Land for sale

Situation
Elm Farm is located to the south east of the village of Sheepy Magna in west Leicestershire, close to the Warwickshire border. Sheepy Magna is a thriving village with a public house, primary school and a wide range of village clubs and societies.

The market town of Atherstone is approximately 2 miles south west, with Market Bosworth approximately 6 miles north east of the property. Leicester is approximately 19 miles east and Birmingham approximately 22 miles south west. Access to the A5 is convenient, approximately 2.5 miles south, with junction 10 of the M42 approximately 5.5 miles to the west, allowing easy access to the motorway network. Rugby livestock market (at Stoneleigh) is about 28 miles and Melton Mowbray livestock market is about 33 miles.

Description
Lot 2 comprises Elmsdale House, which is a substantial three bedroom dwelling with three self-contained 1 bedroom flats, an established boarding cattery, planning permission for a new building and 9.36 acres (3.79 hectares) of land currently in arable production.

Elmsdale House is a two storey, three bedroom house which was originally a small cottage and was enlarged in the early 1980’s. The internal accommodation comprises:

Ground floor:
Porch
Hallway
Kitchen
Utility room
Downstairs WC
‘Back’ porch
Farm office
Sitting room 1
Sitting room 2
Dining room

First floor:
Bedroom 1
Bedroom 2
Bedroom 3
Family bathroom
Storage cupboard

The main part of the house is about 1800 sqft.

The house has been extended at various times over the last 20 years to provide three self contained flats, one on the ground floor and two on the first floor at each end of the house. One was originally for a dependent relative but all three have in recent years been let to either farmworkers or third parties on Assured Shorthold Tenancies. Subject to any necessary planning consents, they also offer scope for alternative income such as bed and breakfast accommodation or for incorporation into the main house.

Flat 1 (about 323 sq ft) – a first floor flat accessed via an external metal staircase. Comprising:
Living room
Small kitchen
Bedroom with en suite bathroom

Flat 2 (about 475 sq ft) – a ground floor flat accessed via two external doors but with access also available through the main house. Comprising:
Kitchen
Living room
Bedroom
Bathroom

Flat 3 (about 500 sq ft) - a first floor flat accessed through the main house or via an external metal staircase. Comprising:
Bedroom
Bathroom
Large open plan kitchen/living area.

The house is approached from Ratcliffe Lane through a pair of substantial brick gate pillars with side wings, which have lighting and offer scope to easily fit an electric entrance gate. The drive splits, with the left hand leading to the house and the right hand to the buildings. To the front of the house is a block paved parking and turning area, and the right hand drive leads to a separate parking area for the cattery, and a track which gives easy access to the buildings for larger vehicles. There are lawned gardens to the front of the house, and a more enclosed garden to the side with several fruit trees and shrubs.

Included in the sale will be the existing purpose built timber cattery buildings with concrete floors which comprise three separate blocks of cat housing, each comprising caged runs with fully lined sleeping areas to the rear, covered personnel walkways and separation areas between cages. The cattery is currently licenced for 25 cats, but in total there is capacity for 38 animals, plus a separate isolation box nearby. All of the cattery buildings have a mains water and electricity supply and are centred around a concrete yard area.

Also included within Lot 2 is a substantial brick built kennel block with 10 internal kennels, each having raised sleeping areas and galvanised gates and fittings.

To the rear of the cattery are a number of temporary timber buildings used for poultry and waterfowl.

The land extends to 9.36 acres (3.79 hectares) or thereabouts of flat and level land, currently in arable production but eminently suitable for conversion to grazing land. The lands sits to the south of the house and has frontage to Ratcliffe Lane.

Council Tax
Elmsdale House is Council Tax band E and the annual charge for 2021/2022 is £2,336.46.

The ‘Granny Annexe’ at Elmsdale House (believed to be Flat 3) is in Council Tax band A with an annual charge for 2021/2022 is £1,274.43. The other two flats are not listed on the Council Tax records.

Energy Performance Certificates
To be confirmed.

Tenure
The property will be sold freehold. Vacant possession will be available on completion, with the exception of Flat 1, which is currently occupied on an AST which is due to expire on 9 January 2022.

Depending on when completion takes place, early entry may be possible. Alternatively, the incoming owner will pay for the growing crop in situ at the time of completion.

Services
Elmsdale House and the flats benefit from all mains services including electricity, water, mains gas and drainage. The cattery has mains water and electricity connected.

Overage
The land in Lot 2 and Lot 4 will be sold subject to an overage clause, entitling the vendor to 25% of any uplift in value for a period of 30 years from any development of the land, excluding development for non-commercial equestrian or agricultural use.

Method of Sale
The property is offered for sale by private treaty as a whole or in 4 lots.

Fixtures & Fittings
Only those items specifically mentioned in these sales particulars are included within the sale. All other items are specifically excluded but there may be the possibility to purchase some by separate negotiation. The seller intends to hold a farm dispersal sale prior to completion which may include some of the fixtures and fittings not mentioned in these particulars.

Viewing
Strictly by appointment with the selling agent. Please contact the agent to arrange an appointment. Please be aware that there are cattle at the farm, so when viewing, interested parties will need to take appropriate bio-security measures and also be aware of the general hazards on a working farm.

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.