3 bedroom house

A detached three bedroom farm house suitable for extension together with a range of farm buildings with potential for alternative uses, situated in open countryside next to Draycote Water. Extending to 6.43 acres in all.

Situation
The property is situated on the A426 approximately 1 mile south of Dunchurch village centre. Rugby town centre is approximately 4 miles north with Southam being 7 miles to the south.

Dunchurch provides a range of local services with Rugby and Southam providing a wider range of services with education and employment opportunities. The property has excellent road connections with the A45/M45 approximately two miles north by road giving access to the M1 and Coventry. London can be reached by train from Rugby in approximately one hour.

Draycote Water is about 1 mile by road or via a public footpath along Toft Lane providing leisure facilities.

Description
Toft Cottage Farm is a smallholding extending to approximately 6.43 acres comprising a three bedroom farm house together with a range of farm buildings, yard area and approximately 5.86 acres of pasture.

The main access is directly off the A426 through a bell mouth entrance with iron gates, set back from the highway leading to the rear of the house and the buildings.

The farm house has a separate access on to Toft Hill onto a gravelled parking area to the south of the property and this provides an opportunity for an extension or remodelling of the house. The house is constructed of rendered brick under a red clay tiled roof with uPVC cottage style windows. The property benefits from oil fired central heating with radiators to all rooms. The accommodation extends to approximately 1,224 sq ft (114 sq m).

The accommodation comprises the following.

•Utility/Boot Room with separate WC
•Kitchen
•Sitting Room
•Study
•Reception Room

Stairs lead to the first floor central landing:

•Master bedroom with built-in wardrobes
•Bedroom 2 with built-in storage over the stairs
•Bedroom 3 with access to the loft hatch
•Bathroom

Outside
The patio wraps around the north of the property with a lawn beyond and shrub borders along the roadside within close boarded fencing, included in the garden is a red brick outbuilding. To the west of the property is a gravelled area with a garden shed and raised beds surrounded by a dwarf red brick wall with grain stone coping and a brick paved path to the rear garden. A timber pergola over the pathway leads to the buildings.

The Buildings
Main Building 3 bay steel portal frame building and open fronted lean-to (to the rear with stone floor) with concrete floor, part block walling and part tin clad under a corrugated roof, electricity is connected but not water.

Stables Red brick stables with concrete floor, box profile sheet monopitch roof, built-in feed mangers, electricity is connected.

Store Concrete block construction under a lean-to roof with concrete floor.

Workshop Timber framed and timber clad including stores and workshop with concrete floor and lighting.

Wood Store Timber framed building used as a wood and implement store under a pitched roof with part brick walls and part tin clad, concrete floor.

Garage Timber framed open fronted with concrete floor under a pitched roof.

The Land
The land is divided into three paddocks suitable for agricultural or equestrian use. The two smaller paddocks surround the house and buildings to the north and west, the remainder being one large field, included within the boundary is a pond.

Part of the undulating land was formerly a brick pit which has been back filled.

The property is bordered by a mixture of mature hedgerows and fences with a ditch running along the southern boundary. Mains water is available at the rear of the building.

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

On Site Dispersal Sale
The vendor reserves the right to hold a farm dispersal sale on the property prior or post completion while complying with the Covid-19 lockdown restrictions at the time.

Outgoings
Toft Cottage Farm is within Council Tax Band E.

Planning
The property would benefit from refurbishment or modernisation but specific enquiries about redevelopment or extension of the property should be made to the local planning authority. No previous applications have been made. The property is situated in open countryside outside the curtilage of a village.

Overage
The vendor will impose a development clawback based on 30% of the uplift in value for a period of 30 years for any non-agricultural use on the buildings or land.

Services
The farm house benefits from mains water, mains electricity and a private drainage system.

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 the aforementioned services.

Rights of Way Etc
The property is sold subject to and with the benefit of all rights of way, easements and wayleaves that may exist over the same whether disclosed or not.

Lotting
The property is offered for sale as a whole and the vendor reserves the right to offer the property in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from sale without prior notice.

Plan, Area & Description
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.

Energy Performance Certificate
The EPC rating is 35F with the potential to be 95A.

Vendor Solicitor
Arnold Thomson, 205 Watling Street, Towcester NN12 6BX, reference Kate Austin kate.austin@arnoldthomson.com, telephone 01327 350266.

Viewing
By appointment only, telephone 01788 564680.