights for services will also be granted.
There are a number of electricity lines on poles which cross Home Farm for which an annual wayleave payment is received. Further details are in the Information Pack.
There is a high-pressure Gas Pipeline which crosses two of the field parcels in Lot 5, crossing under the High Street, heading north directly through the field parcels of Lot 6.
There are no permissive paths or public rights of way which affect the property.
In respect of the sale of Lot 1 and Lot 4, the Seller will retain 50% of any uplift in value over the area shown hatched on the plan if planning permission is obtained for a development or change of use from agriculture or private equestrian purposes during the first 25 years after completion of the sale. The overage payment will be triggered upon the disposal of land with the benefit of planning permission or implementation of a planning permission.
Council Tax upon the Farmhouse for the year 2019/20 - Council Tax Band E - £2,215.86.
Drainage Rates - Anglian Central Region payable to the Environment Agency £2.0947/ha to March 2020.
Huntingdonshire District Council, Pathfinder House, St Mary´s St, Huntingdon PE29 3TN.
Should the sale of the property or rights attached to the sale become a chargeable supply for the purpose of VAT, such tax will be paid by the Purchaser(s) in addition to the purchase price.
The Purchaser(s) will be deemed to have inspected the property and satisfied himself as to the ownership of any boundary, hedge, tree or ditch. Should Lots 1, 2 and 3 be sold separately, the Purchaser(s) shall be responsible for installing boundary fences, between the properties where currently no boundary exists.
Plans, Areas and Schedules Plans included or attached to these particulars are based upon the Ordnance Survey Maps copyright reserved (100022432 and 100033416). All plans are not to scale.
All viewings are strictly by appointment only through the seller´s agent, Bletsoes 01832 732241.
Health & 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. It is asked that you observe any specific signage around the farmyard.
Measurements & Other Information
All measurements are approximate. While we endeavour to make our sales particulars accurate and reliable, if there is a point which is of particular importance please do contact Bletsoes who will be pleased to check the information for you, particularly if you are contemplating travelling some distance to view the property.