HALL FARM, GOADBY MARWOOD, LEICESTERSHIRE

*SSTC*
A rare and unique opportunity to purchase a ring-fenced farm (formally a stud) in rural Leicestershire, set in approximately 131 acres (53 hectares) of pasture and woodland with lake. The farm comprises of a 2 bedroom period farmhouse, which could be extended incorporating the adjacent traditional buildings and barn (subject to planning permission); with established garden, substantial range of traditional and modern farm buildings, traditional stables, American stable barn and mange.

Location and Situation

Hall Farm is located just outside the village of Goadby Marwood, in one of the most attractive
and beautiful parts of Leicestershire. The farm is situated 5 miles from Melton Mowbray, 10
miles from Grantham, 15 miles from Nottingham, 20 miles from Stamford and 100 miles from
London (distances are approximate). Approximately 65 minutes by rail from Grantham to
London Kings Cross.

Hall Farmhouse
An ironstone farmhouse with pantile roof, approximately 117 sq. metres (1,260 sq. feet), with established garden to front and side.

The property briefly comprises:-

Entrance Hall with door and window to courtyard, internal window to rear and timber ceiling beams,
leading to:

Utility Room with stone floor, base units, work surfaces, sink, wc, radiator and window to courtyard.
Separate Boiler Room to front.

Dining Kitchen with part brick, part stone floor, base units, work surfaces, sink, timber ceiling beams,
skylights and window to courtyard.

Boot Room with brick floor, timber ceiling beams, radiator and door leading into the garden.

Sitting Room with brick floor, brick fireplace and wood burning stove, radiator, timber ceiling beams, door into understairs storage and windows to front.

Living Room with brick floor, brick fireplace and wood burning stove, radiator, timber ceiling beams and windows to front.

Front Entrance Porch with door to front leading to

First Floor Stairway.

First Floor Landing leading to:

Bedroom 1 with radiator and window to front.

Bedroom 2 with radiator and window to front.

Bathroom with heated towel rail, hand wash basin, wc,bath with shower over and window to courtyard.

Storage Room with window to courtyard.

The Farmland
The land extends to approximately 130.84 acres (52.95 hectares) in total. This comprises about 99.75 acres (40.37 hectares) of pasture land, 24.85 acres (10.06 hectares) of woodland, 0.79 acres (0.32 hectares) of arable land and 5.48 acres (2.22 hectares) of water. The soil is predominately classified as Grade 2 by DEFRA and is of the Banbury Series made up of freely draining slightly acid but base-rich soils suitable for spring and autumn sown crops
and grassland. Many of the pasture fields are fenced with either post and rail or stock proof fencing.

American Stable Barn
An American stable barn, approximately 90ft x 35ft, with stabling for 11 horses plus separate foaling pen, washing box and tack room with sink toilet and boiler. Steel frame, concrete floor, with corrugated fibre cement roof sheets and roof lights on timber purlins. Concrete block walling to front, sides and rear, clad in Yorkshire boarding. The front and rear have vehicular access by way of sliding double doors.

Timber Pole Barn
A 3 bay open fronted timber pole barn, approximately 60ft x 55ft, with box profile roof
sheeting and roof lights, sitting on timber purlins. Concrete block walling to sides and
rear, clad in box profile sheeting.

4 Bay Steel Portal Agricultural Building
A 4 bay steel portal agricultural building, approximately 60ft x 45ft, with corrugated fibre
cement roof sheets sitting on timber purlins, which benefit from steel cross bracing.
Both gable ends and rear side have 2m high concrete wall panels with corrugated steel
cladding to eaves.

2 Bay Open Fronted Brick Building
A two bay open fronted brick building with rear door and box profile roof sheeting is situated on the northern boundary of Field Number SK7626 9156

Viewings
Strictly by confirmed appointment with the vendor's agent, Shouler & Son of Melton Mowbray. To arrange a viewing please telephone Tim Harris on 01664 786386.

Method of Sale
The freehold property is offered for sale by private treaty with vacant possession on completion.
The property is currently subject to a Farm Business Tenancy, which is due to terminate on
the 30th August 2023. It is anticipated that the vendor and tenant will enter into a Deed of
Surrender prior to this date, but not before the 31st May 2023.

Services
The farmhouse has a private drainage system, mains electricity, mains water and oil fired central
heating, whilst the American barn has a private drainage system, mains electricity, mains water
and oil fired heating. All other outbuildings have mains electricity and mains water is connected
to both the traditional stables and agricultural building numbered 6 on the plan included in
these particulars on page 6. Most of the pasture fields also have mains water.

Wayleaves, Easements and Rights of Way
The property is sold subject to a right of way for the vendor at all times (on foot or with horses
only) over and along the track shown by a dashed orange line on the plan included in these
particulars on page 10.
The property is also sold subject to and with the benefit of all rights including; rights of way,
whether public or private, light, support, drainage, water and electricity supplies and other
rights and obligations, easements and quasi-easements and restrictive covenants and all
existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and
other pipes whether referred to in these particulars or not.

Basic Payment
The land is registered for the Basic Payment Scheme, however entitlements to the Basic Payment are not included in the sale.

Environmental Schemes
The land has not been entered into any environmental land management schemes.

Designations
The land is in a Nitrate Vulnerable Zone (NVZ)
Field Numbers SK7626 7896 and SK7626 8287 (shown on page 10) form part of Blesswell
Grange, a Scheduled Monument. Further details can be found both on the Historic England
website (List Entry Number 1008815) or by contacting Historic England at their Midlands
Regional Office in Birmingham (Telephone Number 01216 256888). Potential purchasers are
recommended to contact Historic England to confirm that their proposed use will be permitted.

Restrictive Covenants
The property is sold subject to two restrictive covenants; firstly, that it may only be used as
a single hereditament and secondly that any purchaser will not build or plant anything other
than arable crops or grass in the land shaded red on the plan included in these particulars.

Sporting, Timber and Mineral Rights
All sporting and timber rights are included in the freehold sale, in so far as they are owned. Mineral rights are not included

Local Authority
Leicestershire County Council (County council) www.leicestershire.gov.uk

Melton Borough Council (District council) www.melton.gov.uk

VAT
Any guide price quoted or discussed is exclusive of VAT. 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 purposes of
VAT, such tax will be payable in addition.

Health and 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 farm buildings and
machinery

Solicitors
Ashton Bond Gigg, Pearl Assurance House, Friar Lane, Nottingham NG1 6BX

Disclaimer
Shouler & Son for themselves and the vendors/lessors of this property whose
agents they are give notice that:-
1. Prospective purchasers/tenants should note that no statement in these details is to be relied
upon as representation of fact and prospective purchasers/tenants should satisfy themselves
by inspection or otherwise as to the accuracy of the statements contained. These particulars
do not form part of any contract.
2. Please note that no appliances, services or installations have been tested and no guarantee as
to condition or suitability is confirmed or implied. Prospective purchasers/tenants are advised
to obtain verification from their surveyor or solicitor.
3. All measurements mentioned within these particulars are approximate.
4. No person in the employment of Shouler & Son has any authority to make or give any
representation or warranty whatsoever in relation to this property or these particulars nor enter
into any contract relating to the property on behalf of the vendors/lessors.
5. Site plans and floor plans are for guidance purposes only and are not to scale.
AGENT'S NOTE
Any reference to the use or alterations of any part of the property does not imply that the necessary
planning, building regulations or other consents have been obtained. It is the responsibility of a
purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
Photographs are also provided for guidance purposes only. Contents, fixtures & fittings are
excluded, unless specifically mentioned within these sales particulars]