Pudleston, Leominster

Farm
Ref:
5989

£ 2,100,000 Formal tender

Contact

David Thompson
01432 278888

Grade II Listed 5 bedroomed farmhouse in need of renovation; Detached 3 bedroom bungalow with land and subject to an Agricultural Occupancy Condition; Range of modern and traditional farm buildings; Approx. 203.90 acres (82.52 hectares) of land.

Available as a whole or in seven Lots.

For sale by Formal Tender. Tender Deadline Friday 15th November 2019 at 12 noon.

Tender Guide: £2,100,000

Situation

Brockmanton Court Farm lies in attractive rolling Herefordshire countryside in the small rural hamlet of Brockmanton. The nearby market towns of Leominster, Ludlow, Bromyard and Tenbury Wells are all within easy reach.

The nearby market town of Leominster has a full range of facilities and amenities including schools, independent shops and a cottage hospital. Further afield is the Cathedral City of Hereford with its bustling high street and nationally renowned livestock market.

Lot 1 - The Farmhouse, Agricultural Buildings and Land

Lot 1 comprises Brockmanton Court, a range of modern and traditional buildings and approximately 158.47 acres (64.13 hectares) of land as shown outlined red on the sale plan.

Brockmanton Court is Grade II Listed and dates back to the 16th Century with additions being made in the 17th, early 19th and 20th Centuries to create the impressive property existing today.

The accommodation is well proportioned and many of the original period features have been retained, however the property is in need of full refurbishment.

The accommodation in more details as follows:

Front Door: Inner Entrance Hallway leading to:

Kitchen 5.65m (max) x 6.23m (max)
With exposed timberwork, range of kitchen units, quarry tiled floor to part of the kitchen. Door to:

Walk-in Pantry 5.81m x 1.93m

Utility
With quarry tiled floor, sink unit.

Separate Shower Room

Rear Lobby
Leading to WC and back door.

Drawing Room 6.7m x 5.43m
With large open stone fireplace with oak beam over and exposed stone chimney breast. Door to:

Sewing Room
With exposed timbers.

Large Hall with staircase to the first floor

Sitting Room 4.57m x 3.65m
With bay window and fireplace

Office 3.2m x 2.74m With exposed beams

Door with stairs down into cellar.
Playroom 5.48m x 4.57m With exposed timbers and large open fireplace.

Rear Hall
With flagstone floor leading to back door and store room off.

First Floor

Landing with stairs to attic and leading to:

Bedroom 1 5.56m x 4.72m
With exposed timbers, rural aspect views.

Bedroom 2 3.5m x 2.89m

Bedroom 3 2.28m x 3.20m

Bedroom 4 4.85m (max) x 4.6m (max)

Landing leading to Sewing Room and secondary landing with exposed timbers and secondary staircase leading to the ground floor.

Family Bathroom 3.92m x 2.21m
With panel bath with shower attachment, pedestal basin, low flush WC and airing cupboard.

Bedroom 5 6.68m (max) x 3.57m (max)
With exposed timbers.

Externally

Externally the property has a lawned garden to the front and rear with a concrete parking area to the front.

Farmhouse Services

The farmhouse benefits from mains electricity, oil fired central heating, mains water and private septic tank drainage.

Farm Buildings Services

The farm buildings also benefit from a metered mains water supply and single phase mains electricity.

Farm Buildings

The farm buildings comprise a range of both modern and traditional buildings, including:-

1. Steel framed GI barn (45ftx25ft)

2. Six bay GI Dutch Barn with lean to. (90ftx45ft)

3. Two bay open sided timber and GI pole barn.(30ft max x30ft)

4. Steel portal framed six bay former cubicle shed with part concrete floor. (90ftx40ft)

5. Four bay open sided portal framed barn with adjoining side feed passage. (60ftx40 ft)

6. Two timber two bay pole barns.(30ftx30ft)

7. Timber framed barn, part stone built with granary and side stone steps, workshop, feed store and stabling.(70ftx35ft)

8. Timber and corrugated GI tractor shed.

9. Four bay steel portal framed cattle shed with front feed manger. (80ftx50ft)

10. Four bay steel portal framed cattle shed. (40ftx80ft)

11. Eight bay steel portal framed cattle shed with a side feed passage. (115ftx35ft)

12. Grade II Listed 17th and early 18th Century barn of timber frame (40ft max x70ft).

13. Open fronted stone wainhouse (50ftx20ft).

14. Grade II Listed C17 or early C18. Timber-framed three bay traditional hay barn (40ftx40ft max)

The Land

The land is in a ring fence to the south of the main farmyard with good roadside access. The land extends to approximately 158.47 acres (64.13 hectares) of grassland in good sized enclosures.

The majority of the land has either a mains or natural water supply and much has historically been used for growing arable crops.

The land is classified as Grade 2 and Grade 3 according to the former MAFF Land Classification Series. The soil type is described as a loamy clay soil with moderate to high fertility.

Countryside Stewardship

The property has previously been entered into a stewardship scheme but is currently not within any Stewardship Schemes. All of the land is within a Nitrate Vulnerable Zone.

We understand that there are earthwork remains of a ridge and furrow system to the south of field SO5459 9419.

Lot 2 - Brockmanton Bungalow and Land

Brockmanton Bungalow is an attractive detached three bedroomed bungalow with far reaching views and approximately 5.67 acres of land to the rear as shown outlined in green on the sale plan. The property is subject to an Agricultural Occupancy Condition. The property has double glazing throughout but would benefit from modernisation works.

The accommodation in more details as follows:

Entrance Hall with radiator leading to Lounge/Dining Room (6.93mx3.5m) with solid fuel burner

Kitchen (3.05m x 2.43m)

Bedroom One (3.5m x 3.42m)

Bedroom Two (3.42m x 3.12m)

Bedroom Three (3.42m x 2.43m) with radiator. Family Bathroom with wash hand basin, bath, low flush w.c. And airing cupboard.

The Land

The land extends to approximately 5.67 acres (2.29 hectares) of grassland located in a paddock to the rear of Brockmanton Bungalow. The land benefits from a mains water supply from the bungalow, hedge and fence boundaries and its own roadside access.

Agricultural Occupancy Restriction

The property is sold subject to an Agricultural Occupancy Condition, otherwise known as an agricultural tie. This requires that the occupier is employed in or retired from agriculture, forestry and horticulture.

Services

The property benefits from a mains water supply, mains electricity, solid fuel heating and private septic tank drainage.

Lot 3 - Agricultural Barn

There is a detached redundant stone Agricultural Barn extending to approximately 81m (871ft2) as shown outlined pink on the sale plan.

The building benefits from road frontage and could be used for storage by Lot 1 or Lot 2 or as a workshop/storage unit subject to planning permission and improvement works. No services.

The walls of the barn form the extent of the boundary except to the front which extends to the road. No further surrounding land available.

Lot 4 - 14.85 Acres of Land

The land is located to the north east of the main farmstead and extends to approximately 14.85 acres (6 hectares) as shown outlined yellow on the sale plan.

The land benefits from good roadside access off the Council maintained road and a metered mains water supply. The land is relatively flat and has a hedge and fence boundary.

The purchaser of Lot 4 will be required to
disconnect the mains water connection to the adjoining fields in Lot 2 and Lot 5.

Lot 5 - 5.63 Acres of Land

The land extends to approximately 5.63 acres (2.28 hectares) as shown outlined orange on the sale plan.

The land has good roadside access via a hardcore track over which the adjoining property Nunnery Cottage has a right of way over as shown hatched brown on the sale plan.

The purchaser of this Lot will be required to erect a stock-proof post pigwire and barbed wire fence to a contractors standard between points A-B. The purchaser of Lot 1 will have a right of way up to the cattle grid and into the gate to the west of the cattle grid for access to field pt 2151, etc.

Lot 6 - 14.12 Acres of Land

The land to the south west of Brockmanton Court outlined dark blue on the sale plan extends to approximately 14.12 acres (5.71 hectares) of grassland.

The land is in a ring fence and is currently split into three fields. The land benefits from good roadside access and a natural water supply.

Lot 7 - 5.68 Acres of Land

The land extends to approximately 5.68 acres (2.3 hectares) of grassland in a single field as shown outlined light blue on the plan.

The land is relatively flat and has a hedge and fence boundary. There is no water supply to this field.

The land has good road frontage with two access gateways. The land also benefits from a right of way over part of Pound House driveway as shown hatched orange on the sale plan.

Basic Payment and Stewardship

The land is registered with the Rural Payments Agency (RPA) on the Rural Land Register. The vendor has claimed and will retain the 2019 Basic Payment and the purchasers must indemnify the purchaser for any breaches of Cross Compliance or BPS rules for the remainder of the scheme year.

The purchasers of Lots 1, 4 and 6 will be required to purchase the associated entitlements at £120 plus VAT per entitlement.

The purchasers of Lots 2, 5 and 7 may purchase the associated entitlements at £120 plus VAT per entitlement by separate negotiation if required.

Tenure

The property is offered as Freehold and Vacant Possession will be available upon completion. All of the land is currently being temporarily grazed up until the date of completion. If the purchasers wish to continue these agreements after completion the graziers may be pleased to do so.

Overage

Lots 1 and Lot 3 are sold subject to an overage on future non-agricultural development. The overage will not apply to any planning permissions granted development or use in connection with agriculture, equestrian and forestry activities.

This overage will be effective for 10 years from the date of completion of the sale and will be payable on the implementation of planning permission (or disposal with planning permission) for such uses (excluding agriculture, forestry or equine use). The amount payable will be 20% of the net increase in value resulting from each consent.

Minerals, Sporting and Timber Rights

As far as we are aware these are owned by the Vendor and included in the sale.

Method of Sale

The sale is upon the kind instructions from G T Sayce & Son. Brockmanton Court is being offered for sale as a whole or in seven separate Lots by Formal Tender. A copy of the sale contracts and legal documentation is available from the Vendors' solicitors.

Prospective purchasers should carry out their own enquiries with Herefordshire Council and other Authorities before making an offer for the property. The Tender is legally binding. No further negotiations will be entered into after the Tender closing date.
The Vendors reserve the right to not accept the highest, or indeed any offer. The Vendors reserve the right to accept an offer prior to the tender date.

The Tender acceptance document should be signed by the proposed Purchaser(s) stating the proposed purchase price and should include a deposit cheque of 10% of the purchase price and completed Land Registry Identify Form (ID1). These are to be received at the office of Sunderlands, Offa House, St Peter's Square, Hereford, HR1 2PQ by Friday 15th November 2019 at 12 noon. Envelopes must be marked Brockmanton Court Tender'.

The deposit cheque should be made payable to Michelmores LLP'.

The Vendors will then confirm which (if any) proposed offer to purchase is acceptable to them and the Solicitors will then immediately effect an exchange of contracts with a completion date of Friday 13 December 2019 (or earlier by mutual agreement).

All unsuccessful bidders will have their deposit cheque returned and unsuccessful contracts and documentation will be destroyed.

Vendors Solicitors

Tender forms and Legal packs will be made available from:

Tom Hyde
Michelmores Solicitors
Broad Quay House, Broad Quay,
Tel: 0117 906 9306 / 9302
E: tom.hyde [at] michelmores.com

Wayleaves, Easements and Rights of Way

The property is sold subject to and with the benefit of all Easements, Wayleaves and Rights of Way both declared and undeclared.

Plans, Areas and Schedules

The land measurements are largely based on those used by the Rural Payments Agency but are to be used only as a guide. The purchaser shall be deemed to have satisfied themselves as to the description, land measurement, extent and boundaries of the property. It is for prospective purchasers to check and satisfy themselves to the exact measurements of the land.
Any error or mis-statement or incorrect measurement shall not annul the sale or entitle any party to compensation in respect thereof.

Asbestos and Contaminants

The Vendors and their Agents accept no liability for any asbestos or other contaminants on the property.

Viewing

Viewing days for Lots 1 & 2 have been tentatively arranged for Wednesday 18th September, Thursday 26th September, Tuesday 1st October and Thursday 10th October 2019, other dates by arrangement. Lots 3-7 are by appointment only. To view any of the Lots please make specific appointments with the Agents Sunderlands on 01432 356161 (Ref David Thompson or Katie Poulter).

Directions

From Leominster, take the A44 north east towards the A49 at the roundabout take the third exit signposted Hereford/Worcester continue along the A49 at the roundabout take the first exist signposted Bromyard. After approximately 2.3 miles take a left signposted Hatfield/ Pudleston continue along the road for approximately 1 mile then take a right signposted Brockmanton. Continue straight along this road then bear right around the bend where you will see Brockmanton Court Farm on the right hand side.

Important Notice

These particulars are set out as a guide only. They are intended to give a fair description of the property but may not be relied upon as a statement or representation of facts. These particulars are produced in good faith but are inevitably subjective and do not form part of any contract. No persons within Sunderlands have any authority to make or give any representation or warranty whatsoever in relation to the property.

Inconsistency

In the event that there is any variance between these Sales Particulars and the Contract of Sale then the latter shall apply.

None of these statements contained in these particulars are to be relied upon as statements or representations of fact. These particulars are not an offer or contract or part of one. Floor plans are provided for guidance as to the layout of the property only. Room sizes and measurements are approximate only. Please note we have not tested the equipment, appliances and services in the property and interested parties are advised to commission appropriate investigation before formulating their offer.

Sunderlands are a member of the ‘Ombudsman for Estate Agents Scheme’ and therefore adhere to their Code of Practise. A copy of the Code of Practise is available on request.

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