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32.32 acres, Boraston, Tenbury Wells, WR15 8LH, Worcestershire
For Sale - £500,000

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Lower House Farm, Boraston, Tenbury Wells, Worcestershire, WR15 8LH
An amazing opportunity to acquire a charming grass farm set on the edge of a desirable and historic village. Grade II* Listed late 16th Century Farmhouse for restoration, ranges of traditional and modern farm buildings with development potential, and rolling pastureland - about 32.32 acres, 13.078 hectares. EPC Not Required.
For Sale by Public Auction on Thursday, 22nd May 2025 at 6.00pm at Nash Village Hall, Nash, Ludlow, SY8 3AL (Subject to the Auction and General Conditions of Sale) - Auction Guide Price: £500,000.

APPROXIMATE DISTANCES (MILES)
Tenbury Wells – 2,
Cleobury Mortimer – 6.5,
Ludlow – 9.5,
Bewdley - 14,
Worcester – 22.5,
Hereford – 25,
Birmingham – 36,
Shrewsbury – 37.

DIRECTIONS
From Teme Street, Tenbury Wells head north over Teme Bridge and turn right onto the A456 in the direction of Kidderminster. Proceed for 1.2 miles and just before The Peacock Inn turn left signed Boraston and after 0.7 mile in the village the drive to Lower House Farm will be found on the right-hand side next to the village green and red telephone box as indicated by a Nick Champion 'For Sale' board.
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SITUATION
Lower House Farm is situated in Shropshire on the border with Worcestershire with the Corn Brook forming both the farm and the county boundary. The farmhouse, which is approached off the village green, nestles within the village Conservation Area and enjoys an open outlook across the glorious rolling countryside of the Teme Valley.

Boraston is an historic village noted in the Domesday Book and has a 13th Century church with Norman features and several historic buildings protected by the village Conservation Area. The Peacock Inn is within walking distance, whilst the market town of Tenbury Wells, christened the 'little town in the orchard' by Queen Victoria offers a range of shops and services, as does nearby historic Ludlow. Private preparatory schools in the locality include Moor Park, Lucton and The Elms.

The M5/M42 motorway network is about 35 minutes away and local west country rail services are available at Leominster and Ludlow with intercity connections from Worcester to London Paddington and from Droitwich/Kidderminster via Birmingham New Street to Birmingham International Airport and London Euston.

DESCRIPTION
Lower House Farm comprises of a truly historic and charming Grade 2* Listed part black and white timber framed farmhouse originating from circa 1571 and extended in the 17th and 19th Centuries and what you see today is part of what was a larger manor house partially destroyed by fire in the latter part of the 19th Century. Evidence of its earlier 19th Century appearance prior to the fire is contained within a watercolour painted by the Hon. Harriet Rushout in 1844 as reproduced herein. The farmhouse requires sympathetic restoration to preserve and enhance what should be a fine family home.

Oliver Cromwell is reputed to have stayed in Lower House Farm before the Battle of Worcester in 1651 as parliamentarian forces were being mustered close by on the banks of the River Teme just a mile or so away to the south. The farm may originally have been the property of the Earls of Shrewsbury, and the house features three original wall mounted heraldic shields of rampant lions.

Lower House Farm includes extensive ranges of traditional and modern farm buildings offering valuable redevelopment potential (subject to planning) including a substantial brick and stone hop kiln/cider house and granary/wainhouse range, a large, detached timber framed threshing barn and several modern steel framed farm buildings with Class Q potential. The farmstead enjoys fine views out across rolling pastoral countryside and the farm's land which runs down to the Corn Brook a tributary to the River Teme.

FARMHOUSE
The farmhouse is set over three floors with a cellar under part and requires restoration throughout. Front door to entrance hall with dining room and panel divide to form a sitting room with feature original wall mounted heraldic shield of a rampant lion. Inner hall through to back door entrance and yard. Steps from hallway down to the cellar (caution) and doors to a parlour and to a kitchen/scullery. Stairs from between the kitchen and hall rise to the first-floor split level landings off which there are four bedrooms, one of which features a pair of wall mounted heraldic shields of rampant lions, also a storeroom, a bathroom and separate WC. A second staircase rises to a fully boarded attic room.

The farmhouse is approached off the farm drive through a part walled rear garden with a well. A pedestrian gate opens onto a small courtyard flanked by domestic outbuildings. Side and front gardens encircle the house on three sides. Brick and weatherboarded Garage (18' x 16'9") and informal parking.

FARM BUILDINGS
Set to the north-east of the farmhouse are extensive ranges of traditional and modern farm buildings mainly grouped around the central driveway and include:
- 6 bay traditional timber frame and weatherboarded Threshing Barn and Cowhouse range (87'6" x 20') with loft over parts and flagstone floor to one bay.
- Attached 2 bay timber and weatherboarded Calf Shed (20' x 15').
- Brick and part weatherboarded Wainhouse (18' x 16').
- 3 bay steel framed Dutch Barn (44'6" x 21') and lean-to (15'6").
- 3 bay steel framed Cattle Shed (45' x 30'), concrete floor.
- 3 bay steel framed Cattle Shed (45' x 30'), concrete floor, manger/trough and lean-to covered feed passage (6').
- 2 bay steel framed Cattle Shed/Workshop (30' x 20'), concrete floor and Cattle Shed extension (30' x 31'6"), concrete floor.
- Nissen poultry/storage/lambing hut.
- Traditional brick and clay tile roof Granary/Wainhouse (35' x 21'), external steps to loft and an attached stone and clay tile/slate roof Hop Kiln/Cider House (36'x 18'8") with part of a cider press dated 1740 and external steps to loft.

LAND
The Grade 3 ring fenced pastureland is divided into several paddocks and is accessed either off a track from the village green or via the farm drive. The land gently slopes down to the Corn Brook on the eastern flank (see plan) and is also fed by spring water to field troughs.

SERVICES
Mains water and electricity.
Private drainage. Spring water.

LOCAL AUTHORITY
Shropshire Council - Tel: 0345 678 9000
Council Tax Band E

ENERGY PERFORMANCE CERTIFICATE
No EPC – Listed Building Exemption.

HISTORIC ENGLAND
Lower House Farm - Grade II* Listed
List Entry Number: 1383412
https://historicengland.org.uk/listing/the-list/list-entry/1383412

TIMBER, SPORTING AND MINERAL RIGHTS
So far as they are owned these are included in the sale.

COUNTRYSIDE STEWARDSHIP/SFI
The farm is not in a Countryside Stewardship scheme or Sustainable Farming Incentive agreement.
Rural Payments Agency – Tel: 03000 200 301

NITRATE VULNERABLE ZONE
The farm is not in a Nitrate Vulnerable Zone.

EASEMENTS, WAYLEAVES AND RIGHTS OF WAY
Public footpaths cross over the farm. Applicants are advised to clarify matters relating to easements, rights of way, wayleaves etc. with their Solicitor and/or Surveyor.

PLAN AND BOUNDARIES
The plan reproduced within these particulars is based on Ordnance Survey data and is provided for illustration purposes only. It is believed to be correct, but its accuracy is not guaranteed. The Purchaser should be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the Vendors nor the Vendors' Agents will be responsible for defining boundaries or the ownership thereof.

PLANNING
Applicants are advised to make their own enquiries as to the planning potential specific to their own requirements.

PLANNING UPLIFT
No overage will apply to this property sale.

STRUCTURAL AND TOPOGRAPHICAL SURVEYS
A Structural Report prepared by Frank Haywood and Associates and a Topographical Survey are available by e-mail upon request.

FIXTURES & FITTINGS
Only those mentioned in the particulars are included in the sale; all other items are excluded.

CONDITIONS OF SALE
The property will unless previously withdrawn, be sold subject to the Common Auction Conditions (4th Edition, 2018) and the Special and General Conditions of Sale which have been settled by the Vendors' Solicitors. These Conditions are available on request by email from the Vendors' Solicitors and may also be inspected in the Saleroom prior to the time of the sale, but they will not then be read. The Purchaser will be deemed to bid on the terms contained in the Conditions and shall be deemed to have purchased with full knowledge thereof, whether or not they shall have read the said Conditions.

TENURE, EXCHANGE OF CONTRACTS AND COMPLETION
Freehold, with vacant possession on completion, which is set for Thursday, 17th July 2025 (subject to variation by agreement). The successful Purchaser (or their Agent) will be required to sign the contract of sale immediately after the auction and pay a 10% deposit by debit card or by cheque or bankers draft payable to Norris and Miles Solicitors.

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS (INFORMATION ON THE PAYER) REGULATIONS 2017
To comply with the Regulations, the Purchaser(s) will be required to provide proof of ID and address on the fall of the hammer and provide details and evidence of funding for the purchase. We recommend a current signed passport/current UK photocard driving licence as proof of identity and the most recent council tax bill or utility bill (not mobile phone bill) or bank statement as proof of address. For further clarification please contact the Agent.

BUYER'S ADMINISTRATION FEE AND REGISTRATION
All bidders must pre-register with the Auctioneer, provide proof of ID and address and details and evidence of funding and collect a bidding number in the Saleroom. The successful Purchaser will be liable to pay a Buyer's Administration Fee of 1.2% inclusive of VAT of the sale price with a minimum charge of £6,000 inclusive of VAT to Nick Champion Limited on the fall of the hammer.

INTERNET BIDDING AND PROXY BIDDING
No internet bidding is available. Bidders may appoint a proxy to bid on their behalf (for example, the Auctioneers, an Agent or a Solicitor) and should request a proxy bidding form in advance from Nick Champion.

VENDORS' SOLICITORS
Norris and Miles Solicitors
6 Market Square, Tenbury Wells, WR15 8BW
Contact: Nick Walker
Tel: 01584 810575 E-mail: post@norrismiles.co.uk

AUCTIONEER
Nick Champion – FNAEA, FNAVA
Nick Champion Limited, 16 Teme Street, Tenbury Wells, Worcestershire, WR15 8BA
Tel: 01584 810555 E-mail: info@nickchampion.co.uk

VIEWING
Strictly by prior appointment with the Sole Agent: –
Nick Champion

RESERVE PRICE
The property will be offered with a fixed reserve of £500,000 (subject to the Conditions of Sale and to the Vendors' sole rights to sell or amend prior to sale).

To view all of our properties for sale and to let go to:-
www.nickchampion.co.uk

PHOTOGRAPHS TAKEN: 20th March 2025
PARTICULARS PREPARED: April 2025