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194.74 acres, Binweston, Worthen, Shropshire
Sold (STC) - Sale by Tender £1,800,000

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BROOK HOUSE FARM    Brook House Farm is an attractive and productive arable and grassland farm. The property includes a Grade II listed, four bedroom farmhouse, together with a range of modern and traditional farm buildings (with conversion potential subject to planning consent), and approximately 194.74 acres of Grade 3 productive arable and grassland with some dispersed woodland areas.

.    The property offers prospective purchasers the opportunity to purchase a farmstead which requires complete renovation, which may have development potential for alternate uses, such as residential, commercial, or tourism etc, subject to obtaining consent.

.    Brook House Farm is considered not only to be suitable to deliver conventional livestock and arable enterprises but also provides an opportunity to capitalise upon the natural assets of the holding and deliver environmental benefits. The farm benefits from a plethora of biodiversity in the form of permanent pasture, mature woodland, trees, hedgerows and watercourses which may provide opportunities including mitigating carbon in the future.

.    Brook House Farm is situated within a scenic area of West Shropshire, close to the English/Welsh border. The nearby market town of Welshpool provides a range of shops, schools and services and historical sites, including Powis Castle and the Montgomery Canal.

.    The property is for sale as a whole, or in four lots by Informal Tender. Tenders close at Friday 14th April 2023 at 12 noon.

LOT ONE – FARMHOUSE, FARM BUILDINGS AND APPROX. 11.18 ACRES (4.52 HECTARES)    Brook House Farmhouse is a 17th century brick and timber frame, Grade II listed farmhouse with later additions which is situated within the farmstead. The dwelling forms the perfect project for those searching for a complete renovation and refurbishment opportunity.

.    The brick farmhouse is under a slate roof with single glazed timber framed windows and is serviced by private spring water, mains electricity, telephone and foul drainage is to a private septic tank. The private water supply is untested. The property requires complete renovation.

.    Lot 1 offers excellent prospects as a country house, development opportunities, small holding or for equestrian use. The internal accommodation is more particularly described as follows;

Front Door to Hallway 16'1" x 6'11"max (4.9m x 2.1mmax). providing access to

Lounge 15'11" x 13'10" (4.85m x 4.22m). with an open fire complete with tile surround, a window to the front elevation and timber floor.

Reception Room 15'10" x 13'4" (4.83m x 4.06m). with a large fireplace, exposed timbers, a fitted cupboard and a window to the front elevation.

Reception Room 18'2" x 11'10" (5.54m x 3.6m). with a window to the side elevation and an external door to the rear elevation.

Dining Room 18'5" max x 12'7" (5.61m max x 3.84m). with exposed timbers, open fire, storage cupboard, quarry tile floor and a window and external door to the rear elevation.

Kitchen 17'2" x 14'3" max (5.23m x 4.34m max). with quarry tile floor, fitted sink unit, exposed timbers, window to the rear and side elevations and an external door to the front and side elevations. From the Kitchen, stairs rise to the first floor.

Toilet 5'7" x 3'8" (1.7m x 1.12m). with WC, sink and external door to the side elevation.

Pantry 11'5" x 4'4" (3.48m x 1.32m). with window to front elevation and fitted shelving.

.    From the Hallway, a door leads down to the cellar. Meanwhile, the main staircase rises to the first floor landing giving access to;

Double Bedroom 17'5" x 11'11" (5.3m x 3.63m). with a window to the side elevation.

Double Bedroom 15'3" x 6'4" (4.65m x 1.93m). with a window to the side elevation.

Bathroom 14'10" x 9' (4.52m x 2.74m). with fitted bath, toilet and sink with a window to the rear elevation. A door leads through to

Dressing Room 18'3" x 5'9" (5.56m x 1.75m). with exposed timber and a window to the rear elevation.

Double Bedroom 14'2" x 8'11" (4.32m x 2.72m). an open fire complete with tile surround, fitted cupboard and a window to the front elevation.

Double Bedroom 16'2" x 13'11" max (4.93m x 4.24m max). with window to the front elevation and a fireplace.

OUTSIDE    Externally, the house is accessed from the farmyard. To the front elevation, is a small lawn area.

WATER SUPPLY    The purchasers of Lot 1 will have a right to the private water supply situated in Lots 2 and 3 in perpetuity to supply Lot 1 with water. The purchasers of Lot 1 will have a right over Lots 2 and 3 to repair, maintain or upgrade the waterpipe network and apparatus for this purpose where necessary. There is no guarantee for the quantity, quality or reliability of the existing water supply system.

BUILDINGS & FARMSTEAD    The farmstead comprises of a combination of traditional and modern buildings. The buildings offer accommodation for livestock, machinery and fodder storage. The farm buildings may have potential for alternative use, subject to local planning permission.
The buildings are more particularly described as follows;

63ft x 18ft traditional red brick two storey granary    under a slate roof, attached to the farmhouse. The building has an external brick staircase leading to the first floor. Internally the building has part concrete floors and exposed timbers in part.

25ft x 10ft part open fronted former cartshed    of red brick and timber frame construction under a slate roof with part concrete floor.

45ft x 18ft and 85ft x 22ft L shaped traditional red brick and timber frame building    under a slate roof with later stone and brick extensions with slate roof in part.

20ft x 30ft and 36ft x 15ft L shaped stone building    under a part slate and part corrugated iron roof and open fronted in part.

90ft x 20ft opensided dutch barn

Adjoining the above, 90ft x 30ft steel portal frame building    with concrete block walls and corrugated iron cladding above to the north elevation, and open sided to the remaining elevations.

LAND    The land is situated within a ring fence around the farmstead and extends to approximately 11.18 acres. The land is level pasture land and is divided into conveniently sized enclosures providing grazing for livestock. The property is bound by mixed species hedges or post and netting fencing with internal hedges and fencing in part. The land has good access from the farmstead and is classified by Defra as Grade 3.

LOT TWO – 72.12 ACRES (29.19 HECTARES)    A productive block of level and gently sloping arable and grassland which extends to approximately 72.12 acres (29.19 hectares). The land is within a ring fence and bound by hedge and fence boundaries and accessed via a right of way through Lot 1 as shown orange on the sale plan. Within Lot 2 is approximately 5.92acres of mature woodland. The land benefits from natural water via the Weston Brook which dissects Lot 2.

LOT THREE – 45.45 ACRES (18.39 HECTARES)    A productive block of gently sloping arable and grassland which extends to approximately 45.45 acres (18.39 hectares). The land is bound by hedge and fence boundaries and has roadside access. The land benefits from natural water via the Weston Brook along the northern boundary.

LOT FOUR – 65.99 ACRES (26.70 HECTARES)    A productive block of level grassland which extends to approximately 65.99 acres (26.70 hectares). The land is accessed via a public footpath via points A to B as shown on the sale plan. There is a third party right of way across part of Lot 4, to the parcel of land in the centre of Lot 4, which is owned by a third party.

.    The land is bound by hedge and fence boundaries and benefits from natural water via the Weston Brook which dissects the property. The land may have cropping potential, subject to any necessary consents. The land may lend itself to environmental, natural capital and carbon off setting uses.

TIMBER    Any standing timber is included in the sale.

BASIC PAYMENT SCHEME    The land is registered with the Rural Payments Agency for Basic Payment purposes.   The land is situated in the Non SDA region of England for Basic Payment purposes. No Basic Payment Entitlements will transfer with the sale of this property.

ENVIRONMENTAL STEWARDSHIP    None.

INGOINGS    The land is sold free from ingoings.

SERVICES    Lot 1 – We are informed Lot 1 is connected to private water, electricity, telephone and foul drainage is to a private septic tank. The private water supply is untested.

TENURE    We have been informed that the property is freehold. Vacant possession will be given on completion.

FIXTURES AND FITTINGS    Those items mentioned in the sale particulars are included in the freehold sale. All other fixtures and fittings and furnishings are expressly excluded.

EASEMENTS, WAYLEAVES AND RIGHTS OF WAY    A public bridleway crosses Lot 2 in part. Additionally, there is a public footpath which crosses Lots 2, 3 and 4.
If sold separately, Lot 2 will be granted a right of way for all purposes through the farmyard contained within Lot 1 as shown orange on the sale plan.

.    Lot 4 is accessed via a public footpath via points A to B, as shown on the sale plan. There is a third party right of way across part of Lot 4, to the parcel of land in the centre of Lot 4, which is owned by a third party.
The property is offered subject to, and with the benefit of, any rights-of-way both public and private, all wayleaves, easements and other rights whether or not specifically referred to.

TOWN AND COUNTRY PLANNING    The property is offered subject to any development plans, tree preservation orders, ancient orders, public rights-of-way, town planning schedules, or resolutions which may be or may come into force. The purchaser(s) will be deemed to have full knowledge of these and have satisfied themselves as to the effects such matters have on the property.

FUTURE DEVELOPMENT    The vendors will retain an overage clause for future development outside of agricultural or equestrian use over the buildings within Lot 1. The vendor will retain a 50% overage clause on the uplift in value of the buildings for future outside of agricultural or equestrian use for a period of 25 years, activated on the granting of planning consent.

AUTHORITIES    Shropshire Council: 0345 678 9016
Rural Payment Agency: 03000 200 301

PLANS, AREAS AND SCHEDULES    These are based on Ordnance Survey and are for reference only. They have been checked and compiled by the vendor's agents and the purchaser(s) shall be deemed to have satisfied themselves as to the description of the property. Any error or misstatement shall not annul a sale or entitle any party to compensation in respect thereof.

BOUNDARIES, ROADS AND FENCES    The purchaser(s) shall be deemed to have full knowledge of the boundaries and neither the Vendor nor the Vendors agents will be responsible for defining the boundaries or ownership thereof.

PRICE GUIDE    Lot 1: Offers in the region of £375,000

.    Lot 2: Offers in the region of £500,000

.    Lot 3: Offers in the region of £325,000

.    Lot 4: Offers in the region of £600,000

HEALTH AND SAFETY    The agents advise all prospective purchasers when viewing the property to take due care. No viewing is to take place of any of the buildings except when accompanied by a representative of the agent.

VIEWING    Strictly by appointment through the selling agents.
Viewing days by arrangement only.

SOLICITORS    Harrisons LLP, 30 Broad Street, Welshpool, SY21 7RR
Mrs Hannah Livesey Tel: 01938 530847
Email: hannahlivsey@harrisonsllp.com

DIRECTIONS    From Welshpool; Proceed south on the A485. Cross the roundabout, and continue onto the A490. Turn left signposted towards Chirbury. Continue on the A490 before turning left signposted towards Marton. Proceed along the road for approximately 4 miles. Turn left towards Binweston, and continue along the road until the property can be found immediately in front as indicated by the agents For Sale boards. Lot 4 is situated approximately ½ a mile from the main farmstead. Follow the above directions, but instead of turning left to Binweston, continue along the road for approximately 250m, the footpath can be found on the right hand side, as indicated by the agents directional boards.

.    From Shrewsbury;
From the A5, proceed west on the B4386 towards Westbury. Continue along the B4386 for approximately 15 miles, passing through Westbury and Worthen. Approximately 1.5 miles after Worthen, the footpath leading to Lot 4 can be found on the left handside as indicated by the agents directional boards. The remainder of the property can be found by continuing along the road for approximately ½ a mile, before turning right towards Binweston. Follow the road until the property can be found immediately in front as indicated by the agents sale boards.

METHOD OF SALE    The property is offered for sale as a whole, or in four lots, by Informal Tender (unless previously sold). Informal tenders are to be received in writing at either of the joint agents office on the prepared documentation no later than midday on Friday 14th April 2023.

.    Envelopes containing tenders are to be marked "Private & Confidential Tender for Brook House Farm, Binweston". Tenders to be delivered to McCartneys LLP, 54 High Street, Kington, Herefordshire, HR5 3BJ and marked for the attention of Gareth Wall or; Morris, Marshall & Poole, Buttington Cross, Buttington, Welshpool, Powys, SY21 8SR and marked for the attention of Richard Evans.

.    The Vendor reserves the right not to accept the highest, or indeed, any offer. The Vendor reserves the right to accept offers prior to the tender date.

JOINT AGENTS ADDRESS    McCartneys LLP, 54 High Street, Kington, Herefordshire, HR5 3BJ Telephone: 01544 230316
Morris, Marshall & Poole, Buttington Cross, Buttington, Welshpool, Powys, SY21 8SR
Telephone: 01938 552371

IMPORTANT NOTICE    McCartneys, for themselves and for the Vendor of this property and any joint agents give notice that;

.    1. These particulars are intended for guidance only. They are prepared and issued in good faith and are intended to give a fair description but do not constitute part of an offer or contract. Any information should not be relied on as statement or representation of fact or that the property or its services are in good condition.

.    2. McCartneys have not made any investigations into the existence or otherwise of any issues concerning pollution and potential land, air and water contamination, the purchaser is responsible for making his/her own enquiries in this regard.

.    3. Neither McCartneys nor any of their employees have authority to make or give any representation or warranty whatsoever in relation to the property.

.    4. The images show only certain parts and aspects of the property at the time they were taken/created. Any areas, measurements or distances given are approximate only. Any plans are for identification purposes only.

.    5. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations or other consents have been obtained. An intending purchaser must verify these matters. Potential purchaser(s) should not rely upon the use stated in these particulars and should check their proposed use with the relevant planning authority to ensure it is permitted. The Vendor's solicitors will confirm all access and legal issues regarding the property.