Badby Eaves

A large detached five-bedroom farmhouse situated open countryside with stables and outbuildings, large gardens and paddocks.Extending in all to 3.25 acres.

Situation
Badby Eaves is situated on the Staverton Road between the villages of Badby and Staverton approximately 2 miles south of Daventry town centre.

Badby Village has a community primary school taking children up to the age of 11. Rugby is approximately 12 miles to the north and provides a mainline railway station with access north to Birmingham and south to London with Long Buckby approximately 8 miles to the southwest which also has a mainline rail line to Northampton and London. Access to the M1 is at J16 which is approximately 8 miles to the east with J18 at Crick 11 miles to the north and providing access to the
A5, M6 and A14.

Badby village is situated near the source of the River Nene as well as being close to Badby Woods - famous for their bluebells in the spring and is part of the Fawsley Estate but has opened to visitors to enjoy its natural beauty. There is a protected wildlife area and stretches from Badby to Fawsley.

The situation of the property can be seen on the attached location plan.

Description
The accommodation is provided over two floors and is shown on the attached floorplan but briefly comprises:

-Entrance porch
-Hall with W/C & Cupboard off
-Sitting Room
-Office
-Dining Room
-Kitchen with Utility off
-Rear Hall with Storage Cupboards and Pantry, with access through to the Garage

Stairs to the first floor

-Bedroom 5/Study
-Double Bedroom 1 and En-Suite
-Family Bathroom with separate W.C
-Double Bedroom 2 with cupboards and sink
-Double Bedroom 3
-Double Bedroom 4

Outside
The large lawned Gardens lie predominantly to the south of the property and are surrounded by mature herbaceous borders, shrubs and trees with a raised flagstone patio fronting the dining and sitting room and overlooking the garden.

The property is approached by a tarmac driveway with estate iron rail fencing to both sides with open views to the fields to the west and the gardens and property to the south and east. The driveway leads to a walled rear yard and gravelled parking area also giving access to:

• Double Garage (attached to the house)
• Outbuildings - single storey brick &t tile buildings; comprising dog kennel, two stables, two stores and further external storage areas.

To the north and south of the house and gardens are two paddocks which total 2.3 acres, the field to the north measuring 0.9 acres and the field to the south measuring 1.4 acres. The land benefits from its own water supply and surrounded by stock proof fencing and mature hedges and trees. The land has been used to graze cattle and sheep over the years but will be well suited to horses or a small holding.

Tenure & Possession
The property is offered freehold with vacant possession given upon completion.

Services
The property benefits from mains water and electricity connections with central heating via an all fired system. There is a private drainage system however this will need to be upgraded to meet the new general binding regulations.

The property benefitted from new double glazing approximately four years ago together with new oil fired boiler approximately two years ago.

None of the above services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity and drainage services.

Council Tax
The property is listed within Council Tax band G on the West Northamptonshire Council website with the amount payable for 2022/23 council tax year being £3,366.07.

Fixtures & Fittings
Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. No appliances have been tested by the agents and they are not certified or warranted in any way.

Local Authority
West Northamptonshire Council Tel:0300-126700

Rights of Way etc.
An overhead electricity wire crosses the northern field with telegraph poles in the boundary hedge.

We do not believe there are any other rights of way, wayleaves or easements exist over the property or that benefit the property.

However, any rights required for the supply of services will be granted over the vendors retained property if necessary.

Energy Performance Certificate
The property is listed as F33 with a potential to be E46.

Planning
It should be noted that planning consent was obtained on the 27th April 2021 for the removal of the condition limiting the dwelling to those employed or last employed in agricultural on the adjacent farmland.

Plan
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. The plan is for identification purposes only. A formal Land Registry compliant plan will be provided for use within the sales contract.

Vendor Solicitor
Arnold Thomson, 205 Watling Street West, Towcester,
Northamptonshire, NN12 6BX.
Tel-01327-350266
Ref. Alberta Reid

Viewing
Strictly by prior appointment through the agents at the Rugby Office on
Tel:01788-564680 or the Daventry Office on tel:01327-316880 (option 1).

Howkins & Harrison Rugby
7-11 Albert Street, Rugby, Warwickshire CV21 2RX
rugrural@howkinsandharrison.co.uk
Tel:01788-564680

Howkins & Harrison Daventry
27 Market Square, Daventry, Northamptonshire NN11 4BH
davproperty@howkinsandharrison.co.uk
Tel:01327-316880

WhatThreeWords
Using the WhatThreeWords app the following will take you to the farm gate:
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