Situation
Lodge Farm is located to the north of Melton Mowbray between the villages of Holwell and Long Clawson, with vehicular access directly off Melton Road.

The Farmland
The farmland extends to approximately 98.77 acres (39.97 hectares) in total. This comprises about 91.21 acres (36.91 hectares) of pasture land and 7.56 acres (3.06 hectares) of woodland/scrub.

The Agricultural Land Classification is predominantly Grade 3 (Good to Moderate) and the soil is principally of the Denchworth Association, being described as slowly permeable seasonally wet slightly acid but base rich loamy and clayey soils suited to grass production or winter cereals. The land surrounding Lodge Farmhouse to the north of Lot 1 and to the southern end of Lot 2 is of the Ragdale Association, described as slowly permeable seasonally wet slightly acid but base-rich loamy and clayey soils mostly suited to grass production for dairying or beef. A small portion of the soil to the south of Lot 1 is also of the Banbury Association, being described as deep fine loamy over clayey soils with slowly permeable subsoils and slight seasonal waterlogging suited to permanent grassland on valley slopes.

There are two field troughs located in parcel SK7224 6598 (within Lot 1) and one in parcel SK7225 9047 (within Lot 2). The two field troughs within parcel SK7224 6598 are fed from a tank located in the Grain Barn that is connected to the mains water supply. The field trough within parcel SK7225 9047 is also connected to the mains supply.

Viewings
Strictly by confirmed appointment with the vendor's agent, Shouler & Son of Melton Mowbray. To arrange a viewing please telephone Ben Shouler on 01664 786361 or Tim Harris on 01664 786365. Please note, viewing is at your own risk and neither Shouler & Son nor the vendor take any responsibility for any losses or damages incurred during inspection.

Method of Sale
The freehold property is offered for sale by private treaty with vacant possession on completion.

Class of Title
Please note the freehold property is registered with possessory title at HM Land Registry due to historically lost title deeds. A comprehensive title indemnity insurance policy will be provided by the vendor upon completion.

Declaration of Interest under Section 21 of the Es
Notice is hereby given that one of the three co-Vendors of this property is a 'connected person' as defined by the Act, being an employee of Shoulers Auctions Limited, a business operating from the same premises as Shouler & Son.

Services
Private drainage system, mains electricity (single phase), mains water and oil-fired central heating.

Sporting, Timber and Mineral Rights
All timber and sporting rights are included in the freehold sale in so far as they are owned. The mines and minerals are excepted.

Wayleaves, Easements and Rights of Way
The land and buildings are 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.

The Vendors are retaining both oil well sites shown on the plan on page 9 and the associated access track. The Vendors will grant the Buyer a right of way over this track for agricultural purposes only subject to the Buyer paying to the Vendors a fair and proper proportion according to use of the costs of repairing and maintaining the same.

A pipeline connecting the two oil well sites has recently been installed and further information is available from the Vendor's agent upon request.

Basic Payment
There are no delinked payments available to the purchaser.

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

Designations
The land is situated in a Nitrate Vulnerable Zone (NVZ).

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

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

VAT
We understand the property has not been opted to tax and therefore VAT will not be chargeable in addition to the purchase price. In the event that a sale of the property or any part thereof becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition to the sale price.

Health and Safety
Given the potential hazards of a working farm, we ask you be as vigilant as possible when making your inspection for your own personal safety, particularly around farm buildings, livestock and machinery.

What3Words Access Point
spectacle.inhaler.craftsman

Lodge Farm Buildings and Yard
1. Lodge Farmhouse - see floorplan and description on page 10.
2. Old Dairy - built of brick with concrete floor and pantile roof, approximately 23ft x 16ft.
3. Old Parlour - built of brick with concrete floor and pantile roof, approximately 22ft x 16ft.
4. Old Grain Barn - built of brick with concrete floor and pantile roof, approximately 40ft x 15ft. The two field troughs within parcel SK7224 6598 are fed from a tank in this building that is connected to the mains water supply.
5. Old Stable and Tack Room - built of brick with brick flooring and pantile roof. The old stable is approximately 18.5ft x 17ft and the old tack room is approximately 18.5ft x 11.5ft.
6. Old Cow Shed - built of brick with concrete floor and pantile roof, approximately 35.5ft x 14.5ft.
7. Coal/Log Store - built of brick with concrete floor and pantile roof, approximately 14.5ft x 8ft.
8. Old Tank Room - built of brick with concrete floor and pantile roof, approximately 13ft x 10ft.
9. 3 Former Cart Hovels - built of brick and subsequently converted to a piggery, with brick floor and pantile roof, each approximately 13.5ft x 12ft.
10. Dilapidated Nissen Hut - made from corrugated asbestos sheeting, approximately 30ft x 15ft.
11. Silage Clamp - with sleeper walls and concrete floor, approximately 70ft x 55ft.
12. Cubicle Building & Lean to - a 5 bay concrete portal frame building and associated lean to, with breeze block walling, concrete floor, concrete feed troughs and asbestos roof sheets, approximately 75ft x 70ft in total.
13. General Purpose Building & Lean to - a 5 bay Agrecon building and associated lean to, concrete portal frame, part concrete floor and asbestos roof sheets, approximately 75ft x 50ft in total.
14. Pole Barn - 5 bays plus machinery store, with corrugated steel and tin roof sheets and cladding to sides, approximately 80ft x 25ft.
15. Pole Barn - 4 bays with box profile roof sheets and cladding to sides, approximately 60ft x 30ft.
16. Drainage Lagoon

Lodge Farmhouse
Lodge Farmhouse is a substantial five-bedroom detached property offering an excellent opportunity for modernisation.

The ground floor provides spacious and practical accommodation, with a central hallway leading to two front reception rooms, each enjoying dual-aspect views, exposed beams and feature fireplaces. The kitchen includes fitted base units and built-in storage, with an adjoining boot room offering useful everyday space and direct access to the courtyard.

Upstairs, five well-proportioned bedrooms are arranged around the landing, with period fireplaces retained in some rooms. A spacious family bathroom serves the first floor and includes a traditional suite, airing cupboard and views over the grounds.

Outside, the house enjoys a large lawned garden enclosed by mature hedging, established trees and stone walling, creating a strong sense of privacy. The adjoining crew yard also provides ample parking and access to the garage.

EPC energy rating: F

Council Tax band: Band E - 2026/27 payment £3,002.21