4 bedroom house

An attractive mixed farm with a detached 4 bedroom farmhouse, arable and pasture land within a ring fence in an elevated position with a range of 17,180 sq ft of useful general-purpose buildings suitable for a variety of uses (subject to planning)Extending to approximately 97.14 acres (39 ha).

Situation
Navigation Farm is situated on Longdown Lane between the villages of Willoughby and Barby on the Warwickshire and Northamptonshire border. Rugby is 5 miles to the north with a good range of everyday services, amenities and educational facilities as well as a main line railway station with access to Birmingham in the north and London (approximately 1 hour) to the south. Daventry is approximately 6 miles to the south and Northampton (also with a mainline railway station) is 20 miles to the east.

The A5, M1 junction at Crick is approximately 3 miles to the north with the M6/A14 Catthorpe interchange approximately 6 miles to the north.

London is approximately 83 miles to the south via the M1 or M40 and the centre of Birmingham is approximately 40 miles to the north west via the M6.

The property is shown on the location plan.

Description
Navigation Farm is a ring fenced residential, pasture and arable farm with a useful range of general purpose buildings suitable for a variety of alternative uses (subject to planning). The farm stands in an elevated position but is conveniently located close to midlands conurbations, motorway and transport links.

The farm extends to about 97 acres in all and shown on the plan edged red and is described below.

Farmhouse
The farmhouse is a detached brick farmhouse under a tiled roof with south facing gardens to the rear. The house, which is subject to an Agricultural Occupancy Condition, extends to about 2,596 sq ft (241 sq m).

The accommodation is shown on the floorplan and comprises:

Farmhouse
Ground Floor:
Double Garage
Utility
Study
Recently refitted Dining Kitchen
Hallway
Dining Room
Sitting Room

First Floor:
Main Bedroom with En-suite and cupboards
Bedroom 2 with cupboards
Family Bathroom
Bedroom 3 with cupboards
Bedroom 4

The Property is approached via a hardcore and gravel driveway and parking area to the front of the house. Lawned gardens lie to the west and south enclosed by mature hedgerows and fence boundaries.

Farm Buildings
The farm buildings are shown on the numbered inset plan and the detailed plans. They extend to 17,180 sq ft (1,596 sq m) and have a separate access off the
highway to a hardcore and concrete yard. In addition to a detached Garage and Workshop the briefly comprise:

1. Cattle Handling Facilities (NB. Crush not included)
2. Enclosed General Purpose steel portal frame shed
3. Livestock shed
4. Livestock shed
5. Steel frame Feed shed
6. Steel portal framed Livestock shed
7. Open fronted Dutch Barn & steel frame Straw shed
8. General Purpose steel frame shed
9. Open fronted steel portal frame Cattle Yard

Land
The land is contained within a ring fence and is a mixture of arable and pasture land in 10 fields enclosed by mature hedgerows and stockproof fencing. The
pasture land benefits from water troughs and both internal field gate access and access off the hardcore track that leads to the barn. The land is classified as Grade 3 and the soil described as a slowly permeable, slightly acid but base-rich loam and clay soil.

Schedule of Acreages
Field No. Description AcresHectares
House 0.33 0.13
Buildings and Yard 1.02 0.41
SP5368 2054Arable 16.73 6.77
SP5268 9852Pasture 7.49 3.03
SP5268 8841Pasture 0.42 0.17
SP5268 7832Pasture 13.41 5.43
SP5368 0134Arable 8.95 3.62
SP5368 2632Pasture 10.98 4.44
SP5368 2515Pasture 4.75 1.92
SP5368 0414Arable 10.49 4.25
SP5268 8808Arable 12.72 5.15
SP5267 8190Pasture 8.47 3.43
Tracks 1.38 0.56
Total 97.1439.31

Tenure & Possession
The property will be sold freehold with vacant possession given upon completion which will be set for no sooner than Friday 27th October March 2023. The vendor reserves the right to hold over and harvest the current arable crop.

Entitlements
The land is registered to receive payment under the Basic Payment Scheme and a claim will be submitted for the 2023 scheme year by the vendor and this payment will be retained.

The vendor will transfer 39 entitlements to the purchaser following completion and in line with the RPA rules and guidelines at the time.

An indemnity clause will be included within the sales contract to protect the vendor/occupier from any breaches of cross compliance between completion and 31st December 2023.

Ingoing Valuation
Should the vendor decide not to harvest the current arable crop then the purchaser would be expected to pay an ingoing valuation for the purchase of the growing crop. Full details will be supplied if appropriate.

Services
Mains water (Anglian) is connected to the property via a supply down Longdown Lane from the village of Barby where the meter is located. The Barn & an adjoining landowner share this supply and pay for water consumed measured by sub-meters. Drainage is via a private system and mains electricity is connected. There will be an additional two sub-meters connected following completion.

The purchasers should make their own enquiries as to availability and adequacy of the services.

Planning
The property was constructed in 1987 and is subject to an Agricultural Occupancy Condition. The property must be occupied by someone mainly employed or lastly employed in
agriculture or a dependent or widower of such person.

Any purchaser wishing to satisfy themselves as to whether or not they qualify for the Occupancy Condition must speak to Rugby Borough Council although an opinion can be
given by the agent.

Plan, Area & Description
The property is sold as Title Numbers WK470756 & WK305871.

Please note field numbers quoted may not match the RPA field numbers and a plan is for identification purposes only.

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 and misdescriptions.

Boundaries and Fencing
Boundary ownership is shown on the plan as an inward marked T on the plan.

Development Uplift
The agricultural land will will be sold subject to a development uplift clause which will reserve 30% of any increase in value due to any non-agricultural equestrian development that takes place within a period of 30 years from the date of sale. The buildings will be subject to an uplift if they obtain change of use into residential accommodation only.

These clauses will be triggered either upon the implementation of a planning consent or the sale of the property following planning consent. For the avoidance of doubt any agricultural buildings or stables or equestrian facilities constructed would not trigger the clawback clause.

Rights of Way Etc.
The barn conversion to the southeast of the farm benefits from a right of way over the track off Longdown Lane for access and service connections to the property.

Save for the shared water pipes, it is not believed that there are any other rights of way, wayleaves or easements that affect the property whether disclosed or not.

EPC Rating
Navigation Farm has an EPC rating of D with a potential of C.

Council Tax
Navigation Farm is within Council Tax Band F and the amount payable is £3,145.52.

Local Authority & Utility Companies
Rugby Borough Council Tel. 01788 533 533
Anglian Water Tel. 03457 919 155
Western Power Tel. 0800 096 3080

Sporting, Timber & Mineral Rights
All rights are believed to be held with the freehold owner and will be included within the sale.

Method of Sale
The property is offered for sale by private treaty as a whole and any interested party should submit their unconditional offers to the Agent’s Rugby Office.

Lotting
The vendor reserves the right to offer the property for sale in any other order than that described in these particulars, subdivide, amalgamate or withdraw the property from sale without prior notice.

Fixtures & Fittings
Only those items specifically mentioned in the sales particulars are included within the sale or the items are specifically excluded.

Vendors Solicitors
Kate Austin, Arnold Thomson Solicitors, 203-205 Watling Street West, Towcester, NN12 6BX.

Viewing
Viewing is strictly by appointment by contacting Tim Howard or Charlie Morton on 01788 564680 or email rugrural@howkinsandharrison.co.uk. Please note this is working arable and livestock farm therefore appropriate health and safety advice and security measures must be taken.

WhatThreeWords
Using the WhatThreeWords app the following will take you to the drive entrance: ///dusted.lads.approach